Gaza: Humanitarian Situation

Lord Ahmad of Wimbledon Excerpts

Thursday 8th February 2024 Lords Chamber

[The Minister of State, Foreign, Commonwealth and Development Office (Lord Ahmad of Wimbledon) (Con)]

My Lords, I thank the noble Baroness, Lady Hussein-Ece, for initiating this vital, timely and extremely important debate, and all noble Lords for their insightful contributions. The debate has been sombre in tone, and emotions are high. Equally, the quality of those 60-second contributions has shown the insight that your Lordships’ House provides.

I was very touched by and agree with the speech of the noble Lord, Lord Alderdice. I thank him for his insights, and thank many others across the House for providing me, as a Minister at this most challenging time, with their own valuable experience and insights into the British Government’s position. I share in his call for our common humanity. As a Muslim, I am reminded of the verse of the Holy Koran which says: “That person who saves the life of a single soul is akin to the person saving all humanity. That person who takes the life of an innocent soul is akin to the person taking the life of all humanity”. For those who claim to act in religion, as Hamas does, we must look at the fundamentals. Not just the Muslim world but any like-minded thinking person with humanity at their core should reject its activities outright.

I thank all noble Lords for the poise and detail they have provided. My noble friend Lord Frost was correct. He mentioned the article about other countries. I remember watching a hockey match at my son’s school when the Israeli ambassador called me, as those events unfolded. The United Kingdom’s friendship with Israel means that we have been able to make representations at the highest level.

Many noble Lords, including my noble friend Lady Noakes and the noble Lords, Lord Turnberg and Lord Mitchell, reminded us of what started this crisis. Four months since Hamas carried out the worst terror attack in Israel’s history, Hamas continues to hold more than 130 hostages. I noted what my dear noble friend Lord Pickles said about the hostages; I echo his call. I met with my right honourable friend the Prime Minister once again some of the hostages’ families. I know all noble Lords across the House share their call for peace and security, but more importantly the return of their loved ones.

As we look across the situation in the Middle East, in Israel, Gaza and the West Bank, it is clear that ordinary people are suffering. Palestinian civilians are facing a devastating and growing humanitarian crisis; indeed, it is unfolding before our very eyes. In relation to the diplomatic engagements that the noble Lord, Lord Collins, raised, I know my noble friend the Foreign Secretary has visited 12 countries in the last seven weeks. I have been with him on some of those visits; I was at the UN and have just returned from the UAE, and I am embarking again on a visit to the region very shortly. This underlines the focus and priorities, and I thank my noble friend Lady Warsi for recognising that we are trying to ensure that our diplomatic energies are fully focused.

The number of people killed in Gaza runs, as we have heard, into their thousands. It is a real recognition that the people suffer most, as was referred to by several noble Lords. The noble Baroness, Lady Gohir, pointed out that it is often women and children—the tragedy in Gaza is no different.

The noble Baroness, Lady Hussein-Ece, asked about Britain’s position on Gaza. We remain focused and have been consistently clear; I have made a Statement to that effect, about the status of the Occupied Palestinian Territories, including Gaza. Yes, Israel is a state, and it has obligations in this respect, and we make that point consistently. Indeed, my noble friend the Foreign Secretary did so on his recent visit to Israel, where he met the Prime Minister and a number of people within the Israeli war cabinet.

Several noble Lords, including the noble Lords, Lord Wood and Lord Hussain, and the noble Baroness, Lady Bennett, rightly raised the issue of UNRWA. Let me be very clear: it was not from Israel—the first call I received when I was here in the debate on Ukraine was from the head of UNRWA himself, telling me that the organisation had received the report and taken actions. Noble Lords asked about the suspension of funding; of course, we want to ensure any resumption of funding is based on the satisfaction that such individuals cannot be employed by UNRWA again. It damages not just the organisation but the UN as a whole, and that is why the Secretary-General has initiated this review. We are working closely with the United Nations in thisrespect.

In addition to the rising death toll, there are of course many injured people, as the noble Baroness, Lady Bennett, reminded us. An estimated 1.7 million people are now internally displaced; more than 1 million people—over half of Gaza’s population—are packed into the southern region of Rafah, which previously had a population of just 280,000. Meanwhile, the World Food Programme has stated that nine out of 10 people in Gaza may be living on less than one meal a day, and only 14 of 36 hospitals are partially functioning, without enough medicines or specialised staff, with many working to 300% of their capacity. The UN reports that since 11 October, the Gaza Strip has been under an electricity blackout after the Israeli authorities cut off the supply, and fuel reserves for Gaza’s sole power plant were depleted. Let me assure all noble Lords that of course we raise these issues directly with Israel and ask them to turn back on the water supplies and the electricity so that vital hospitals and humanitarian efforts can be supported.

My noble friend Lord Roberts talked of Israel and the proportionality and numbers, but I think he would also agree that we are seeing is the loss of life. Irrespective of where we stand on this conflict, the loss of any innocent life is something we should collectively condemn.

The communications and industrial fuel shutdown continues to hinder the aid community’s efforts—I pay tribute to them—to assess the full extent of needs in Gaza. Of course, once this war comes to an end, assessments will be made. The Foreign Secretary and I have met a number of medics; the point was raised—I know that Action Against Hunger joins us today in this debate. However, equally important is ensuring that we get first-hand accounts of what is needed, by whom. Widespread destruction of roads and other infrastructure further hampers their ability to respond to the deepening humanitarian crisis.

There is a desperate need for increased humanitarian support; we recognise that. I assure the noble Lord, Lord Collins, that we are focusing on practical solutions to save lives. We have trebled our aid commitments, so I do not agree with the noble Baroness, Lady Gohir, that we have abandoned the Palestinians—far from it. We have trebled our aid commitment this financial year and continue to support further uplift on humanitarian response, up to £60 million.

During our visit in December to al-Arish in Egypt, the Foreign Secretary and I met representatives from the Egyptian Red Crescent Society who are co-ordinating the relief effort. As a number of noble Lords, including my noble friend Lady Warsi, mentioned, there is a backlog, there are checks and there are rejections of goods which should not be rejected. We heard how shelter blankets and other vital equipment provided by the UK have been giving much-needed relief to the people of Gaza. However, we also equally heard, if not to a greater extent, about how many constraints the humanitarian operation faces. The noble Lord, Lord Lee, and the right reverend Prelate the Bishop of Norwich reminded us of the vital support, as did my noble friend Lady Helic, and I thank her for her active engagement, along with others. We are looking at issues of hospitals; we are also looking at key partners. There are projects, and the one she mentioned is being looked at actively, but in my conversations in the UAE recently, we also asked in its field hospitals how the UK could assist in the supply of medics.

The Foreign Secretary discussed directly with Prime Minister Netanyahu on 24 January the urgency of getting significantly more aid into Gaza to alleviate the desperate situation there. I assure the noble Baroness, Lady Hussein-Ece, and others, that he reiterated the need for Israel to open more crossing points into Gaza, a point made by the noble Lord, Lord Collins, and for Nitzana and Kerem Shalom. Indeed, the UK was the first country to advocate for the re-opening of Kerem Shalom, for it to be open for longer, and for Israel to support the efforts to distribute and effectively get aid across the whole of Gaza.

My noble friend also announced work with Qatar. Again, we had the Qatari Deputy Foreign Minister in London this week, who has been involved in the hostage negotiations. I met him yesterday. We are working with Qatar to get joint consignment containing 17 tonnes of tents, which were flown into Gaza last Thursday. I assure noble Lords that we will continue to support the United Nations World Food Programme to deliver a new humanitarian land corridor from Jordan into Gaza. Again, the Foreign Secretary and I have visited that very spot. Some 750 tonnes of lifesaving food and aid arrived in the first delivery in December, and there have been a number of further deliveries since. Noble Lords may also recall that RFA “Lyme Bay” delivered 87 tonnes into Port Said.

The right reverend Prelate the Bishop of Bristol reflected on the terrible suffering. I agree, and that is why we have asked the Israelis again to protect civilian lives. Many Israelis understand, and their Government understand in certain respects, the importance of the international requirement—not just to comply with international humanitarian law—which means that aid and humanitarian support get into Gaza.

In addition to the Foreign Secretary’s Representative for Humanitarian Affairs in the Occupied Palestinian Territories, along with Ministers, we are all working intensively to address the blockages preventing more aid getting into Gaza. I assure my noble friend Lord Polak, we have been very clear on those who have taken and seek to divert aid: we will prevent that from happening as best as we can, but Israel must also take steps, working with partners—particularly Egypt—to significantly influence the flow of trade.

I assure the noble Baroness, Lady Uddin, that we too want to see the end of fighting. We have called for an immediate pause now to get more aid in and hostages out. We want to turn this pause into a specific, sustainable and permanent ceasefire. That means no return to fighting. The Foreign Secretary was in the region last week to do exactly that.

To conclude, my noble friend Lord Leigh, the noble Lords, Lord Pannick, Lord Austin and Lord Young, among others, all talked about what comes next. First and foremost, as my noble friend Lord Pickles said, there must be the release of all hostages held in Gaza. Equally, that means removing Hamas’s capacity to launch rockets against Israel, as it has done before; it means Hamas no longer being in charge of Gaza, and the formation of a new Palestinian Government for the West Bank and Gaza, accompanied by an international, comprehensive support package. We also need a political horizon, which is incredibly important and which my noble friend the Foreign Secretary has homed in on, that provides a credible and irreversible pathway towards a two-state solution.

We need genuine momentum towards permanent peace. That is why we are pressing for a contact group; my noble friend the Foreign Secretary will do so at the Munich conference. The noble Lord, Lord Stone, as ever, reminded us of the organisations he will bring with him; I will be pleased to meet them, as I am sure will other noble Lords. Alongside this peace plan, the international community will also need to make a massive effort to deliver security and peace for the people of the region.

Finally, I thank noble Lords once again for their very thoughtful contributions to this very short but important debate. I know that emotions are high and there are differing perspectives, but I very much value the insights provided. I am reminded of my most favourite poem, “If” by Kipling, in which he said:

“If you can fill the unforgiving minute

With sixty seconds’ worth of distance run”.

We have seen that today.

Protocol on Ireland/Northern Ireland: Follow-up Report (European Affairs Committee)

Lord Ahmad of Wimbledon Excerpts

Monday 11th September 2023 Grand Committee

[The Minister of State, Foreign, Commonwealth and Development Office (Lord Ahmad of Wimbledon) (Con)]

My Lords, I join with all noble Lords in recognising the strength of the report and the great diplomacy skills of the noble Lord, Lord Jay. However, that does not surprise me from what I have been informed of the noble Lord as a senior diplomat both in the network and as a former Permanent Under-Secretary to what was the Foreign and Commonwealth Office. It should be no surprise to anyone in your Lordships’ Committee that he has brought all these different strands of thinking together in a very constructive report, to which the Government responded today. I was very keen to ensure that the response preceded our debate when I was advised that I was responding to this particular debate, as it is always good to get up to speed with what the Government have responded to in a timely fashion.

From the outset, I would like to say that this debate again, as the noble Lords, Lord Ponsonby and Lord Bruce, demonstrated, shows that everyone cares. This is not about different positions. Of course, that is important, but the bottom line is that when people take a particular position—I refer to my noble friends from the DUP in particular—they do it with passion and principle, because they care, and it matters.

It may be that I am being slightly starry-eyed about this in general, but when we represent the interests of our people across our united United Kingdom, while we have differing opinions, we do it with the intent that we want to get the best outcome. As someone who has seen the various discussions and debates—indeed, I served alongside my noble friend Lord Frost when he was leading on this negotiation—I know that no negotiation is easy. Every negotiation is a challenge. What we sought to do under the current Prime Minister Rishi Sunak was to reach out to the European Union, as a number of noble Lords have said, to see how we can strengthen our relationship with the EU.

I was taken by the contributions of many noble Lords. The noble Lords, Lord Alderdice, Lord Bew, Lord Dodds, and others have over many years engaged in debates as has my noble friend Lady Foster—I thank her for her best wishes. I recognise the issue of trust and engagement, which the noble Lord, Lord Hain, mentioned, as did the noble Lord, Lord Bruce. The noble Lord, Lord Hain, will know as a former Northern Ireland Secretary that that trust is key. Of course, the United Kingdom is directly engaged with our EU partners, the Republic of Ireland and all parties in Northern Ireland on these issues. I am delighted that we are joined in the Moses Room by my noble friend Lord Caine, who, together with the Secretary of State for Northern Ireland, has been leading on these discussions.

In answer to the question about continuing engagement, that is central to ensuring that the Windsor Framework moves forward positively for all, particularly for those within Northern Ireland. As my noble friends Lord Hannan and Lord Frost and the noble Baroness, Lady Ritchie, recognise, we are now dealing with the Windsor Framework and we need to ensure that we put in all practical efforts to make it work. I am pleased to recall that the Government agreed the Windsor Framework with the EU in February 2023. This led to the second report that is the focus of today’s debate, which was so ably introduced by the noble Lord, Lord Jay.

The noble Lord, Lord Bew, talked of the gritty government response. I was scribbling notes about some of the specifics—my first sheet is evidence of that. I will go over the debate with colleagues from the Cabinet Office and the Northern Ireland Office to ensure that some of the specific questions that were raised by, for example, the noble Baroness, Lady Hoey, are specifically addressed, as I will perhaps not be able to do that in the time that I have today.

The noble Lord, Lord Jay, and the noble Baroness, Lady Ludford, asked about the publication of the consolidated Windsor Framework. I can confirm that the full set of framework legal texts has been online since the deal was announced. It is a series of instruments but they are collected into a single GOV.UK page. We do not plan to consolidate the text further.

The noble Lord, Lord Ponsonby, asked about specific engagement in the run-up to the instruments that will be discussed and debated. I know that the Northern Ireland Office is doing just that. The noble Baroness, Lady Ritchie, also asked about the engagement undertaken with the north-south bodies on the specifics of the framework and what evidence is being collated. I assure her that engagement is being undertaken by the specialist committee and the joint committee, and I am happy to confirm that the new joint UK/EU stakeholder arrangements have already begun operating in this respect, as the framework demonstrated. We expect a regular rhythm and an expanded set of participants, particularly through the specialised committee and the joint committee.

We should recall that the UK Government have long recognised that we need to take account of Northern Ireland’s unique circumstances and to protect all dimensions of the Belfast/Good Friday agreement. The noble Lord, Lord Dodds, underlined the seven tests. Without going into detail on each one, I assure him that they have directly been part and parcel of our engagement and discussions.

However, as the noble Lord, Lord Jay, noted, it became clear that the old protocol did not strike the right balance: Northern Ireland has experienced persistent social, political and economic difficulties arising from its impact. It disrupted the smooth flow of trade between Great Britain and Northern Ireland with unnecessary red tape and bureaucracy. It also threatened Northern Ireland’s place in the UK market, with practical impacts on the availability of goods from Great Britain. Importantly—I remember debating this during the progress of the Northern Ireland Protocol Bill—it contained a democratic deficit, with Northern Ireland’s elected representatives unable to have a proper say on the rules that apply there.

As successive Governments have made clear, the UK’s preference was to find a negotiated solution to these issues. Indeed, I know that anyone who negotiated with the EU did so in good faith to try to find and determine the right outcome and solution. I therefore welcome the committee’s recognition that the Windsor Framework has provided an agreed, consensual basis for progress in Northern Ireland. It is a set of joint UK-EU solutions to move past the difficulties that have arisen in operating the old protocol—more durable than grace periods or any other contingency measure.

If I may make a personal reflection, I sat in some of the early meetings with European Commissioner Šefčovič and the Foreign Secretary and, as I have often said at the Dispatch Box, the tone determined the substance. Anyone who has been involved in a negotiation will know how important it is not just to achieve the right substance but to strike the right tone in the engagement.

The Windsor Framework marked a new chapter in our positive, constructive relationship with the EU, as partners. Just last week, we announced a bespoke new agreement with the EU on Horizon Europe. The noble Earl, Lord Kinnoull, has been a strong advocate of that. It was good to have some really good news, waking up to Radio 4 hearing many people talking about the positives of what had been achieved in our discussions with our European partners.

The Windsor Framework also resolves the issues with the original protocol, by fundamentally amending its texts and provisions to restore the smooth flow of trade, uphold Northern Ireland’s integral place in the United Kingdom and address the democratic deficit. Although I have heard very clearly the concerns of my noble friends in the DUP, in the Government’s view, the framework addresses the underlying issues that contributed to the social, political and economic instability in Northern Ireland as a result of the old protocol. It provides a fundamentally different basis for critical internal UK trade, seeking to streamline processes, lift unnecessary prohibitions—although I note the specific concerns raised by the noble Baroness, Lady Hoey—and provide a durable, sustainable basis for the future.

The noble Baroness, Lady O’Loan, raised the issue of VAT and excise. The Windsor Framework provides the UK Government with significant new powers to set VAT and excise rates and structures in Northern Ireland. These powers have already been used to remove EU limits on zero and reduced VAT rates in Northern Ireland. This allowed us to introduce VAT reliefs on the installation of energy-saving materials on 1 May. In August this year, comprehensive reforms to alcohol duty were introduced for all venues across the UK, including new standardised rates of excise duty. They were unequivocally incompatible with the old protocol.

The Windsor Framework also establishes the enhanced co-ordination mechanism for VAT and excise. This is jointly led by UK and EU experts and is working to secure additional flexibilities in this respect. The issues of resources and expertise were raised. The Government will ensure that this is suitably and appropriately addressed and resourced.

We have been working intensively since the deal was agreed to give effect to all the changes and processes, but I fully accept that this engagement needs to continue. Our debate today will be an important element in informing some of the Government’s thinking. However, to deliver the full range of benefits, we need to see a Northern Ireland Executive and Assembly up and running, so that they can play their part in overseeing these new arrangements. The noble Lord, Lord Weir, and the noble Baroness, Lady O’Loan—indeed most, if not all, noble Lords—agree with the principle that the representatives of Northern Ireland need to be a part of this.

Many references were made to the Stormont brake. My personal view on this is simple: let us get the Executive up and running. If there are challenges which arise based on principle, we will see the effectiveness of the Stormont brake, if and when required, in its practice. Our priority now is to do exactly that and to get what the people of Northern Ireland want: a functioning Executive.

The noble Lord, Lord Jay, the noble Earl, Lord Kinnoull, and the noble Baroness, Lady O’Loan, also raised the issue of a database on regulatory divergence. As to monitoring and managing divergence, government departments will of course continue to work together to log and analyse information, identify issues and, where necessary, raise those directly with our EU partners in the joint fora. We will continue to focus on that as part of our policy decision-making in government. We will also continue to explore how to contextualise divergence matters as they arise. We note the good work being done in this space by various think tanks as well.

On the framework, there have been challenges—again, they have repeated in this debate. However, the 2023 report asserts some conclusions that I must disagree with, which are—as was noted by the noble Lord, Lord Bew, and as the Government have outlined in our response—factually incorrect. Most importantly, the Government do not agree with the assessment that the framework is more burdensome or divisive than the grace period arrangements that preceded it. The previous set of grace periods and fixes were no more than temporary arrangements that were the subject of dispute, including in legal proceedings initiated by the EU. They relied wholly on the application of EU standards and did not cover all aspects of trade. There were, for example, no substantive easements for customs trade. Moreover, comparison, if attempted, does not stand up. The Government’s written response provides a detailed account of this but if there are further questions from the noble Lord, Lord Jay, or indeed from other noble Lords, we will of course be pleased to answer them specifically. However, I will give a few brief examples of how the previous arrangements pale in comparison to the framework’s green lane arrangements.

Previously, even under the grace periods, full international customs processes applied for all truckloads, even where goods were staying in Northern Ireland. The Windsor Framework replaces those processes with a system based on the sharing of ordinary commercial information. Previously, all food moving into Northern Ireland had to meet EU standards, which had already led to supermarkets withdrawing some products. The Windsor Framework means that UK food and drink public health standards apply to products moving in the green lane. As I think the noble Lord, Lord Hain, said, the green lane also allows more trade to benefit than was the case under the grace periods. From 30 September 2023, the new UK internal market scheme will expand the range of businesses able to benefit from the new arrangements and will protect internal UK movements from burdensome customs processes. For example, and as identified in the report, the turnover threshold for businesses involved in commercial processing has quadrupled to £2 million. There are various other areas but, in the interests of the few other points that I would like to cover, I will cover the specifics of any outstanding questions in a letter to allow for a full response to be given.

As an aside, I note that the report rightly sets out the importance of the effective functioning of the UK’s internal market, which I know all noble Lords will value and which is imperative. However, the report also takes issue with the fact that retailers in Great Britain can access the green lane. In that respect, the Government make no apologies for the important benefits secured in the Windsor Framework, which allow for smoother trade from Great Britain to Northern Ireland.

Moreover, beyond the core green lane arrangements, the framework as a whole delivers a substantial improvement. Previously, all changes to EU rules on goods applied automatically in Northern Ireland, with no say at all for Stormont. The Windsor Framework provides the Stormont brake and, as I alluded to earlier, we feel that we now need the Assembly up and running to allow for that to be tested if necessary.

Previously, the European Medicines Agency had full control over all new UK cancer drugs and other innovative medicines in Northern Ireland. The Windsor Framework removes any role for that agency in this sphere and puts UK authorities in full control instead.

Previously, EU rules applied by the old protocol precluded UK-wide VAT changes. Under the framework, we have already introduced legislation to bring Northern Ireland into line with the rest of the UK on, for instance, second-hand cars, energy-saving materials, such as solar panels, and alcohol duty.

In addition, previously, the Government were bound to collect “equivalent information” to an export declaration for every single movement of goods from Northern Ireland to Great Britain. The Windsor Framework removes that onerous burden and confirms the Government’s commitment to ensuring unfettered access for Northern Ireland goods to the whole UK market.

For these reasons and more, the Government are unequivocal in their view, as has been noted by several noble Lords in their contributions, that the framework is the right way forward. The noble Baroness, Lady Hoey, raised some issues on tagging livestock, border checks and duty free. She is right to raise some of the practical questions in this respect. Again, in the interest of time, and with her permission, I will write to her and circulate that letter to all noble Lords.

The noble Lord, Lord Jay, the noble Baroness, Lady Hoey, and others raised veterinary medicines. The Windsor Framework agreement has safeguarded the supplies of such medicines from Great Britain to Northern Ireland to the end of 2025. During this extension to the grace period, there will be no changes to the existing requirements on the supply of such medicines to Northern Ireland, and businesses should continue operating as they have done to date. While the extension is welcome, the Government’s position remains clear: there needs to be a long-term and permanent solution which maintains the uninterrupted flow of such medicines into Northern Ireland from Great Britain on which so many people and businesses rely. I can share with noble Lords that the Government are currently engaging extensively with industry and welcome the potential solutions put forward by key stakeholders in this respect.

The noble Lord, Lord Dodds, mentioned the seven tests that have been set out. I assure him that we focus on these particularly. I know that my colleagues in the Northern Ireland Office, in particular my noble friend Lord Caine, are very much focused on discussions and ensuring that there is the right deal for Northern Ireland.

The noble Lord, Lord Verdirame, also raised important issues about specific aspects of the Stormont brake. I think he mentioned Article 13.3a. I will write to him on some of the technical issues that he raised.

The noble Baroness, Lady Ritchie, asked about the insufficient public guidance on apportioning the amount of trade due to travel to the Republic of Ireland. I know that she has been in pursuit of this issue for a long time. I am reassured that colleagues in HMRC will respond to her in the near future.

The noble Baroness, Lady Ludford, raised a number of issues, including one on which I suppose I should declare an interest: the movement of halal and kosher meat. These goods are eligible to benefit from the new Northern Ireland retail movement scheme, which scraps costly individual vet-signed certification. Basically, we will now have a single general certificate per consignment.

There are a number of other questions that, in the time I have, I have not been able to respond to, but I assure noble Lords that the Government’s focus is on effectively implementing this basic framework to ensure that Northern Ireland’s citizens and businesses can take full advantage of the benefits it offers. In a few short weeks, the first phase of the green lane arrangements will be switched on. Our new schemes will provide a greatly expanded range of Northern Ireland traders with access to the facilitations agreed under the framework. Burdens will be lifted and checks will be reduced. Of course, when this happens, practical points will surface that we will seek to address.

The Government will continue to engage with stakeholders directly and to produce further guidance to ensure that there is clarity on these improved arrangements and how they operate. In parallel, we will also make full use of the wider freedoms provided by the framework, some of which I have already listed, to support Northern Ireland stakeholders. We will continue to urge all Northern Ireland parties to restore the Northern Ireland Executive and Assembly. As noble Lords, including the noble Lord, Lord Bruce, have said, in our view—it is a shared view—it is crucial that we have a functioning Executive at the earliest opportunity. The Government stand ready to engage with all parties in support of this.

Deregulation Bill

Lord Ahmad of Wimbledon Excerpts

Wednesday 4th March 2015 Lords Chamber

Moved by

[Lord Ahmad of Wimbledon]

4: After Clause 43, insert the following new Clause—
“Short-term use of London accommodation: relaxation of restrictions
(1) The Greater London Council (General Powers) Act 1973 is amended as follows.
(2) In section 25 (provision of temporary sleeping accommodation to constitute material change of use), after subsection (1) insert—
“(1A) Subsection (1) is subject to section 25A.”
(3) After section 25 insert—
“25A Exception to section 25
(1) Despite section 25(1), the use as temporary sleeping accommodation of any residential premises in Greater London does not involve a material change of use if two conditions are met.
(2) The first is that the sum of—
(a) the number of nights of use as temporary sleeping accommodation, and(b) the number of nights (if any) of each previous use of the premises as temporary sleeping accommodation in the same calendar year,does not exceed ninety.(3) The second is that, in respect of each night which falls to be counted under subsection (2)(a)—
(a) the person who provided the sleeping accommodation for the night was liable to pay council tax under Part 1 of the Local Government Finance Act 1992 in respect of the premises, or(b) where more than one person provided the sleeping accommodation for the night, at least one of those persons was liable to pay council tax under Part 1 of that Act in respect of the premises.(4) For the purposes of subsection (2)(b), it does not matter whether any previous use was by the same person.”
(4) After section 25A (inserted by subsection (3) above) insert—
“25B Further provision about section 25A
(1) The local planning authority or the Secretary of State may direct that section 25A is not to apply—
(a) to particular residential premises specified in the direction;(b) to residential premises situated in a particular area specified in the direction.(2) A direction under subsection (1) may be given only if the local planning authority or (as the case may be) the Secretary of State considers that it is necessary to protect the amenity of the locality.
(3) The local planning authority may give a direction under subsection (1) only with the consent of the Secretary of State.
(4) A direction under subsection (1) may be revoked by the person who gave it, whether or not an application is made for the revocation.
(5) The Secretary of State may—
(a) delegate the functions of the Secretary of State under subsection (1) or (4) to the local planning authority;(b) direct that a local planning authority may give directions under this section without the consent of the Secretary of State.(6) The Secretary of State may revoke a delegation under subsection (5)(a) or a direction under subsection (5)(b).
(7) The Secretary of State may by regulations made by statutory instrument make provision—
(a) as to the procedure which must be followed in connection with the giving of a direction under subsection (1) or in connection with the revocation of such a direction under subsection (4);(b) as to the information which must be provided where the local planning authority seeks the consent of the Secretary of State to the giving of a direction under subsection (1).(8) A statutory instrument containing regulations under subsection (7) is subject to annulment in pursuance of a resolution of either House of Parliament.
(9) In this section, “local planning authority” has the same meaning as in the Town and Country Planning Act 1990 (see section 336(1) of that Act).””

[Lord Ahmad of Wimbledon (Con)]

My Lords, following the publication of the Government’s policy paper on short-term letting in London on 9 February, the Government have laid Amendments 4 and 17 to 19 to include provision for the policy in the Bill.

The Government’s policy paper has taken into account the representations that we received following the discussion document published last year on property conditions in the private rented sector. It has also taken into account our discussions with London’s local authorities and the industry and all the important issues that noble Lords have raised on this clause in previous debates during the passage of the Bill. They have been clear that any relaxation of legislation governing short-term letting in London should be available only to residents, so that they can make their property available when they are away for a limited duration. It will not allow non-residents to use their property for short-term letting on an ongoing or year-round basis. As set out in our policy paper, the Government share this view, and we have put forward these amendments to update the existing legislation and to ensure that we provide an appropriate level of freedom for residents, alongside important safeguards to prevent abuse of these reforms.

The Government have been consistently clear that their aim is to reform outdated legislation from the 1970s that requires Londoners to apply for planning permission in order to be able to let their residential property on a short-term basis. This will enable London residents to benefit from letting out either a spare room or, indeed, their whole house without unnecessary red tape, in the same way as other residents do in the rest of the country. We have also been clear throughout the passage of the Bill that this policy is aimed at helping residents to let their homes while they are away, not at providing new opportunities on an ongoing basis for commercial letting.

Section 25 of the Greater London Council (General Powers) Act 1973 provides that the use of residential premises for temporary sleeping accommodation for less than 90 consecutive nights is a change of use for which planning permission is required. London’s residents face a possible fine of up to £20,000 for each offence of failing to secure planning permission.

The world that we live in today is very different from what it was in the 1970s. The internet has created entirely new ways to do business. It has made it much easier for people to rent out their property, allowing residents to supplement their incomes and offer new experiences for consumers. Last summer, nearly 5 million overseas visitors came to our capital city. Some of those visitors, as well as UK residents, want to experience London as a real local. This means either staying with Londoners or staying in their homes while the Londoners are away on holiday.

Currently thousands of London properties and rooms are advertised on websites for use as short-term accommodation. However, each is potentially in breach of Section 25 as it stands. The current legislation is poorly enforced, which often leads to confusion and uncertainty for householders as to whether their local authority will take planning enforcement action against them for unauthorised short-term letting. The Government’s reforms will provide clarity and give London’s residents confidence that they are able to let out their property on a short-term basis within the law, but without the disproportionate bureaucracy of applying for planning permission.

The Government have tabled these amendments to the Deregulation Bill in order to allow residential property to be let out on a short-term basis without planning permission while providing a number of important safeguards. Indeed, these safeguards reflect some of the concerns that noble Lords have expressed. In order to ensure that these reforms will help residents but not create opportunities for the short-term letting of properties on a permanent basis, these amendments propose to allow short-term letting without planning permission up to a limit of 90 nights in total per calendar year, as well as requiring that the people providing their property for use as temporary sleeping accommodation are liable for council tax. Provision has also been made to empower local authorities to request that the Secretary of State agree to targeted localised exemptions from this new flexibility, either for particular properties or properties in particular areas, but there needs to be a strong amenity case to do so. This will ensure that the provision is used only where clearly justified.

The Government want to enable London’s residents to participate in the sharing economy and enjoy the same freedom and flexibility as others do across the country to temporarily let out their homes without the disproportionate burden of requiring planning permission. These amendments will deliver an appropriate level of freedom and flexibility for Londoners without creating new opportunities for short-term letting on a permanent or commercial basis.

I will now address the substantial issues in Amendments 5 to 16. Amendment 7 seeks to amend Amendment 4 by reducing the number of nights that residents can let their property on a short-term basis without planning permission from the proposed 90 nights in total per calendar year to a maximum of 60, with the number to be specified in regulations. The Government want to deregulate the current requirement to apply for planning permission, and to do so in a way that gives residents real freedom and flexibility. We believe that a limit of 90 nights per calendar year offers an appropriate level of flexibility, while being clear that the 90-night limit means that we are not providing for short-term letting on a year-round basis. The Government believe that a limit of 60 nights, and the ability to prescribe a lower limit in regulation, is unduly restrictive on the way people use their property.

The Government are also keen to enshrine in the Bill the number of nights that property can be let on a short-term basis in order to provide certainty that is currently absent under existing Section 25. As I said earlier, the current legislation is poorly enforced, which often leads to confusion and uncertainty for householders as to whether their local authority will take planning enforcement action against them for unauthorised short-term letting. The proposed ability to vary the number of nights in regulation will add to this feeling of uncertainty.

Amendment 8 seeks to create an additional condition, which is that a property can be let on a short-term basis without planning permission provided that the premises are the principal residence in London of the owner. The Government believe that the limit of 90 nights per year and the council tax liability are sufficient safeguards. We do not want to legislate unnecessarily for how the new rights should apply to individuals’ use of their property. We want the legislation to remain light-touch, but we also want it to send a strong signal that in order to let your property on a short-term basis legally you must remain within the 90-night limit or risk a local authority taking enforcement action against an unauthorised change of use.

The Government’s amendments, alongside Clause 44, have already provided for the ability to prescribe additional instances where residential property can be used as temporary sleeping accommodation in certain other circumstances that may be specified. Under our amendments and Clause 44, it would therefore be possible to add additional safeguarding measures in future, should it prove necessary.

Amendment 9 seeks to require the provider of temporary sleeping accommodation to notify the local authority in advance of every occasion that they let their property on a short-term basis. One of the major advantages of the internet is the ability to make transactions quickly and flexibly, and we want our reforms to facilitate this. A requirement for advance notice prior to every short-term stay, on a form to be prescribed in secondary legislation, would create a bureaucratic burden on the accommodation provider and potentially limit the ability of hosts to offer accommodation to customers seeking to book at short notice. Let me be clear: the Government are seeking to deregulate the current requirement to obtain planning permission for short-term letting in London. We do not believe that people wishing to let their homes on a short-term basis should be burdened by new red tape, to be set out in future secondary legislation.

Amendment 12 seeks to remove the requirement for the local planning authority to seek the consent of the Secretary of State in order to direct that the new flexibility does not apply to particular residential premises or premises in particular areas. The Government want the Secretary of State and the local planning authority to be able to grant exemptions, but only in exceptional circumstances and where, as I said earlier, a strong case has been made for the protection of the amenity of the locality by the local authority. Otherwise, we want to be clear that our aim is to provide the same rights for all Londoners in all local authority areas.

--- Later in debate ---

[Baroness Shields]

No, I have come to present the view of my declared interest in this new sector of the economy. I am not privy to that information.

The Government’s proposals aim to allow people to short-term let their residences while they are away, while ensuring that local communities are protected. I believe that the right balance has been struck. That is why I support the reform and urge your Lordships to vote in favour of the government amendment and against the other amendments which have been tabled on the issue.

[Lord Ahmad of Wimbledon]

My Lords, we are discussing short-term lets, and it is perhaps ironic that we have had a long-term slot when it comes to issues of deregulation. We are talking about London, and people have talked about London specifically. Let me put it into context as someone who was born in London, educated in London, worked in London, lived in London and represented a London council. Unlike my noble friend, who has had a very distinguished career in the London Borough of Sutton, I had the honour and privilege to serve in the London Borough of Merton, which, as we all know, hosts the great event that we know as Wimbledon. Therefore, it is my great honour also to carry it in my title. Perhaps there are people in Wimbledon who currently let their properties on a short-term basis.

It is important that we respond not just to the challenges and concerns that have been expressed today, to which I will come specifically, but acknowledge that this is commonplace not just in inner London; it is experienced, perhaps with a different perspective, in other boroughs across our great capital.

Starting with the noble Lord, Lord McKenzie, first, I put on record his broad support at least for the spirit and principle of what we are trying to achieve. In noting that, I thank him for his constructive discussions. We have not always agreed on the issues, as is clear from our debate on Third Reading thus far, but I have always found him to be someone with whom I can have a constructive and honest exchange. I put on record my deep thanks to all noble Lords with whom I have had meetings since I have taken over this ministerial responsibility, but particularly to my noble friends Lady Gardner, Lady Hanham and Lord Tope, who have always been courteous in their exchanges. To “courteous” I wish that I could add “uncritical”, but clearly they have had concerns, which they have expressed again today. However, I assure my noble friends and all noble Lords that I have taken that in the spirit that it has been well intentioned and reflects noble Lords’ experience in local government.

In talking about the amendments to government Amendment 4, the noble Lord, Lord McKenzie, asked about this being an integrated group of amendments. We agree that we are treating these amendments as consequential.

The noble Lord, Lord McKenzie, and my noble friend Lord Tope also raised issues about notifications to local authorities, as an addition to some elements that the Government have already introduced. Perhaps I may repeat something which have I shared with them at previous stages of the Bill’s passage: we believe that this would be a further burden on the person letting. It is not a restriction which applies elsewhere in England. Part of our principled stand on this is that we are seeking to bring London into line with other great cities around the country.

The noble Lord, Lord McKenzie, and others including my noble friend Lady Gardner also raised the issue of two periods of 90 nights being allowed to run across calendar years. We recognise that it would be possible for 90-night periods to run continuously across the calendar years but we also think it right not to be overly prescriptive about when the 90 nights should take place in the year. I commend my noble friend Lady Shields for her contribution and I congratulate her. When you are standing in your Lordships’ House, there is always the great expertise in what others have expressed—not only others; I pay tribute to her own expertise in this field. She highlighted what numbers of nights some of the other great cities around the world apply.

Several noble Lords asked why we need the Secretary of State’s consent. We believe that the Secretary of State’s intervention will ensure that the provisions are applied appropriately across London and that there is consistency and fairness to them. The noble Lord, Lord McKenzie, asked whether Amendment 4 could be used to disapply exemption from properties where there has been a statutory nuisance. I draw his attention to proposed new Section 25B(2), which allows the Secretary of State or a local planning authority to make a direction where,

“it is necessary to protect the amenity of the locality”.

Indeed, such a direction could be made when there has been a statutory nuisance.

I believe that the noble Lord, Lord McKenzie, also raised limiting council tax liability, and whether that could still be done commercially. The council tax liability test has to be read and taken in conjunction with the 90-day limitation, as I said in my opening remarks. That will make it unattractive to undertake commercial letting on a long-term or continuous basis.

The noble Lord, Lord McKenzie, also talked about building on the government amendments. As I said at the outset of my closing remarks, I welcome the spirit in which our discussions have taken place. One of the contributions today alluded to the fact that Governments change positions, or that the Bill today is not where it had been. My noble friend Lord Clement-Jones raised a specific question on this. In my time as a Minister responding from this Dispatch Box, I find that you are in one of those situations where if you do not change, you are accused of being terribly rigid and not flexible in listening to your Lordships’ House. However, when you change you are told, “This is not what was presented to us initially”. Perhaps some answers on the back of a postcard would be welcome. I jest, of course, but the important point here is that the Government have listened carefully to the concerns and expressions that have been raised across Parliament, both here in your Lordships’ House and in the other place. We have sought to provide a correct balance in what the Government are presenting.

Several concerns were expressed by my noble friends Lady Hanham, Lady Gardner of Parkes and Lord Tope about the consultation. I regret that my noble friend Lady Gardner feels that the responses I have given in this respect have not answered her question. I gave my latest response only yesterday, as I believe she acknowledged. I wrote to my noble friend on the details of the consultation but in the interests of the public record let me reflect on the public consultation held last year, in which local authorities were asked the question. As noble Lords will know, including the Corporation of London there are in total 33 local authorities across London. Fifteen London authorities responded in total. Eight authorities opposed reform of the legislation. They were—I will feel a bit like a train announcer here—Haringey, Enfield, Camden, Westminster, Newham, Redbridge, Lambeth and the City of London. Seven were not opposed to a review, which included Lewisham, Sutton, Southwark, Hammersmith & Fulham, Harrow, Islington and Greenwich.

I also wish to set the record straight on the issue of Westminster. My noble friend Lord Tope is correct that I have received a letter from the leader of Westminster Council—indeed, I have responded to her—but I want to put officially into the record what has happened. In addition to taking full account of the written representations we have received, officials in the Department for Communities and Local Government have met a number of local authorities, including Westminster Council, on 20 June and 7 October 2014 and 26 February 2015. A further meeting with Westminster was also scheduled for 3 March. I hope that these specific dates give some reassurance to my noble friends, given the concerns they expressed.

I think that I have covered the concern about the Government changing position which my noble friend Lord Clement-Jones posed, but on transparency for police and local authorities, let me assure my noble friend that we believe that our measures will offer the assurance to Londoners that they can do what they like with their homes, as with anywhere else in the country. However, the police and local authorities do not have this power anywhere else. This does not affect the police and local authorities in acting against any antisocial behaviour, or in tackling the genuine concern about terrorism. My noble friend Lady Gardner raised that concern and talked of Sydney, but it is a tragic fact that we have been victims of terror attacks right here in our great capital city. Nothing is proposed in the Government’s amendments which seeks to lessen the importance or priority that they are giving more generally to tackling that. I know that that sentiment is shared by all noble Lords across the Chamber.

My noble friend Lady Gardner also raised the issue of the £20,000 fine for short-term letting. Enforcement action is of course taken at the discretion of local authorities. What is significant—this is what the government proposals are about—is that authorities still have the ability to take action, which acts as a disincentive and deterrent to anyone considering breaking the law. That will continue.

[Lord Rooker]

For the avoidance of doubt and so that it is on the record, when the Minister read the list of authorities out earlier he said that 15 replied. He mentioned that seven did not disagree; I take it that eight disagreed. Can we get it on the record that the majority of local authorities which responded to the consultation disagreed? Do I have that correct?

[Lord Ahmad of Wimbledon]

When the noble Lord referred to the 15 and the seven, I thought, “I hope I have got my maths right”, so I am glad that we said that there were eight and seven. He is quite correct. I mentioned those authorities which did not want the review to happen and, subsequently, the seven which did not object. To clarify that point, I say that the noble Lord is quite right. I hope that I am being clear. I am being detailed in my response so, while I am not expecting it, I at least hope—and one should never give up on hope—that I shall carry the House in certain elements of what I am saying, and that there will nevertheless be clarity in covering the issues that have been raised.

My noble friend Lord Tope also raised council tax liability as a way of demonstrating residency. We believe that this provision distinguishes between private and business premises because it requires liability for council tax, which means that if a property was used as a residence, a hotel or a hostel, it would be liable for business rates. Combined with the 90-night limit, we believe that this provides an appropriate safeguard against short-term letting on an ongoing basis.

I welcome the interventions of the noble Lord, Lord Rooker, as I do those of all noble Lords. I listened to him attentively. He raised the issue of insurance. It is of course a matter for landlords to enforce, and for tenants to abide by, the terms of the lease and any insurance policies. Our amendments relate to the need to apply for planning permission and do not affect issues under an existing lease or indeed an insurance policy.

I hope that I have addressed most, if not all, of the issues raised in the hour and 10 minutes that we have had on this group of amendments. This is an important area, and I assure the House again that the Government have listened to the concerns expressed during the passage of the Bill. We believe that what is in front of us today, and what we are proposing more generally, is a balanced approach, with the objective of updating a law that would work for the benefit of ordinary Londoners wishing to let their homes in a legal way.

I hope that noble Lords will accept the reassurances that I have given again today: we are proposing amendments to seek to prevent the loss of housing stock by allowing the short-term letting of homes for a maximum of 90 days without the need for planning permission. I stress again that there are safeguards in the Bill to check that the added freedom will apply only to those people who are providing their homes and paying council tax; and we are providing local authorities with the power to apply to the Secretary of State where exceptions may be and where local amenities need to be protected.

I believe that the Government have listened and present a balanced perspective on where we are today. If I may, I end with the words of the song:

“Maybe it’s because I’m a Londoner

That I love London Town”.

I believe that what the Government have proposed does just that.

[Lord McKenzie of Luton]

My Lords, this has been an extensive debate. I am grateful to all noble Lords who have spoken in support of the amendments: the noble Baronesses, Lady Hanham and Lady Gardner, and the noble Lords, Lord Clement-Jones and Lord Tope. I hope they will forgive me if I do not pick up each of the very strong comments that they made.

To the noble Baroness, Lady Shields, I say simply that no one is saying that there should be no opportunity to boost family income or to use a property when someone is abroad—indeed, it might lead to interesting opportunities for tourism—but this is a question of balance and the protection of the local community as well. Just because something can be accessed digitally does not mean that you should disregard other issues, particularly around enforcement.

The Minister is right that over the months we have perhaps narrowed the gap. He asserts that the Government and he himself continue to listen, and I am sure that he does. However, I hope he will respect when I say that on this occasion they have not listened enough. I wish to test the opinion of the House.

Deregulation Bill

Lord Ahmad of Wimbledon Excerpts

Wednesday 11th February 2015 Lords Chamber

Moved by

[Lord Ahmad of Wimbledon]

45: After Clause 29, insert the following new Clause—
“Tenancy deposits: provision of information by agents
(1) The Housing (Tenancy Deposits) (Prescribed Information) Order 2007 (S.I. 2007/797) is amended as follows.
(2) In article 2 (prescribed information relating to tenancy deposits), after paragraph (2) insert—
“(3) In a case where the initial requirements of an authorised scheme have been complied with in relation to the deposit by a person (“the initial agent”) acting on the landlord’s behalf in relation to the tenancy—
(a) references in paragraphs (1)(b), (g)(iii) and (vii) to the landlord are to be read as references to either the landlord or the initial agent;(b) references in paragraphs (1)(d), (e), (g)(iv) and (vi) and (2) to the landlord are to be read as references to either the landlord or a person who acts on the landlord’s behalf in relation to the tenancy.(4) In any other case, references in paragraphs (1)(d), (e), (g)(iv) and (vi) and (2) to the landlord are to be read as references to either the landlord or a person who acts on the landlord’s behalf in relation to the tenancy.
(5) Section 212(9)(a) of the Act (references to landlord include persons acting on landlord’s behalf) does not apply for the purposes of this article.”
(3) After article 2 insert—
“3 Article 2(3) to (5): transitional provisions
(1) Paragraphs (3) to (5) of article 2 are treated as having had effect since 6th April 2007, subject to the following provisions of this article.
(2) Paragraphs (3) to (5) of article 2 do not have effect in relation to—
(a) a claim under section 214 of the Act or section 21 of the Housing Act 1988 in respect of a tenancy which is settled before the commencement date (whether or not proceedings in relation to the claim have been instituted), or(b) proceedings under either of those sections in respect of a tenancy which have been finally determined before the commencement date.(3) Paragraph (5) applies in respect of a tenancy if—
(a) proceedings under section 214 of the Act in respect of the tenancy have been instituted before the commencement date but have not been settled or finally determined before that date, and(b) because of paragraphs (3) to (5) of article 2, the court decides—(i) not to make an order under section 214(4) of that Act in respect of the tenancy, or(ii) to allow an appeal by the landlord against such an order.(4) Paragraph (5) also applies in respect of a tenancy if—
(a) proceedings for possession under section 21 of the Housing Act 1988 in respect of the tenancy have been instituted before the commencement date but have not been settled or finally determined before that date, and(b) because of paragraphs (3) to (5) of article 2, the court decides—(i) to make an order for possession under that section in respect of the tenancy, or(ii) to allow an appeal by the landlord against a refusal to make such an order.(5) Where this paragraph applies, the court must not order the tenant or any relevant person (as defined by section 213(10) of the Act) to pay the landlord’s costs, to the extent that the court reasonably considers those costs are attributable to the proceedings under section 214 of the Act or (as the case may be) section 21 of the Housing Act 1988.
(6) Proceedings have been “finally determined” for the purposes of this article if —
(a) they have been determined by a court, and(b) there is no further right to appeal against the determination.(7) There is no further right to appeal against a court determination if there is no right to appeal against the determination, or there is such a right but—
(a) the time limit for making an appeal has expired without an appeal being brought, or(b) an appeal brought within that time limit has been withdrawn.(8) In this article “the commencement date” means the date on which the Deregulation Act 2015 is passed.”
(4) The amendments made by this section to the Housing (Tenancy Deposits) (Prescribed Information) Order 2007 (S.I. 2007/797) do not affect a power to use subordinate legislation to amend or revoke that Order.
(5) In subsection (4), “subordinate legislation” has the same meaning as in the Interpretation Act 1978.”

[The Parliamentary Under-Secretary of State, Department for Communities and Local Government (Lord Ahmad of Wimbledon) (Con)]

My Lords, I will speak to Amendments 45 and 45A before moving on to Amendment 46. Amendments 45 and 45A have been tabled in response to a recent court case, Charalambous v Ng 2014, and an unreported county court case, Cooper v Collins, which have created uncertainty in the private rented sector.

Amendment 45 clarifies that, where a letting agent has received a deposit on behalf of a landlord, the letting agent’s contact details can be given in the prescribed information instead of the landlord’s details. It makes detailed amendments to the Housing (Tenancy Deposits) (Prescribed Information) Order 2007—the order that lists the prescribed information that a landlord must give to a tenant—to make absolutely clear when a letting agent’s details may be provided instead of the landlord’s. The amendments to the order are retrospective, making clear that it is and always has been the case that a letting agent’s details may be provided in the prescribed information instead of the landlord’s. In speaking to these amendments and those that follow, I declare my interest as a landlord.

To ensure fairness, provision is also being made that would prevent the reopening of out of court settlements or court cases that have been finally determined on the basis of this issue. The amendments will apply in cases where legal proceedings are under way at the time the provisions come into force, but tenants will be protected from paying their landlord’s legal costs where the court subsequently decides against the tenant in the light of these provisions. This strikes the right balance between ensuring that tenants do not suffer financially as a result of the retrospective legislation and ensuring that landlords are not penalised where they have followed government advice.

Amendment 45A has been tabled in response to the Court of Appeal’s judgment in the case of Charalambous v Ng 2014, which concerned a landlord who received a tenancy deposit prior to the coming into force of the tenancy deposit legislation in 2007. The tenancy in question became periodic prior to the date that the tenancy deposit legislation came into force and has continued as such ever since. The court ruled that the tenancy deposit legislation should apply to all landlords in this position and that they would therefore need to protect deposits if they wished to rely on the no-fault ground for eviction known as Section 21. It was never the intention, either in 2007 or following amendments made to the tenancy deposit legislation in 2012, that it should apply in this way. The amendments that we propose will make absolutely clear that, although landlords affected by the judgment will need to protect deposits if they wish to rely on Section 21, they will not be at risk of financial penalties should they fail to protect.

Moving on to Amendment 46, I thank the noble Baroness, Lady Hayter of Kentish Town, for her desire to clarify “prescribed information” in relation to lettings, to which I have just spoken. Her amendment makes provisions along similar lines to those that I just outlined on Amendment 45. While the Government agree with the noble Baroness on this point, we believe that Amendment 45 addresses the issues in a more detailed way than Amendment 46. I hope that the noble Baroness will be sufficiently satisfied not to move her amendment.

The Government’s amendments will make welcome clarifications to the tenancy deposit legislation. I beg to move.

[Baroness Hayter of Kentish Town (Lab)]

My Lords, I thank the Minister for that. He will not be surprised that I am delighted that the Government have seen sense and tabled their amendments, which are in far more correct language than I managed. They implement the amendment that I moved in Committee, which, as he said, appears in the Marshalled List as Amendment 46.

In Committee the Minister said that my amendment was unnecessary but, to be fair to him, he ensured that discussions took place with the tenancy deposit scheme, which had raised concerns about whether having the letting agent’s name in the paperwork, rather than the landlord’s, was sufficient. Clearly, those discussions persuaded officials that the change was necessary. I congratulate the Minister and the draftsmen on producing Amendment 45 in time for Report. For obvious reasons, we heartily support this and I will not move Amendment 46 when called.

--- Later in debate ---

Moved by

[Lord Ahmad of Wimbledon]

45A: After Clause 29, insert the following new Clause—
“Tenancy deposits: non-compliance with requirements
(1) Chapter 4 of Part 6 of the Housing Act 2004 (Tenancy Deposit Schemes) is amended as follows.
(2) In section 214 (proceedings relating to tenancy deposits), in subsection (1) after “shorthold tenancy” insert “on or after 6 April 2007”.
(3) In section 215 (sanctions for non-compliance)—
(a) for subsection (1) substitute—“(1) Subject to subsection (2A), if (whether before, on or after 6 April 2007) a tenancy deposit has been paid in connection with a shorthold tenancy, no section 21 notice may be given in relation to the tenancy at a time when the deposit is not being held in accordance with an authorised scheme.
(1A) Subject to subsection (2A), if a tenancy deposit has been paid in connection with a shorthold tenancy on or after 6 April 2007, no section 21 notice may be given in relation to the tenancy at a time when section 213(3) has not been complied with in relation to the deposit.”;
(b) in subsection (2A), after “Subsections (1)” insert “, (1A)”.”

--- Later in debate ---

Moved by

[Lord Ahmad of Wimbledon]

46A: After Clause 30, insert the following new Clause—
“Preventing retaliatory eviction
(1) Where a relevant notice is served in relation to a dwelling-house in England, a section 21 notice may not be given in relation to an assured shorthold tenancy of the dwelling-house—
(a) within six months beginning with the day of service of the relevant notice, or(b) where the operation of the relevant notice has been suspended, within six months beginning with the day on which the suspension ends.(2) A section 21 notice given in relation to an assured shorthold tenancy of a dwelling-house in England is invalid where—
(a) before the section 21 notice was given, the tenant made a complaint in writing to the landlord regarding the condition of the dwelling-house at the time of the complaint,(b) the landlord— (i) did not provide a response to the complaint within 14 days beginning with the day on which the complaint was given,(ii) provided a response to the complaint that was not an adequate response, or(iii) gave a section 21 notice in relation to the dwelling-house following the complaint,(c) the tenant then made a complaint to the relevant local housing authority about the same, or substantially the same, subject matter as the complaint to the landlord,(d) the relevant local housing authority served a relevant notice in relation to the dwelling-house in response to the complaint, and(e) if the section 21 notice was not given before the tenant’s complaint to the local housing authority, it was given before the service of the relevant notice.(3) The reference in subsection (2) to an adequate response by the landlord is to a response in writing which—
(a) provides a description of the action that the landlord proposes to take to address the complaint, and(b) sets out a reasonable timescale within which that action will be taken. (4) Subsection (2) applies despite the requirement in paragraph (a) for a complaint to be in writing not having been met where the tenant does not know the landlord’s postal or e-mail address.
(5) Subsection (2) applies despite the requirements in paragraphs (a) and (b) not having been met where the tenant made reasonable efforts to contact the landlord to complain about the condition of the dwelling-house but was unable to do so.
(6) The court must strike out proceedings for an order for possession under section 21 of the Housing Act 1988 in relation to a dwelling-house in England if, before the order is made, the section 21 notice that would otherwise require the court to make an order for possession in relation to the dwelling-house has become invalid under subsection (2).
(7) An order for possession of a dwelling-house in England made under section 21 of the Housing Act 1988 must not be set aside on the ground that a relevant notice was served in relation to the dwelling-house after the order for possession was made.
(8) Subsection (1) does not apply where the section 21 notice is given after—
(a) the relevant notice has been wholly revoked under section 16 of the Housing Act 2004 as a result of the notice having been served in error,(b) the relevant notice has been quashed under paragraph 15 of Schedule 1 to that Act,(c) a decision of the relevant local housing authority to refuse to revoke the relevant notice has been reversed under paragraph 18 of Schedule 1 to that Act, or(d) a decision of the relevant local housing authority to take the action to which the relevant notice relates has been reversed under section 45 of that Act.(9) Subsection (2) does not apply where the operation of the relevant notice has been suspended.
(10) References in this section and section (Further exemptions to section (Preventing retaliatory eviction)) to a relevant notice served, or complaint made, in relation to a dwelling-house include a relevant notice served, or complaint made, in relation to any common parts of the building of which the dwelling-house forms a part.
(11) But subsection (10) applies only if—
(a) the landlord has a controlling interest in the common parts in question, and(b) the condition of those common parts is such as to affect the tenant’s enjoyment of the dwelling-house or of any common parts which the tenant is entitled to use.(12) In this section and section (Further exemptions to section (Preventing retaliatory eviction)) a reference to a complaint to a landlord includes a complaint made to a person acting on behalf of the landlord in relation to the tenancy.
(13) In this section and section (Further exemptions to section (Preventing retaliatory eviction))—
“assured shorthold tenancy” means a tenancy within section 19A or 20 of the Housing Act 1988;
“common parts”, in relation to a building, includes—
(a) the structure and exterior of the building, and(b) common facilities provided (whether or not in the building) for persons who include one or more of the occupiers of the building;“controlling interest” means an interest which is such as to entitle the landlord to decide whether action is taken in relation to a complaint within this section or a relevant notice.
“dwelling-house” has the meaning given by section 45 of the Housing Act 1988;
“relevant local housing authority”, in relation to a dwelling-house, means the local housing authority as defined in section 261(2) and (3) of the Housing Act 2004 within whose area the dwelling-house is located;
“relevant notice” means—
(a) a notice served under section 11 of the Housing Act 2004 (improvement notices relating to category 1 hazards), (b) a notice served under section 12 of that Act (improvement notices relating to category 2 hazards), or(c) a notice served under section 40(7) of that Act (emergency remedial action);“section 21 notice” means a notice given under section 21(1)(b) or (4)(a) of the Housing Act 1988 (recovery of possession on termination of shorthold tenancy).”

[Lord Ahmad of Wimbledon]

My Lords, it is always a pleasure to act on behalf of my noble friend Lord Wallace of Saltaire, in whose name this amendment stands. I may be doing a bad impersonation of him but it is always a pleasure to respond in his name.

A number of amendments relating to retaliatory evictions have been grouped together. For clarity, I will address government Amendments 46A to 46J before moving on to Amendment 52 and, finally, Amendments 46AA, 46AB, 46BA and 46HA.

The private rented sector is an important and growing part of our housing market. It has overtaken the social rented sector in terms of size and is now the second largest tenure with 1.9 million properties housing 4 million households throughout England.

The quality of privately rented housing has improved rapidly over the past decade. The Government are committed to promoting a strong, thriving professional private rented sector where good landlords can prosper and hard-working tenants can enjoy decent standards and receive a service which represents value for money for their rent. However, the behaviour of a small number of rogue landlords has a detrimental impact on tenants. Also, some tenants do not act responsibly, and it can be difficult and time-consuming to evict such tenants where it would be legitimate to do so—for example, because of mistakes made when serving a Section 21 eviction notice.

This amendment to the Bill is designed to be a balanced package of measures that will benefit both tenants and landlords. It covers four areas, which I shall go through briefly. First, it will protect tenants against the practice of retaliatory eviction where they have raised a legitimate complaint about the condition of a property and a local authority has issued a notice confirming that the repair needs to be carried out to avoid a risk to health and safety.

Secondly, the amendment will ensure that tenants are always given at least two months’ notice before they have to move out of their home. This will be done by providing that a Section 21 notice may not be given in the first four months of the tenancy and by introducing an expiry date after which a Section 21 notice ceases to be valid if possession proceedings have not been brought. The purpose of this measure is to deal with an approach adopted by, I stress, a small minority of landlords and letting agents in which they serve an eviction notice at the start of a tenancy. This disreputable practice can result in a tenant having to vacate a property with virtually no notice.

Thirdly, the amendment will make the eviction process more straightforward for landlords where the tenant can legitimately be evicted. It does so through the introduction of a prescribed notice to reduce errors and by removing the need for the date specified in a notice served under Section 21(4)—which relates to the notice to be given in relation to a periodic assured shorthold tenancy—to be the last day of a period of the tenancy, while retaining the requirement to give two months’ notice. We estimate that this measure alone will deliver savings to landlords of about £3 million a year.

The fourth element is to provide that, where a landlord has failed to comply with certain legal obligations, the tenant cannot be evicted using the Section 21 procedure. We envisage that this will apply to existing legal obligations such as the requirement to provide a new tenant with an energy performance certificate and to obtain an annual gas safety certificate. This restriction on the service of an eviction notice would be lifted as soon as these documents were provided.

While some of these changes will involve small one-off costs to landlords, primarily due to the need to familiarise themselves with the legislation, we estimate that this provision will deliver savings to landlords of, as I said, about £3 million per year.

The first part of the amendment introduces much needed protection for tenants against a very small minority of unscrupulous and rogue landlords who knowingly rent out unsafe and overcrowded accommodation and then evict any tenant who makes a complaint about the condition of the property—as I have said, a practice known commonly as retaliatory eviction. The amendment provides that a tenant cannot be evicted for a period of six months where they have requested that a repair is carried out to their home and the local authority confirms that the repair is necessary to prevent a possible risk to the tenant’s health and safety. The landlord will also be required to ensure that the repairs are completed.

As noble Lords will know, this amendment originally started out as a Private Member’s Bill in the other place. The amendment is very similar but there are some differences, which I wish to highlight. One is that we have decided to remove hazard awareness notices from the list of documents that can confirm a health and safety risk. The other notices are an improvement notice and a notice of emergency remedial action. A hazard awareness notice is a document that alerts the building occupier to a potential minor hazard—for example, a cracked window or uneven steps on a staircase.

We took the decision to remove hazard awareness notices from the list as they are normally issued only where there is a relatively small risk to the tenant’s health and safety—for example, in the case of uneven steps on a staircase. It does not require the landlord to actually do anything to rectify the problem. Local authorities will not be prevented from issuing hazard awareness notices. However, doing so would not give a tenant the protection against eviction that they would get if an improvement notice or a notice of emergency remedial action were issued. Local authorities would be aware of that and could be expected to take that fact into account when deciding what action to take following an inspection.

The local authority will also have a crucial role to play more generally. The protection against eviction which this amendment introduces will apply only if the local authority has confirmed that there is a potential health and safety risk. In addition, the tenant must have requested a repair before the serving of a Section 21 eviction notice. The amendment will not cover situations where a landlord serves an eviction notice and the tenant subsequently requests a repair. In addition, the amendment will not apply where a local authority determines that the issue being complained about has arisen because the tenant has breached their duty to use the property in a tenant-like manner. These measures will help to ensure that unfounded complaints are kept to an absolute minimum.

However, we want to ensure that landlords, and indeed tenants, are not left waiting for months and months for a local authority to inspect a property, which I know to be a concern. Therefore, the amendment provides that, by the time that the possession case comes to court, a local authority will need to have carried out an inspection or, where it has carried out an inspection, will need to have decided whether there is a defect that poses a risk to the tenant’s health and safety. If the local authority fails to do so, a tenant will not have a defence to the proceedings on the grounds of retaliatory eviction.

This should not be an onerous burden on local authorities. A tenant must be given at least two months’ notice of eviction under the Housing Act 1988. Typically, it would take a further two months for a possession case to go to court. So, on average, a local authority will have four months to carry out an inspection and decide whether the complaint by the tenant is legitimate. This should be ample time.

Retaliatory eviction is wrong and its continued practice is unacceptable. No tenant should face eviction because they have made a legitimate complaint to the landlord about the condition of their home. These are important amendments which introduce protection for tenants against rogue landlords, but they also contain provisions which we believe will benefit landlords and make it more straightforward to evict tenants in legitimate circumstances.

I move on to other amendments in this group. Amendment 52 is very similar in parts to the Government’s Amendments 46A to 46J. The amendment would protect tenants against the practice of retaliatory eviction where they had raised a legitimate complaint about the condition of a property and a local authority had issued a notice confirming that the repair needed to be carried out to avoid a risk to health and safety. The amendment would introduce protection for tenants against a small minority of unscrupulous and rogue landlords who knowingly rent out unsafe and overcrowded accommodation and then evict any tenant who makes a complaint about the condition of the property.

The amendment provides that a tenant cannot be evicted for a period of six months where they have requested a repair to be carried out on their home and the local authority confirms that the repair is necessary to prevent a possible risk to the tenant’s health and safety. Amendments 46A to 46J are designed to tackle exactly this problem, and in fact they go much further by introducing changes in several related areas. First, they ensure that tenants are always given at least two months’ notice before they have to move out of their home. A small minority of landlords and letting agents have adopted the practice of serving the eviction notice at the start of a tenancy—a point that I made earlier. This disreputable practice can result in the tenant having to vacate a property without notice.

Secondly, as I have already said, the eviction notice makes the process more straightforward for landlords in situations where the tenant can be legitimately evicted. It does so through the introduction of a prescribed notice to reduce errors and by removing the need for the date specified in a notice served under Section 21(4) to be the last day of a period of the tenancy, while retaining the requirement to give two months’ notice. The Government are keen to ensure that we take forward a balanced package of amendments that will help both landlords and tenants.

Thirdly, the amendments provide that where a landlord has failed to comply with certain legal obligations, a tenant cannot be evicted using the Section 21 procedure. We envisage that this will apply to existing legal obligations, as I have already mentioned, in relation to energy performance certificates and the annual gas safety certificate. The government amendment provides protection for tenants against retaliatory eviction. It also, as I have explained, delivers a range of other benefits for landlords.

Amendment 46AA would require tenants to wait for up to 28 days before they could expect their landlord to simply respond to a request by the tenant for repairs to be carried out to the property. At that stage the landlord would be required only to inform the tenant what, if anything, he proposed to do in response to the request. The Government have set a time limit of 14 days for the landlord to respond. In our view this strikes a fair balance between ensuring that landlords are given a reasonable time to respond to a complaint while not expecting tenants to put up with the disrepair in their property for an unreasonably long time. Renting out property is a business transaction and tenants, like any other consumer, have a right to expect their landlord to respond promptly to a request for repairs. In our view, 14 days is a reasonable period in which to require a response. Indeed, in many cases, a much earlier response could and should be expected—for example, if there is a leak in the property or a problem with the heating during the winter months.

There may be situations where a landlord is genuinely unable to respond within that timescale, but even if that is the case, that does not mean that the landlord would automatically be prevented from evicting the tenant for a period of six months. The local authority would still have to inspect the property and determine whether there was a potentially serious health and safety risk. However, it would be open to the landlord at any stage, before the inspection is carried out, to contact their tenant, assess what work needs to be done and arrange for it to be completed. If that has happened by the time of the inspection, and as a result there is no longer a potential risk to the health and safety of the tenant, the local authority will no longer have any role to play. In that scenario, the proposed restrictions on the service of a Section 21 eviction notice would not apply.

Amendment 46AB has the potential to reduce the length of time during which a tenant would be protected against retaliatory eviction. The Government propose that a tenant should be protected against eviction for a period of six months starting from the date that the local authority has determined that a property contains significant health and safety hazards, and has issued either an improvement notice or a notice of emergency remedial action. However, this amendment would reduce that time. Local authorities have a lot of competing demands on their time and it is very unlikely that they could inspect a property instantly, as soon as they have received a complaint from a tenant. If, for example, a local authority did not inspect a property until two months after it had received a complaint, even if a serious health and safety hazard was discovered, a tenant would then be protected against eviction only for a period of four months. That reduction would significantly weaken the protection that the Government have decided tenants must be given against the actions of the very few rogue landlords.

On Amendment 46BA, we are absolutely clear that tenants should pay their rent on the date that it is due. The Government’s proposals do not in any way undermine this central principle. When a tenant has fallen behind with their rent, landlords can use the procedures under Section 8 of the Housing Act 1988 to evict the tenant. Those procedures will remain unchanged and will not be affected in any way by the proposed restrictions on the use of a Section 21 order of the 1988 Act. We do not believe that a tenant should be denied protection from a retaliatory eviction when there are already adequate provisions in existing legislation for dealing with non-payment of rent.

Finally Amendment 46HA would apply to a situation when a tenant is entitled to repayment of any rent they have paid in advance for a period when they no longer occupy the property because the landlord has served a Section 21 eviction notice. It provides that the amount of rent repaid will be offset by an amount equal to any money that may be owed by the tenant to the landlord. The amendment is unnecessary, as there is nothing in the Government’s proposed legislation that would prevent a landlord offsetting any debts owed to them by the tenant against rent that they are liable to repay to the tenant. Therefore, I commend Amendments 46A to 46J and hope that, in the clarifications and assurances, noble Lords who have tabled Amendments 52, 46AA, 46AB, 46BA and 46HA will be minded not to press them.

Amendment 46AA (to Amendment 46)

Moved by

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[Baroness Hayter of Kentish Town]

My Lords, we are very happy to support the Government’s amendment. That is hardly surprising given that, as the noble Earl, Lord Cathcart, reminded the House, my noble friend Lord Stevenson of Balmacara and I tabled a very similar amendment to this—Amendment 50E to the Consumer Rights Bill—precisely to protect tenants against retaliatory eviction. Indeed, had the Government accepted it in principle at that stage, we would have had lots of time to discuss any tweaks and details. Furthermore, of course, that was the appropriate piece of legislation for it. It is exactly something that lives in a Consumer Rights Bill. It is quite hard to think why it should be in the Deregulation Bill but anyway it is here and we welcome the fact of it, and it is clearly the way the Government prefer it.

It is good to see the change of heart because when we moved that amendment in November, the noble Baroness, Lady Neville-Rolfe, who was dealing with it, said that the Government did not think it was necessary because it would not,

“add anything further to the guidance that is already available”.—[Official Report, 24/11/14; col. 761.]

To be fair, she supported the Private Member’s Bill in the other place and the Government have now decided to introduce this legislation, albeit perhaps not in the best vehicle, given that the Consumer Rights Bill is still in Parliament.

It is a shame that the Liberal Democrats who have added their names to the amendment did not share our concerns earlier. The noble Baroness spoke in favour of one of my other amendments, but it would have been nice to have their support when we tried to make letting agents belong to an ombudsman scheme. We got it through but without their help; nor did they support my attempts to get letting agents to put tenants’ rent into protected bank accounts, which would have safeguarded landlords as much as—if not more than—tenants, because when letting agents go walkies with the money it is usually the landlords who pay, but of course it is the tenants’ money that goes. But hey, I guess there is an election coming so now they are on the side of the tenants, and we welcome that support, belated though it might be.

We particularly welcome the Government’s view on this and their bringing forward these amendments. We know that it will please those who have campaigned a long time for this, including Crisis and Shelter, which have been mentioned, and the Brighton and Hove “Home Sweet Home” campaign, which has been working for a better and fairer private rented sector. Its members campaign on behalf of local tenants who are often too scared to speak out or to ask their landlords for repairs because they fear losing their homes. In places such as Brighton, that is not a joke; it does happen. As for the idea that there are rogue tenants—actually, the experience we have is of landlords mistreating their tenants.

These amendments give much-needed protection to tenants, as landlords will no longer be able to evict them in response to a valid complaint about their home. Tenants will no longer have to choose between living in poor conditions and losing their home. Unfortunately, revenge eviction has become a major cause of insecurity, not just in Brighton but elsewhere where there is a lot of pressure on the private rented sector. We want people to feel safe and secure in their own home, creating a fairer system for both tenants and landlords. We believe that these amendments will help achieve that.

We have one slight disappointment. As the noble Lord, Lord Ahmad, said, the hazard awareness notices are not included in these amendments, although they were in the Private Member’s Bill. We have some concerns that without these the protection risks being patchy. Some extra assurance on that would be welcome.

We are also pleased that, from what the Minister said in his introduction, the Government do not seem minded to accept Amendment 46AA in the name of the noble Lord, Lord Howard of Rising, which would extend the period that a tenant can wait before contacting the council from 14 to 28 days. Twenty-eight days is too long for a tenant to wait before legitimately contacting the council. None of us would wait that long if it was our home, especially if it was over Christmas. Therefore, where there is a serious problem that needs seeing to, we agree with the Minister that 14 days is the right balance.

I also pay tribute to the noble Lord, Lord Best, who has saved me from having to give a very robust response to those who fear that these amendments will achieve things that are too much in favour of the tenants and not of the landlords. We think that it is a fair deal between the two sides—although often, as people have said, they are not sides; it is a good relationship.

Meanwhile, given that the Government have decided—perhaps a bit late—to do something to help “generation rent”, it is a shame that it is not part of a wider strategy to ensure that tenants get a fair deal from landlords. We have undertaken to legislate for three-year tenancies, to give renters a stable home and landlords the confidence to invest. We will also stop letting agents charging fees to tenants, which we tried to do in the Consumer Rights Bill, but sadly that bit has not been brought over. However, I should not be churlish. We are delighted with the amendments that the Government have brought forward and we have pleasure in giving them our full support.

[Lord Ahmad of Wimbledon]

My Lords, I thank all noble Lords who have participated in this debate. Again, it demonstrates the great expertise and interest in your Lordships’ House in this important issue. I will seek to answer all the questions that have been raised but if there are specific, technical questions, I add the caveat that I shall of course review all contributions and write accordingly to cover any points that perhaps I have not been able to cover in my response this evening.

I, too, thank the noble Lord, Lord Best, for his support for the government amendments. He always speaks with great expertise on housing issues across the board, so his support is most welcome. I hope it continues for the later part of the evening but we shall come to that shortly. I also thank my noble friends Lady Bakewell and Lord Stoneham for their support for the Government’s position. In thanking other noble friends who perhaps have not been totally supportive, I of course recognise the concerns that have been expressed across a range of issues and hope that I can address most of them in my response.

My noble friend Lord Howard asked about tenants who stop paying rent once they have made a complaint. I assure my noble friend that in this regard the amendment under no circumstances permits the tenant to stop paying rent, and the tenant will be obliged to pay. It provides that a Section 21 eviction notice can be invalidated only if a tenant’s complaint is supported by confirmation from the local authority. Indeed, if a Section 21 eviction notice cannot be served for a specified period, the tenant is still contractually obliged to continue paying rent. Failure to do so, as I said in my opening remarks, would leave them liable to eviction under Section 8 of the Housing Act 1988.

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Moved by

[Lord Ahmad of Wimbledon]

46B: After Clause 30, insert the following new Clause—
“Further exemptions to section (Preventing retaliatory eviction)
(1) Subsections (1) and (2) of section (Preventing retaliatory eviction) do not apply where the condition of the dwelling-house or common parts that gave rise to the service of the relevant notice is due to a breach by the tenant of—
(a) the duty to use the dwelling-house in a tenant-like manner, or(b) an express term of the tenancy to the same effect.(2) Subsections (1) and (2) of section (Preventing retaliatory eviction) do not apply where at the time the section 21 notice is given the dwelling-house is genuinely on the market for sale.
(3) For the purposes of subsection (2), a dwelling-house is not genuinely on the market for sale if, in particular, the landlord intends to sell the landlord’s interest in the dwelling-house to—
(a) a person associated with the landlord,(b) a business partner of the landlord,(c) a person associated with a business partner of the landlord, or(d) a business partner of a person associated with the landlord.(4) In subsection (3), references to a person who is associated with another person are to be read in accordance with section 178 of the Housing Act 1996.
(5) For the purposes of subsection (3), a business partner of a person (“P”) is a person who is—
(a) a director, secretary or other officer of a company of which P is also a director, secretary or other officer, (b) a director, secretary or other officer of a company in which P has a shareholding or other financial interest,(c) a person who has a shareholding or other financial interest in a company of which P is a director, secretary or other officer,(d) an employee of P,(e) a person by whom P is employed, or(f) a partner of a partnership of which P is also a partner.(6) Subsections (1) and (2) of section (Preventing retaliatory eviction) do not apply where the landlord is a private registered provider of social housing.
(7) Subsections (1) and (2) of section (Preventing retaliatory eviction) do not apply where—
(a) the dwelling-house is subject to a mortgage granted before the beginning of the tenancy,(b) the mortgagee is entitled to exercise a power of sale conferred on the mortgagee by the mortgage or by section 101 of the Law of Property Act 1925, and(c) at the time the section 21 notice is given the mortgagee requires possession of the dwelling-house for the purpose of disposing of it with vacant possession in exercise of that power. (8) In subsection (7)—
(a) “mortgage” includes a charge, and(b) “mortgagee” includes a receiver appointed by the mortgagee under the terms of the mortgage or in accordance with the Law of Property Act 1925.”

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Moved by

[Lord Ahmad of Wimbledon]

46C: After Clause 30, insert the following new Clause—
“Notice to be provided in relation to periodic assured shorthold tenancies
In section 21 of the Housing Act 1988 (recovery of possession on termination of shorthold tenancy), after subsection (4) insert—“(4ZA) In the case of a dwelling-house in England, subsection (4)(a) above has effect with the omission of the requirement for the date specified in the notice to be the last day of a period of the tenancy.””

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Moved by

[Lord Ahmad of Wimbledon]

46H: After Clause 30, insert the following new Clause—
“Repayment of rent where tenancy ends before end of a period
After section 21B of the Housing Act 1988 insert—“21C Repayment of rent where tenancy ends before end of a period
(1) A tenant under an assured shorthold tenancy of a dwelling-house in England is entitled to a repayment of rent from the landlord where—
(a) as a result of the service of a notice under section 21 the tenancy is brought to an end before the end of a period of the tenancy, (b) the tenant has paid rent in advance for that period, and (c) the tenant was not in occupation of the dwelling-house for one or more whole days of that period. (2) The amount of repayment to which a tenant is entitled under subsection (1) is to be calculated in accordance with the following formula—
where— R is the rent paid for the final period;
D is the number of whole days of the final period for which the tenant was not in occupation of the dwelling-house; and
P is the number of whole days in that period.
(3) If the repayment of rent described in subsections (1) and (2) has not been made when the court makes an order for possession under section 21, the court must order the landlord to repay the amount of rent to which the tenant is entitled.Nothing in this section affects any other right of the tenant to a repayment of rent from the landlord.””

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Moved by

[Lord Ahmad of Wimbledon]

46J: After Clause 30, insert the following new Clause—
“Application of sections (Preventing retaliatory eviction) to (Repayment of rent where tenancy ends before end of a period)
(1) Subject to subsections (2) and (3), a provision of sections (Preventing retaliatory eviction) to (Repayment of rent where tenancy ends before end of a period) applies only to an assured shorthold tenancy of a dwelling-house in England granted on or after the day on which the provision comes into force.
(2) Subject to subsection (3), a provision of sections (Preventing retaliatory eviction) to (Repayment of rent where tenancy ends before end of a period) does not apply to an assured shorthold tenancy that came into being under section 5(2) of the Housing Act 1988 after the commencement of that provision and on the coming to an end of an assured shorthold tenancy that was granted before the commencement of that provision.
(3) At the end of the period of three years beginning with the coming into force of a provision of sections (Preventing retaliatory eviction) to (Compliance with prescribed legal requirements) or section (Repayment of rent where tenancy ends before end of a period), that provision also applies to any assured shorthold tenancy of a dwelling-house in England—
(a) which is in existence at that time, and(b) to which that provision does not otherwise apply by virtue of subsection (1) or (2).”

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[Lord McKenzie of Luton (Lab)]

My Lords, we should be grateful to the noble Lord, Lord Best, for moving this amendment, which we wholeheartedly support. If there were any doubt as to whether we were going to support it, praying in aid Nye Bevan just about did it for us. I welcome my noble friend Lady Wilkins back to the House and acknowledge her knowledgeable contribution on an issue on which she has campaigned over a long time. It is good that the noble Lord, Lord Shipley, and the noble Baroness, Lady Gardner, are on the same page as well.

We support the review of housing standards: a lot of good work has come out of it. However, one of the consequences, as we have heard, was that lifetime home standards and wheelchair-accessible standards have become optional extras. That is really the issue before us today. The noble Lord, Lord Best, has probed with a series of questions and I hope that the nature of those questions means that the Minister has ready and satisfactory replies to them all.

I draw the Minister’s attention to a couple of paragraphs of the housing review document. On page 6, paragraph 14, it says:

“Unlike other Building Regulations requirements the optional requirements described in the Approved Documents will not be mandatory. They will only be applicable where a local planning authority has put a plan policy in place specifically triggering the application of the optional requirement or nationally described space standard in particular circumstances. Neighbourhood Planning Bodies (and Neighbourhood Development Orders) will only be able to apply the space standard, and not optional requirements”.

Will the Minister tell us why that is the case? Perhaps more importantly, paragraph 21, which looks at applying optional requirements and nationally described standards, states:

“The first step is for a local planning authority to stipulate that an optional requirement or the nationally described space standard applies in that area. As stated already, this must be set in plan policies, which have been subject to normal Plan Examination processes. It would not be appropriate to apply optional requirements or the space standard through supplementary planning guidance, since this is not subject to a sufficient level of scrutiny”.

Have the Government moved on from that, or is that still applicable?

I have one small observation in relation to financial viability and cost. If the additional cost is £500 to £1,000, that is one or two weeks in a care home invested in a home on lifetime standards now. That obviously obviates that, going forward. I hope the Minister can satisfy us on those requirements, because it would be a great shame, given all the progress that has been made on lifetime home standards—particularly in London—if these developments were to push those backwards.

[Lord Ahmad of Wimbledon]

I thank all noble Lords, particularly the noble Lord, Lord Best, for raising this issue. As he is aware, we have been in regular correspondence on this issue. Before going any further, however, I would like to join the noble Lord, Lord McKenzie, in welcoming back the noble Baroness, Lady Wilkins, to her rightful place in your Lordships’ House. I, too, welcome her contribution here this evening.

The noble Lord, Lord Best, has rightly set out his concerns about the way in which the proposed building regulations’ optional requirements will operate, particularly in relation to issues of access. Let me say that the Government understand these concerns. I have written to the noble Lord with reassurances about the clause, explaining how the evidence gathering will work. I assure your Lordships that we will be issuing planning guidance shortly, to help authorities assemble evidence to use the new optional requirements. I hope that the letters that I have written to the noble Lord, Lord Best, have provided that level of reassurance, but I think it is important that I summarise some of the key points that have been raised in his questions.

Let me just put the amendment into context. In this particular context, we believe that the amendment is not needed, because Clause 31(4) is merely a general fallback power, a reserve power enabling the Government to use regulations to set out conditions for the way in which optional requirements should be used, but only if necessary. They might be necessary, for example, if the system is being misused in some way, or used without sufficient rigour; or if there are problems applying the new regulations. It could be that the guidance proposed does not have the effect expected or is not followed. The new system is based on an approach no different from how local planning authorities gather evidence to justify planning policies now. For the benefit of noble Lords, I will set out the key points about how it will work.

Optional requirements will allow local authorities to set building standards that are higher than those in the building regulations. They are a new concept in building regulations, and are widely supported following our consultation on this matter. They are an important new tool, which I am sure noble Lords will agree should be used appropriately. For the first time ever, we have put a series of housing standards into the building regulations, such as on lifetime homes and wheelchair housing. Giving these areas the full force of building regulations is a major new step that I hope will be welcomed by all noble Lords.

However, because not every new home needs to be built to such standards, and because it is costly to do so, we will let local authorities decide how to target the standards based on local needs, provided the standards do not make local housing developments unviable. The Government intend to issue planning guidance on matters to be taken into account by local authorities to work out their local needs, such as the proportion of older or disabled people. We consulted on the matters to be covered in that guidance. This will mirror the approach taken with planning guidance which supports the National Planning Policy Framework.

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[Baroness Hanham]

I hesitate ever to come in on a point of principle but my noble friend Lady Gardner said that she wanted Amendments 47 and 48 to be grouped, and that is what we have done. Have we spoken to Amendment 47 separately? Is there any way in which we can get this settled? I have spoken to the group commencing with Amendment 48, not Amendment 47. I was waiting for the noble Lord, Lord McKenzie, to come in and speak to his amendments. It seems to me that my noble friends Lord Tope and Lord Lytton have also spoken to the group starting with Amendment 48. I am sure that there must be a quick way of getting this sorted so that we are all speaking to the group commencing with Amendment 48.

[Lord Ahmad of Wimbledon]

My noble friend makes a totally valid point and I apologise—there should have been some closure with regard to Amendment 47. Perhaps I may suggest that I respond specifically to the issues around Amendment 47 and then we can move on. I understand that the amendment, having been called, will need to be withdrawn. Therefore, if my noble friend Lady Gardner is minded to speak to Amendment 48, perhaps she can, first, withdraw Amendment 47, as that will be a useful way of moving on to the more substantive debate.

[Baroness Gardner of Parkes]

I will do so unless anyone wishes to speak.

[Baroness Gardner of Parkes]

No, I have not spoken to Amendment 48.

[Lord Ahmad of Wimbledon]

Unless other noble Lords suggest anything else, what I propose may be the most practical way forward. If my noble friend is minded to withdraw her amendment, we can move on to the substantive debate. Because of the confusion, I suggest that that is what she does. If she wishes to speak to Amendment 48, that is her choice, although I think that many of her points have been covered. However, this is a self-governing House and it is for the House to agree to that. I ask her to withdraw Amendment 47 to allow us to move on to the substantive debate, but of course I succumb to the will of the House on that.

[The Deputy Speaker (Lord Geddes) (Con)]

The noble Baroness has to indicate that she wishes to withdraw her amendment.

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[Lord Ahmad of Wimbledon]

My Lords, first, I thank all noble Lords who have taken part in the debate, but make special mention of my noble friend Lady Gardner. I know that she had a fall yesterday and I am glad to see her in her rightful place today. We were concerned that on such an important issue we might not see my noble friend in her place. Much as some of the questions she has posed are challenging, I wish her well in any subsequent recovery. As we have seen again today, she has put forward some very compelling arguments in respect of her position.

I will also say from the outset that I of course understand that noble Lords are keen to ensure that any relaxation of legislation governing short-term letting in London is available only to residents, so that they can make their property available when they are away for a limited duration, not to allow non-residents to use property almost or exclusively for short-term letting. I confirm that this is exactly the aim of the Government’s proposals. We clarified our intentions for the reform of legislation on short-term letting of residential accommodation in London in a policy document that was shared with your Lordships, as my noble friend Lord Tope said, on 6 February. I am sure we can come up with varying definitions of “short” and what have you, but it is late in the day, so I will not dwell on that too long.

Section 25 of the Greater London Council (General Powers) Act 1973 provides that the use of residential premises for temporary sleeping accommodation for less than 90 consecutive nights is change of use, for which planning permission is required. London residents face a possible fine of up to £20,000 for each offence of failing to secure planning permission. There are currently, as I am sure noble Lords appreciate, thousands of London properties advertised on websites for use as short-term accommodation. However, each potentially is in breach of Section 25 as it stands.

In response to our Review of Property Conditions in the Private Rented Sector, the new policy document that I referred to sets out the Government’s approach to modernising the legislation so that residents can allow their homes to be used on a short-term basis without unnecessary bureaucracy. The Government have carefully considered the views put forward in responses, and I thank the noble Lord, Lord McKenzie, for acknowledging the time that I have certainly sought to take to respond to some of the concerns of noble Lords on this issue. In bringing forward our reforms, we will therefore seek to make provision for safeguards to protect London’s housing supply and residential amenity and provide the ability for local exemptions to be made which would exclude specified premises or areas from the changes.

The Government want to enable London residents to participate in the sharing economy and to enjoy the same freedom and flexibility as the rest of the country, without the disproportionate burden of requiring planning permission. This policy is aimed at helping residents, not at providing opportunities for change of use from residential to business premises. In order to address the issues raised and to respond to some of the concerns, the Government intend to restrict short-term letting of residential premises to a maximum of 90 days in the calendar year, so that properties cannot be used for short-term letting on a permanent basis throughout the year.

I also confirm that we intend to include the requirement that properties must be liable for council tax, to exclude business premises. I also assure my noble friend Lord Tope that the new flexibility can be withdrawn following a successful enforcement action and that, in exceptional circumstances, local authorities will be able to request that the Secretary of State agree to small localised exemptions from the new flexibility, where there is a strong case to do so. In response to the issue around regulations, I say to noble Lords that the Government intend to consider the matters I have just mentioned in deciding the most appropriate way to bring these measures forward into law.

For completeness, it is appropriate for me briefly to mention Amendment 47, which sought to restrict the ability to let residential property on a short-term basis, without planning permission, to those times that coincide with,

“a major national or international sporting or entertainment event”.

It would be extremely challenging to define such events in a way that would exclude many other sporting or entertainment events that occur in London on a weekly or even daily basis; for example, European or international football matches and major concerts at venues such as Wembley and the O₂ arena. I am grateful to my noble friend for withdrawing that amendment.

I will respond to some of the questions that have been raised. My noble friend Lady Gardner raised some concerns about Parliamentary Answers. It has been confirmed to me that I provided Written Answers to her Questions. Perhaps they were not as complete as she expected but I have checked the records; those Answers were provided and referred to the policy document and the fact that this would be made available before Report, which I hope has indeed been done.

My noble friend Lord Tope raised the issue of not consulting, in particular with Westminster Council. I assure my noble friend that my officials have met with London Councils officials and representatives from a number of London boroughs, including Westminster.

My noble friend Lady Gardner raised the issue of tax liability. We expect people to pay tax where they are liable. The “Rent a Room” scheme to encourage people to take in lodgers provides a tax allowance on income received from renting out a room; it is a long-standing provision. My noble friend also talked about subletting in Camden. To confirm, a tenant will need to check with their landlord whether under the terms of their tenancy they can sublet. We do not seek to discriminate between people who own their property and tenants.

Amendments 48 and 49ZA would restrict the ability to let properties on a short-term basis, without planning permission, to no more than 30 days a year, as my noble friend Lady Hanham said. Amendment 48 would also prevent hosts being able to accept bookings from overnight guests at less than seven days’ notice, and would require them to notify the local authority of every single letting. It would allow local authorities to establish a fast-track notification process and introduce an administration fee. Amendment 49C would also require notice of short-term letting, and its intended duration, by the property owner.

We want to deregulate in order to provide the ability to let property on a short-term basis for 90 nights per year. This will provide residents with meaningful and proportionate freedom and flexibility in how they use their property. The Government believe that a limit of 30 nights is unduly restrictive. One of the major advantages of the internet is the ability to make transactions quickly and flexibly, and we want our reforms to facilitate this. A requirement for seven days’ notice would unreasonably limit the ability of hosts to offer accommodation to customers seeking to book at shorter notice.

[Baroness Hanham]

My Lords, for clarity, my amendment said 30 days. In speaking to it, I did not support the situation about the seven days’ notice, nor did I do anything other than say that we would want a short, light-touch registration, which could be up to as much as a year—very much supporting what the noble Lord said. It is important to get the nuances, which are slightly different, and I tried to make them clear but we were in a muddle about where we were.

[Lord Ahmad of Wimbledon]

The noble Baroness is always well placed to clear up muddles, as she has done so again. I fully accept that she spoke specifically to the issue of the 30 days.

Amendment 49, which would restrict the deregulation only to those properties which are the principal and permanent residence of the owner, and Amendment 49ZA, which would restrict the deregulation to the principal London residence of their owner, are unnecessary and overbearing. They would unreasonably prevent tenants carrying out short-term letting, which may be permitted within the terms of their lease. It would also prevent people short-term letting who may have another residence outside London, even though the London property would be viewed very much as their home.

Amendments 49A and 49B would remove the ability of the Secretary of State to direct that specified areas should be exempt from the changes. The Government want to be able to grant exemptions but only in exceptional circumstances and where a strong case has been made by the local authority. Otherwise, we want to be clear that our aim is to provide the same rights for all Londoners in all local authority areas.

The amendments would create different regulatory approaches across the capital, potentially resulting in differences between local authority areas. Residents would find that their near neighbours had either greater or lesser freedoms to short-term let their property, without any apparent justification.

Amendment 49C would remove the deregulation measures where a relevant enforcement process had taken place. It would also require the Secretary of State to make regulations for local exemptions where there were strong amenity grounds. I can assure noble Lords that we intend to provide that the new flexibility can be withdrawn following a successful enforcement action and that, in exceptional circumstances, local authorities will be able to request that the Secretary of State agree to small localised exemptions from the new flexibility where there is a strong case to do so.

Amendment 50 is also unnecessary in the Government’s view. It is already the case that anyone carrying out illegal short-term letting risks a planning enforcement fine of up to £20,000. It is already possible for local authorities to apply for costs in the event of unreasonable behaviour during an appeal against enforcement action.

I assure noble Lords that the Government’s intention is only to deregulate Section 25 to allow residents occasionally to let out their property on a short-term basis; for example, when they are away on holiday. We are not seeking to create new opportunities for short-term letting on a permanent basis. Our policy document shows how we intend to achieve this in a way which balances the reasonable aspirations of residents to let out their homes temporarily with safeguards to prevent abuse of our reforms.

For these reasons, it is the Government’s belief that Clause 33 should remain part of the Bill. I fully acknowledge that differing views have been expressed by noble Lords, but I think that it is the shared intention of the Government and your Lordships to allow letting of property for residents but not on a commercial basis. I hope that some reassurance has been provided by what I have said and I urge noble Lords not to press their amendments.

[Baroness Gardner of Parkes]

My Lords, I thank the Minister for his reply. He said that he doubted that his previous replies were negative or non-existent, but he should just check his Written Answer dated 7 January in response to my Question referring back to his earlier Answer—my original Question was for oral answer. There was simply no reply at all to Written Question HL3615, which was then repeated. I have gone back on it yet again and there is still no answer.

[Lord Ahmad of Wimbledon]

I will review those Answers with officials and get back to my noble friend specifically on them. If there are other points that she wishes to make, perhaps we could move on.

--- Later in debate ---

Moved by

[Lord Ahmad of Wimbledon]

51A: After Clause 33, insert the following new Clause—
“Designation of urban development areas: procedure
(1) Section 134 of the Local Government, Planning and Land Act 1980 (urban development areas) is modified as follows in relation to an order under subsection (1) of that section designating any area of land in England as an urban development area that is contained in an instrument laid before Parliament on or before 31 March 2016.
(2) The section has effect as if after subsection (1) there were inserted—
“(1A) Before making an order under subsection (1), the Secretary of State must consult the following persons—
(a) persons who appear to the Secretary of State to represent those living within, or in the vicinity of, the proposed urban development area;(b) persons who appear to the Secretary of State to represent businesses with any premises within, or in the vicinity of, the proposed urban development area;(c) each local authority for an area which falls wholly or partly within the proposed urban development area; and(d) any other person whom the Secretary of State considers it appropriate to consult.”(3) The section has effect as if for subsection (4) there were substituted—
“(4) A statutory instrument containing an order under subsection (1) is subject to annulment in pursuance of a resolution of either House of Parliament.”
(4) The duty to consult under section 134(1A) of the Local Government, Planning and Land Act 1980 (inserted by subsection (2) above) may be satisfied by consultation before this section comes into force.”

[Lord Ahmad of Wimbledon]

My Lords, the Government’s aim is to promote and support the regeneration of brownfield land and the creation of new, locally led garden cities. This is not news, nor is the fact that Urban Development Corporations can play a key role in driving forward the delivery of large-scale development. This is especially true in areas where previous ambitions have failed to progress.

Urban Development Corporations—UDCs—are statutory bodies which are established under the Local Government, Planning and Land Act 1980, whose objective is to regenerate designated urban development areas. Urban development areas and corporations are established by affirmative orders, which, if held to affect private interests, can be declared to be hybrid by the House and therefore become subject to the hybrid instruments procedure. Once declared hybrid, the order is open to allow private interests to petition. This has happened in respect of all previous urban development areas and Urban Development Corporations.

A hybrid procedure is time-consuming and can be costly for all parties, involving processes of representations and hearings over what can be a substantial time. The formation of an urban development area or an Urban Development Corporation does not, in the Government’s opinion, impact on the private rights of individuals and businesses in the area. The powers available to Urban Development Corporations are already available to local authorities, notably in development management planning powers and, where necessary, compulsory purchase. We therefore do not consider that the creation of an urban development area or corporation gives rise to a loss of rights. It is the Government’s view that the hybrid procedure is not necessary in the case of statutory instruments establishing urban development areas and corporations, provided that there is proper consultation with individuals, businesses and local authorities in the area concerned before the statutory instrument is presented to Parliament.

The Government propose to create a statutory duty to consult. It would require the Secretary of State to consult,

“persons who appear to … represent”,

residents and businesses, local authorities and anyone else who the Secretary of State considers appropriate. The proposed duty to consult would increase the level of public scrutiny that proposals of this nature must undergo. It would ensure that anyone who wishes to can respond to a consultation and express their views and concerns.

Under the current legislation, there is no statutory duty to consult on the creation of an Urban Development Corporation. When the 1980 Act was passed, the affirmative and hybrid procedure was the only express means for local residents to influence government policy. Establishing a statutory duty to consult provides people with an opportunity to participate early in the policy-making process and voice concerns at the point at which they arise, rather than waiting for a chance to petition once a statutory instrument is laid before Parliament.

The way in which people engage with government has improved and changed greatly in recent years. The advent of new technology means that it is now quicker, easier and cheaper for members of the public to raise their concerns through consultation—more so than by bringing a petition in front of your Lordships’ House. Replacing the hybrid procedure with a statutory consultation duty would reflect this change in the way people now interact with government and the policy process. The Government therefore remain of the view that the negative procedure, subject to a statutory duty to consult, is the appropriate procedure for establishing UDCs.

I should like to place on record my particular thanks to the noble Lord, Lord McKenzie, for his participation in discussions on how to proceed on this matter. I know he shares my view that we want to see progress in taking this proposal forward. The inclusion of a 12-month sunset provision, with an expiry date of 31 March 2016, demonstrates our commitment to the regeneration of areas where development is waiting to happen. Any statutory instruments establishing an urban development area or Urban Development Corporation, if laid after 31 March 2016, would revert to the current, affirmative, procedure. It would be for a future Government to propose longer-lasting changes beyond the sunset date, and for the Parliament of the day to debate and decide on such changes. The Government have previously argued that such a change would be appropriate for all the reasons I have described, but we recognise that this issue will not be resolved in the current Parliament.

If the changes we are proposing to the Bill are approved, then, following Royal Assent, the Government will lay a statutory instrument establishing an urban development area and corporation for Ebbsfleet. The Government have already consulted on this proposal, and have published a report demonstrating the support expressed for our proposals in the consultation responses. Given the progress that has been made in recent weeks and months, and the strong case for an Urban Development Corporation at Ebbsfleet, it is perfectly reasonable that we should now move forward with establishing the Ebbsfleet Development Corporation as soon as possible. I therefore hope that this amendment carries your Lordships’ support, and I beg to move.

[Lord Avebury]

My Lords, if the provisions regarding short-term lettings were unsatisfactory, these provisions coming before your Lordships at this stage of the Bill are unsatisfactory in spades. The amendments that we are now looking at are in substitution of the new clauses reducing the power of Parliament over the order-making power to designate land as urban development areas and to establish Urban Development Corporations. The Delegated Powers Committee received those amendments originally on 25 October, and a memorandum explaining the nature and purpose of the proposals on 26 October, giving it time to report at lightning speed on 29 October. The report severely criticised the original proposals as a breach of the undertaking in the consultation document to obtain express parliamentary approval for these proposals, and called on the Government to withdraw them before the next stage in Committee.

The amendments were accordingly withdrawn but, unfortunately, as the Delegated Powers Committee pointed out in its further report published yesterday, the two new clauses that we are now considering still provide for parliamentary approval to be via negative, rather than affirmative, resolution until 31 March 2016. This means that until that date, interested parties would not have the right to petition against orders designating UDAs and establishing UDCs, as has always been the case in the past, leading to the hearing of evidence in a committee on the matters raised in the petition. The Government recognise that your Lordships would need time to consider and debate such a major reduction of our powers of scrutiny, but are insisting that in the case of Ebbsfleet—the only proposal likely to be affected by these amendments—they must pre-empt a more general debate.

I understand that in the consultation, some three-quarters of the respondents were in favour of this new town and one-quarter of them were against. That does not tell us whether any of the antis would have gone to the length of petitioning, but any who were minded to do so have been deprived of their rights although, as the Delegated Powers Committee points out, the Government gave no indication of this in the consultation. I am keen that Ebbsfleet should go ahead rapidly, but I regret the Government’s assumption that they could trample on the rights of scrutiny and the rights of private interests to be heard. They should have started the Deregulation Bill earlier in the Session or, at the very least, they should have found time for a debate on the proposal in the Minister’s letter that the negative procedure is appropriate for all UDC proposals, subject to a statutory right to consultation. I make no comment on the Government’s argument in the memorandum they submitted to the Delegated Powers Committee that the affirmative procedure leads to uncertainty, delay and a loss of business confidence which acts as an impediment to the process of regeneration that the UDCs are expected to deliver.

We are talking here about taxpayers’ expenditure of £1 billion on the infrastructure of these new towns, the first at Ebbsfleet in Kent, followed by others at Bicester, Ashford, Oxford and Northstowe in south Cambridgeshire. If the advice of David Rudlin, the winner of the Wolfson Economics Prize is being followed, they are the precursors to a further 35 similar new towns, giving a total of some 600,000 new dwellings, that will,

“take a confident bite out of the green belt”.

Ebbsfleet is entirely brownfield, as we have discussed, but that cannot be true of all 40 new towns that are planned. How do the Government intend to amend the National Planning Policy Framework to avoid inconsistency between the NPPF’s severe restrictions on development in the green belt and the new towns policy of taking a confident bite out of it? Or do they intend to make ad hoc decisions in each case as it arises?

Will the Minister say how the new towns will make a proportionate contribution towards meeting the dire national shortage of affordable homes? In the case of Ebbsfleet, Land Securities says that it has plans to develop up to 10,000 homes, but is there not a Section 106 agreement for the company to make a contribution towards infrastructure costs in lieu of any obligation to ensure that a given proportion of the homes are affordable? In his helpful letter of 9 February, my noble friend said that the UDC will not have plan-making powers but will have to determine applications within the context of the affordable housing policies set out in the Dartford and Gravesham local plan core strategies, both of which require private housing developers to deliver 30% of the units as affordable housing.

Land Securities is not building any houses itself, but will reach deals with housebuilders on parcels within the site. The Section 106 agreement that the company reached with Dartford Borough Council does not require any affordable homes, the money being allocated to schools. The local MP, Gareth Johnson, says it would be wrong to suggest that there will not be any affordable homes and that it would be a matter for the local development corporation, but surely that is not the way it works. Since all the land is owned by a single company and its objective will be to maximize returns for its shareholders, the LDC will have no say in the matter, unless it uses its compulsory purchase powers. Will there be anything in the rules of the LDC that will encourage it to use those powers to achieve a proportionate mix of affordable housing? How else does the Government think that Ebbsfleet and the other new towns will make any provision for people who cannot afford to buy?

I also asked my noble friend last week how the Government would ensure that LDCs would provide appropriate accommodation for caravan-dwelling Travellers, whose needs are even less likely to be a priority for developers. My noble friend said that they would be required to plan for the needs of Travellers in the same way as local authorities. Does that mean that they have to start from scratch with a needs assessment? Would it not be simpler for them to reach agreements with the local authorities contributing to their area to assume responsibility for a proportion of the needs that have already been identified and assessed by those councils?

--- Later in debate ---

[Lord Ahmad of Wimbledon]

My Lords, I am grateful both to my noble friend and to the noble Lord, Lord McKenzie, for their contributions. I will briefly answer some of the questions raised by my noble friend Lord Avebury, and will of course write to him on what I am unable to cover. He asked a question on Gypsy and Traveller provision within Ebbsfleet. The responsibility under the Housing Act 2004 rests with the local housing authority, and it will be for the Ebbsfleet Development Corporation to discuss, with both Dartford and Gravesham Borough Councils in the context of their respective local plans—which remain the development plans for Ebbsfleet—and their Gypsy and Traveller accommodation assessments, what provision may be needed in the UDC area.

My noble friend also asked a question—to which I also responded to him in writing—about whether there will be any element of affordable housing. The development corporation will not have plan-making powers and will, therefore, as I said to him earlier, work within the context of affordable housing policies set out in the local authorities’ existing development plans. He also asked about Section 106 and land securities. There is a Section 106 agreement in place. He also raised issues about the DPRRC’s report. I am grateful for the advice that we have got from the DPRRC. I have written directly to my noble friend Lady Thomas and am happy to share this letter. On the substance of the proposals, I know that my honourable friend Brandon Lewis proposes to make a Statement in the House on the substance of progress at Ebbsfleet, as parliamentary time allows.

I am grateful to the noble Lord, Lord McKenzie, for allowing us to reach a sensible way forward on this. Based on that, and just for clarity, I commend the amendment to the House and hope that the new clause will be inserted into the Bill.

Amendment 51A agreed.

Moved by

[Lord Ahmad of Wimbledon]

51B: After Clause 33, insert the following new Clause—
“Establishment of urban development corporations: procedure
(1) Section 135 of the Local Government, Planning and Land Act 1980 (urban development corporations) is modified as follows in relation to an order under that section establishing an urban development corporation for an urban development area in England that is contained in an instrument laid before Parliament on or before 31 March 2016.
(2) The section has effect as if after subsection (1) there were inserted—
“(1A) Before making an order under this section, the Secretary of State must consult the following persons—
(a) persons who appear to the Secretary of State to represent those living within, or in the vicinity of, the urban development area;(b) persons who appear to the Secretary of State to represent businesses with any premises within, or in the vicinity of, the urban development area;(c) each local authority for an area which falls wholly or partly within the urban development area; and(d) any other person whom the Secretary of State considers it appropriate to consult.” (3) The section has effect as if for subsection (3) there were substituted—
“(3) A statutory instrument containing an order under this section is subject to annulment in pursuance of a resolution of either House of Parliament.”
(4) The duty to consult under section 135(1A) of the Local Government, Planning and Land Act 1980 (inserted by subsection (2) above) may be satisfied by consultation before this section comes into force.”

Deregulation Bill

Lord Ahmad of Wimbledon Excerpts

Thursday 30th October 2014 Grand Committee

[Baroness Hanham (Con)]

My Lords, I apologise to the Committee that I have not had the opportunity so far to take part on the Bill. I do so now as a very new co-president of London Councils and as a freeman of the Royal Borough of Kensington and Chelsea, of which I am a former leader.

I want to intervene on this issue because I am long enough in the tooth, as my noble friend is, to remember the 1973 Act being introduced. It was introduced then because there was an experience of a transient population developing within London along with scarce housing. They were coming in for a short time, going away again and not contributing at all to the settled population. I wish that that situation had changed but in fact it has not. Central London is still the magnet for people coming here for a short time. Why do we worry about that? I think that it is because it destabilises the population and the use of accommodation. It makes it almost impossible for a local authority to know what its property, or the property within the borough, is being used for.

The noble Lord, Lord Mawson, spoke about having proper regulation, but there is proper regulation. What is happening in the Bill takes that proper regulation away. It seems absolutely essential that the local authority should have the oversight of what is going on. An application has to be made to it for practically everything else to do with property, so it should be able to see what is going on and to approve, or not, the short-term use. Perhaps I may go back to the suggestion that this is stopping people letting out their homes for a short time. Nobody is looking at that. What they are looking at is somebody who owns a property and then deliberately turns it into not a buy-for-let but a buy-for-rent for six weeks or so.

In my own area, you often see people coming into quite expensive accommodation. They put their suitcases behind them and go in, and you have no idea who they are. They vanish again a week later and somebody else turns up. That is not at all helpful for stability and it certainly does not help us with the transient nature of the situation. Central London boroughs may suffer from that more than others: Westminster, Kensington and Chelsea, and probably Camden.

Secondly, there has been an enormous amount of new development in London which is not necessarily of any use to local residents. It will be made of less use to local residents if some of those really big glass buildings, even at the rents that are charged, are let out on a short-term basis. The coming and going there will be absolutely uncontrollable.

I do not know what mischief has brought this clause about. I very much hope that my noble friend Lord Ahmad will be able to tell us, because the legislation seems to have been running along quite happily, doing what it is meant to do, for more than 30 years. Why suddenly, at this moment when London is in turmoil, a perpetual fever, of people, including tourists, coming and going—apart from the fact that this is an opportune Bill to put it in—is it important?

My borough, the Royal Borough of Kensington and Chelsea, is very alarmed about this. It has made its position clear. One of the reasons why I support the opposition to the clause, as well as the amendments, is that it will be badly affected. Other boroughs may not be as badly affected, but if this is a matter where each borough will make up its mind about deregulation, that is its choice, its power and its local decision if its local residents support it. I do not think that there is a role here for the Secretary of State in making a decision that affects a local authority area that much.

It is London that is affected by the Bill. London was deliberately affected by the London Government Act because of the situation then. I doubt that any other city has the pressure that London has now—although that may develop. I very much hope that the clause will be reconsidered, because I think it is unnecessary. London has spoken before about this. People who want to let their houses when they go away must be exempted. As it stands, I am very much against the clause.

[The Parliamentary Under-Secretary of State, Department for Communities and Local Government (Lord Ahmad of Wimbledon) (Con)]

My Lords, first, I thank all noble Lords for their contributions to the debate. Many noble Lords have spoken from their personal experience in London and as representatives of various London councils.

Perhaps at the outset I may say that I am not an adopted Londoner; I am a born and bred Londoner and someone who has represented a London council and sat on the London Councils body itself, so I am aware of some of the key concerns that have been raised about the provisions. However, I cannot claim to have made a coherent contribution to the 1973 Act. I hope that my contributions today will be somewhat more coherent, but that is for others to judge.

The amendments, which would allow local authorities to make their own exemptions for particular properties and areas, would, in the Government’s view, risk removing the certainty and consistency that are behind our proposals for all London residents. Indeed, they would create a patchwork of different regulatory approaches across the capital, potentially resulting in unjustifiable differences between local authority areas. Residents may find that their near neighbours have either greater or lesser freedoms to let their property short term, which in many cases would be difficult for them to understand.

Let me be absolutely clear: we intend to retain the important safeguards of Section 25, which protect London’s housing supply for Londoners who live and work permanently in the capital city. However, through Clause 34, we want to provide certainty for all residents in all London local authority areas that they are able to let their homes on a short-term, temporary basis, such as when they are on holiday, without having to deal with the unnecessary bureaucracy of applying for planning permission.

These amendments also seek to exempt from deregulation properties that are not the main residence of the landlord. I reiterate that, through Clause 34, the Government only want to allow residents to be able to temporarily let their homes. This measure will do nothing to make it easier for those seeking to short-term let property on a permanent or commercial basis. Rather than specifying how the deregulation will work on the face of the Bill, the clause seeks the power to make regulations which will provide the legal framework. These will follow the affirmative procedure and will be subject to debate and the approval of Parliament on important issues, including in precisely what circumstances short-term letting will not require planning permission.

I turn to the detail of Clause 34. The clause updates an outdated 40 year-old law restricting Londoners from being able to temporarily let out their homes or spare rooms. Section 25 of the Greater London Council (General Powers) Act 1973 prohibits the use of a,

“building, or any part of a building”,

for “temporary sleeping accommodation” for fewer than 90 consecutive nights without planning permission for temporary change of use. In London, residents failing to secure planning permission face a fine of up to £20,000 for each offence. The regulations that the Government are bringing forward will clarify for London residents what is permissible.

[Baroness Donaghy]

What is the record of the number of fines imposed?

[Lord Ahmad of Wimbledon]

The noble Baroness makes a very valid contribution. Both the noble Lords, Lord McKenzie and Lord Tope, have mentioned that, and I shall come to it in a moment.

We are seeking to provide clarity for Londoners across all boroughs. The noble Lord, Lord Mawson, mentioned London as a capital city and its economy. Last summer nearly 5 million overseas visitors came to the capital. Some of those visitors, as well as UK residents, want to experience London as a local by staying with Londoners who live in London permanently or indeed in their homes while the resident is away on holiday. We know that there are currently thousands of London properties and rooms advertised on websites, but each is potentially in breach of Section 25 as it stands. That is the important point here, and I shall come to that in a moment. There is uncertainty for householders as to whether their local authority will take action against them for unauthorised short-term letting. Today’s technology enables internet sites, which we have heard about in the debate, to offer services to manage and quality-control short-term lettings. Planning legislation for the capital needs to catch up with the 21st century way of living. Noble Lords talked about their personal experience. Every year, thousands of visitors enjoy their holidays in Londoners’ homes, and such short-term letting is prevalent in areas such as Wimbledon during the tennis fortnight.

Through regulations, we want to provide certainty and consistency for all residents in all London local authority areas about when it will be permitted for householders to temporarily short-term let their property without the need for planning permission. The Government’s amendment to Section 25 crucially retains the main provision for protecting London’s housing for those who live and work permanently in London, while seeking to bring the current legislation up to date. Importantly, we want to make it clear that we do not seek to allow the short-term letting of London’s housing stock on a permanent or commercial basis. The Government do not seek to repeal Section 25 of the 1973 Act or amend its primary purpose of protecting London’s housing supply for Londoners who live and work permanently in the capital. Moreover, the Government fully recognise that London’s homes should not be lost to investors to let out exclusively for short-term lets, and our reforms will not enable this. It is the Government’s intention simply to allow Londoners to let their homes on a short-term, temporary basis, such as when they are on holiday, without having to deal with the unnecessary bureaucracy of applying for planning permission.

Clause 34 enables the Secretary of State for Communities and Local Government to bring forward regulations to prescribe the circumstances in which the use of a home as temporary sleeping accommodation is not deemed a material change of use, requiring planning permission. The clause also allows for regulations to exclude individual residential premises, and premises in particular areas, from any relaxation of Section 25.

I come to some of the questions that were raised. The noble Baroness, Lady Donaghy, the noble Lord, Lord McKenzie, and my noble friend Lord Tope asked about prosecutions. London boroughs have taken enforcement action against short-term letting. For example, in Westminster action has been taken against statutory nuisances and anti-social behaviour. This clause is designed to redress the sporadic enforcement of Section 25. It certainly creates greater certainty for residents who want to let their properties short term. The Government’s intention is to allow more people to enjoy and visit London. We are proposing allowing temporary, short-term letting for only householders and not commercial or permanent short-term letting.

--- Later in debate ---

[Baroness Hanham]

I clearly heard the Minister say that this provision is intended specifically to allow people to let out their homes. Under those circumstances, I wonder whether the current wording of the legislation, which refers to,

“accommodation of any residential premises”,

describes that particular position.

[Lord Ahmad of Wimbledon]

As a previous Whip to the noble Baroness, I know that when she asks questions one needs to be quite detailed in one’s response. Let me again assure the noble Baroness that I will write to her specifically on that element. I am sure officials have also made note of her quite specific question. My noble friend Lady Hanham also raised the issue of curtailing the role, or asking why the Secretary of State would retain this role. As I have already said, we will work with local authorities in London on how regulations covering the role of the Secretary of State would work.

I am just looking through the number of specific fines from local authorities. Again, I have touched on some of them. I do not have the detailed breakdown of how many people have been pursued by which authority, but I have requested that from officials and will write to all noble Lords in that respect. I trust that I have covered most if not all of the questions. For anything pending I shall, of course, review the contributions made by all noble Lords, which I welcome, not least because of the experience across the board. I reiterate that the Government recognise that this is an area where there will be considerable interest and we wish to ensure that we get the change right. Therefore, I welcome the contributions that have been made in Committee today.

I reassure noble Lords that the Government will be working closely with all interested parties in London, including the local authorities and the hospitality industry. The Government want to ensure that the measures brought forward meet householders’ aspirations of temporarily letting out their homes or spare rooms, while retaining the key purpose of Section 25 which is keeping London homes for those who live permanently in London. We believe that these reforms benefit those Londoners who wish to supplement their income by making their homes or spare rooms available. It offers an alternative to hotels and guesthouses—as the noble Lord, Lord Mawson, mentioned—and further supports the wider tourist industry. It also helps those temporarily working in the capital or searching for a place to live by expanding the pool of competitively priced accommodation on offer. I beg to move that Clause 34 stands part of the Bill and I urge the noble Lord, Lord McKenzie, to withdraw his amendment.

[Lord McKenzie of Luton]

My Lords, I thank the Minister for his very full reply and thank all noble Lords who have contributed to the debate on this amendment. I was slightly comforted by the Minister’s direction of travel. My understanding is it is likely that what is proposed is a narrower deregulation than might originally have been assumed from looking at the Bill. Whether it is narrow enough is something we need to look at with reference to genuine householders. I do not think that necessarily required a short-term let to be in respect of the householder’s property—that is it was their sole or main residence. That could impact on our position a little. I am not sure if we heard when at least the draft regulations are going to be available. The Minister prays in aid affirmative procedures. We have all done that and we know that is really only a marginal opportunity to influence the outcome of the regulations.

The Minister set his face against there being a right for London boroughs to take a different view and not follow the Secretary of State on the deregulation. That does not necessarily sit easy with those of us who are paid-up localists—normally including the noble Lord, Lord Tope. I think all noble Lords who spoke, including the noble Lord, Lord Tope, the noble Baronesses, Lady Donaghy and Lady Hanham, and, perhaps with respect to a lesser extent the noble Lord, Lord Mawson, share the analysis. It is just a question of where that takes us in terms of a solution.

The noble Baroness, Lady Hanham, made the point that central London in particular is a magnet for these operations and it does not necessarily apply to London as a whole. I do not think the survey that London Councils did—or maybe it was Camden—covered all the boroughs of London. I do not think there was 100% return, so it will be interesting to know what a wider spread might mean.

Clearly there is great concern about this provision. The Minister has helped to allay some of that concern this afternoon, but we need to have more detail before Report so we can determine which way we are going to proceed on this. Having said that, I beg leave to withdraw the amendment.

--- Later in debate ---

Moved by

[Lord Ahmad of Wimbledon]

37: After Clause 34, insert the following new Clause—
“Provision of advice etc about residential licences
In the Housing Act 1996, after section 220 insert—“220A Provision of general advice etc about residential licences: England
(1) The Secretary of State may give financial assistance to any person in relation to the provision by that person of—
(a) information, training or general advice about any matter relating to residential licences in England, or(b) a dispute resolution service in connection with any matter relating to residential licences in England.(2) Financial assistance under this section may be given in such form and on such terms as the Secretary of State considers appropriate.
(3) The terms on which financial assistance under this section may be given may, in particular, include provision as to the circumstances in which the assistance must be repaid or otherwise made good to the Secretary of State and the manner in which that is to be done.””

[Lord Ahmad of Wimbledon]

My Lords, this amendment would enable the Secretary of State to provide financial assistance to an organisation providing advice, information and training concerning residential licences. Importantly, this would allow such assistance to be made available where advice is provided in connection with the law concerning park homes.

The Mobile Homes Act 2013 introduced significant changes to the law on park homes and marks this Government’s commitment to provide proper protection to park home owners, while ensuring that those site operators who run a decent and honest business can prosper without the heavy burdens of red tape and bureaucracy.

As noble Lords are aware, the sector is small—about 85,000 homes on 2,000 sites in England. The law applying to it is unique and complicated. Many homeowners are older people and some are vulnerable. They are often hard to reach. It is also fair to say that many of them have suffered exploitation at the hands of unscrupulous operators. Homeowners often lack basic understanding of the law and their related rights. Not surprisingly, therefore, a source of concern in the past has been the lack of available, accurate and independent advice on the rights and responsibilities of the parties to a residential park home contract. This is why the Government commissioned the Leasehold Advisory Service, known as LEASE, in 2013, following the introduction of the Mobile Homes Act, to provide free initial advice on park home law.

LEASE has for many years provided advice to the residential leaseholder sector and it has been funded to do so by the Secretary of State by way of grant aid under powers in Section 94 of the Housing Act 1996. Those powers were not available to fund LEASE in respect of its park home functions because Section 94 is only available to fund advice in respect of residential tenancies. The tenure arrangement for park homes means they are residential licences. The amendment would enable the Secretary of State in future to pay grant aid to LEASE, or any other organisation, in connection with park home advice, in the same way as he can in respect of leasehold advice. Therefore I beg to move the amendment.

[Lord McKenzie of Luton]

My Lords, I am happy to support this amendment.

--- Later in debate ---

Moved by

[Lord Ahmad of Wimbledon]

38: After Clause 34, insert the following new Clause—
“Designation of urban development areas: procedure
(1) Section 134 of the Local Government, Planning and Land Act 1980 (urban development areas) is amended as follows.
(2) After subsection (1) insert—
“(1A) Before making an order designating any area of land in England as an urban development area, the Secretary of State must consult the following persons—
(a) persons who appear to the Secretary of State to represent those living within, or in the vicinity of, the proposed urban development area;(b) persons who appear to the Secretary of State to represent businesses with any premises within, or in the vicinity of, the proposed urban development area;(c) each local authority for an area which falls wholly or partly within the proposed urban development area; and(d) any other person whom the Secretary of State considers it appropriate to consult.”(3) After subsection (3B) insert—
“(3C) A statutory instrument containing an order under subsection (1) above designating any area of land in England as an urban development area is subject to annulment in pursuance of a resolution of either House of Parliament.”
(4) In subsection (4), after “No” insert “other”.
(5) The duty to consult under section 134(1A) of the Local Government, Planning and Land Act 1980 (inserted by subsection (2) above) may be satisfied by consultation before this section comes into force.”

--- Later in debate ---

[Lord Ahmad of Wimbledon]

My Lords, I thank the noble Lord, Lord McKenzie, for his succinct and focused response to the previous amendment. I hope this is hinting at a trend, but I fear not.

The Government’s aim is to promote and support the regeneration of brownfield land and the creation of new locally led garden cities. Increasing the supply of new homes is a key priority for our Government. We want to support people’s ambitions to deliver the homes they need in innovative ways. We believe that urban development corporations can play a key role in driving forward delivery of large-scale development, especially in areas where previous ambitious plans have failed to progress. Urban development corporations, as noble Lords will know, are statutory bodies which are established under the Local Government, Planning and Land Act 1980. Their objective is to regenerate designated urban development areas.

The legislation on urban development corporations is now over 30 years old. While the substance of the legislation remains fit for purpose, the Government believe that the procedure for establishing them should now be reformed. They are established through affirmatively approved instruments, which, if held to affect private interests, can be declared to be hybrid by the House, and therefore become subject to the hybrid instruments procedure. Once declared hybrid, the order is open to allow private interests to petition. This has happened in all previous cases. The hybrid procedure is time-consuming and can be costly for all parties, involving processes of representations and hearings over what can be a substantial period of time.

I say from the outset that I have received and read the Delegated Powers and Regulatory Reform Committee Report, which says, on page 5, that we need,

“better to manage local expectations and to ensure that the prior requirement for Parliamentary scrutiny and approval is properly understood”.

Balanced with that, I have already stated the Government’s intention, which I am sure is an intention shared by everyone, that more homes need to be built. Therefore, if there are no petitions, the delay can be short under current procedures. However, where there are petitions, the process can be very time-consuming, as they need to be considered in turn by both the Hybrid Instruments Committee and then, if necessary, a specially convened Select Committee before returning for debate in both Houses.

--- Later in debate ---

[Lord Ahmad of Wimbledon]

My Lords, I thank the noble Baroness, Lady Andrews, and the noble Lord, Lord McKenzie, for their clear contributions. I take this opportunity to put on record the Government’s thanks to the Delegated Powers and Regulatory Reform Committee for its response and to formally apologise for the process that was undertaken and for the late submission of our memorandum. I fully adhere to, and the Government fully understand, the importance of submitting memoranda to committees in a timely manner and I am sorry that that was not achieved in this case. I thank the committee again, though we fell a bit short in our responsibility, for its ability to turn the paper around and respond so quickly. It would be entirely appropriate at this juncture to say that I have received confirmation that we will issue our formal response within the next two weeks, in advance of the next stage of the Bill. That was confirmed to me a few moments ago.

Several points have been made about procedure. It would be entirely appropriate at this juncture, bearing in mind the conventions of the House and that we are in Grand Committee, in line with section 8.102 of the Companion and the sensitivities and concerns that have been expressed, that I withdraw the amendment, but the Government’s intention is that we return to this issue on Report. I beg leave to withdraw the amendment.

Amendment 38 withdrawn.

Ukraine, Syria and Iran

Lord Ahmad of Wimbledon Excerpts

Monday 24th February 2014 Lords Chamber

[Lord Judd (Lab)]

My Lords—

[Lord Ahmad of Wimbledon (Con)]

I think that we should hear from the noble Lord, Lord Wills, because he has been trying to get in for a while.

[Lord Wills]

I am very grateful and my question is brief. The Minister will be aware of reports that there has been a significant flight of capital from Ukraine in recent weeks. What steps are Her Majesty’s Government taking to ensure that assets that have been corruptly acquired in Ukraine are not being laundered in this country?

Gaza

Lord Ahmad of Wimbledon Excerpts

Wednesday 8th February 2012 Lords Chamber

[Lord Ahmad of Wimbledon]

My Lords, there is a desperate need to resolve the Israeli/Palestinian conflict to ensure everlasting peace across the region.

On the plight of the civilian population in Gaza, I like other noble Lords welcome the easing of elements of the Israeli blockade in June 2010. It has resulted in some visible signs of recovery in Gaza, but is it enough? There remains a desperate need for the further easing of restrictions to movement and access for the sake of the Gazan economy but, more importantly, for its people.

However, achieving what is desired by the majority of citizens, be they Israeli or Palestinian, which is a permanent lasting and peaceful resolution, requires a courageous effort on both sides. I therefore call upon my noble friend the Minister to use his good offices to raise with President Abbas, in his new role as leader of the unity coalition across the West Bank and Gaza, the need to ask Hamas to lay down its weapons and acknowledge that peace can be achieved only if it recognises Israel’s right to exist as a nation. At the same time, I ask my noble friend to raise with the Israel Government the desperate need to raise blockades and restrictions, not just on the borders of Gaza but on the West Bank, to facilitate a fluid access of materials. The freezing of settlement-building also remains an important step forward in building bridges, both literally and in terms of political dialogue.

The easing of restrictions in Gaza has paid some dividends, as I have said. We are seeing hospitals being constructed and schools appearing, as well as a 50 per cent increase in employment, albeit from a low base. I have visited the West Bank and there is hope. It is on that that we should focus. When one sees towns emerging such as Rawabi, near Ramallah, one feels hope for a new dawn. Perhaps I may end with the words of Rabbi Menachem Mendel, who said of the crisis:

“Our only way out is to learn compassion without cause. To care for each other simply because that ‘other’ exists”.

Saudi Arabia

Lord Ahmad of Wimbledon Excerpts

Monday 12th December 2011 Lords Chamber

[Lord Ahmad of Wimbledon]

My Lords, perhaps I may say, in a personal moment of reflection, that it is a great pleasure to follow the noble Lord, Lord Ahmed, because he has told me that since my appointment to this House he follows me on every list by accident of my surname, which uses the letter “a” as opposed to his which uses the letter “e”. Nevertheless, it is a pleasure to follow the noble Lord in this debate.

The issue of human rights in Saudi Arabia is one that is very pertinent not just to the Middle East and the Arab world, but to the world as a whole. As the Arab spring is upon us, there are opportunities for greater democracy, increased transparency and a need for greater adherence to human and civil rights. Civil rights and human rights are often bandied about as litmus tests of parliamentary democracies and of countries, whichever model they may follow. It is therefore important that when we look around the world, make the challenges and raise the voice of human and civil rights, we do so with equality enjoining justice. Perhaps that role becomes even more important when we look to established states and to our allies. Where we see rights being usurped, we have two options. Do we turn a blind eye and hope it will go away, or do we do the right thing and raise our voices and, as has been shown in recent months, take action where necessary against discrimination and the usurping of human rights? Surely if these countries are our allies, we should play the role of a critical friend with constructive reasoning.

As the noble Lord, Lord Ahmed, has said, Saudi Arabia is the guardian of the holy shrines of Islam in both Mecca and Medina. It is the birthplace of Islam, a religion of peace by definition, and it is the birthplace of the noble Prophet Mohammed, Peace be upon Him. Much of what we hear about Saudi Arabia is equated to Islam not only for these historical and noble legacies but also because there are claims made by the authorities that the laws that govern the kingdom are drawn from the Holy scripture of Islam. Let me put this into context.

The Holy Koran recognises the right to religious freedom and all civil and human rights in the case of all—that is, in the case of other believers but also in the case of non-believers as well. In the context of human rights and the need to exercise religious freedom—or any freedom—it is important to mention a verse in the Holy Koran:

“Let there be no compulsion in religion”.

That has application not only to Muslims and non-Muslims alike but also those who perhaps renounce their faith after professing it. The Koran does not prescribe punishment—as is sometimes erroneously interpreted—for the renunciation of faith alone. Ultimately, according to Islamic doctrine—the right and true interpretation of Islam—that decision and a person’s ultimate destiny lie in the hereafter in the hands of God almighty.

Muslims believe that the Holy Koran contains the first and foremost universal declaration of human rights in the history of mankind. Let us refer to that for a moment. The Universal Declaration of Human Rights, as we know it, stands as a milestone towards the goal of freedom, justice and equality. Adopted in 1948, it contains the broadest consensus of contemporary civilisation on the subject of human rights. It contains all the important political and civil rights, such as equality before the law, the right to a fair trial, the right to own property, freedom of opinion and expression, and of thought, conscience, and religion:

“Everyone has the right to freedom of thought, conscience and religion; this right includes freedom to change his religion or belief”.

The broad values and standards laid down by Islam endorse these values that were adopted in 1948, which teach respect and tolerance for all people and all faiths.

Let me go forward to the Cairo Declaration on Human Rights. This was something to which Saudi Arabia subscribed in 1990. It offered a somewhat parallel declaration—an Islamic conception of human rights. With this objective, many Muslim countries, under the aegis of the Organisation of the Islamic Conference, signed the Cairo Declaration on Human Rights. That also sought to provide protections for the rights of women and religion but there were limitations. Perhaps when you look at the two declarations side by side those are glaringly obvious. The important thing is that it was a step in the right direction. Yet the Cairo Declaration refuses to give the most fundamental of human rights: the freedom of conscience and the right to change ones religion or belief. The Cairo Declaration is deafeningly silent about the right of a Muslim, for example, to renounce Islam in favour of other religions or atheism. We sometimes see the interpretation of that in its very ugly form in certain Muslim states.

I now move forwards to 2002, when the United Nations published the Arab Human Development report, which noted that the Arab region has the least freedom compared to six other key regions of the world, in areas that include the rights of women, civil liberties, political rights, the independence of the media and religious freedom. The noble Lord, Lord Ahmed, has already referred to many of those with direct examples of the current state of play in Saudi Arabia. This culture of intolerance gnaws at the social fabric of the Muslim world. It gnaws at the moral conscience of Muslims not just across the Muslim world but Muslims—and anyone—with human and civil rights at their heart.

I return to the Arab spring—a time of opportunity to build a new vision, for countries to embrace change and look again. For those Muslim countries—Saudi Arabia is an example—which seek to build a new vision of Islam and show that Islam recognises opportunities and the civil and human rights of all irrespective of religion, creed, colour or gender, it is important that they show leadership. It is then for these countries—for Saudi Arabia—to provide human and civil rights coupled with religious and political freedoms, where women do not play a peripheral role but a rightful, full and active role in not just partial elements of society but in all elements.

King Abdullah of Saudi Arabia announced recently that women will be able to participate in municipal elections in 2015 and become members of the consultative Shura Council. That is a welcome step. It is about the greater participation of women in life in Saudi Arabia. Yet the statement, which was made not so long ago in September, made no reference to other areas of discrimination against women, such as the guardianship system that has been referred to or—one that often hits the headlines—that women still cannot drive in Saudi Arabia on their own. That is not Islam. It is far removed from Islam. I can assure noble Lords that if I, as a Muslim, told my wife that she could not drive on her own, I would get more than just an earful.

On a more serious note, this is not reflective of the origins of Islam. The noble Prophet of Islam, Mohammed, laid down the principles of equal rights for women. Inheritance rights—the rights of daughters to inherit—were previously unheard of, and not just in the Arab world. So the Muslim world was a leading example of those rights. What has gone wrong? It is time to reclaim the true traditions of Islam. I reflect, perhaps appropriately, that this year’s Nobel Peace Prize is being awarded to three women. One of those is an Arab woman, Yemen democracy activist Tawakkul Karman, who will receive the Nobel Prize in Oslo. Indeed, I believe we will welcome her to this House over the next few days. Her example should act for Saudi women, for Muslim women across the Islamic world and for women across the world wherever they are—and for all people who suffer any kind of discrimination. It says that if you persevere, if you stay at it, you can ensure that your voice will be raised and recognised. It is important that we support those voices.

Many would say that this is an example of modern empowerment, that it is what Islam did not allow. No: if we go back to the origins of Islam, as the noble Lord, Lord Ahmed, pointed out, in the traditions and history of Islam, in the examples of Hazrat Khadija, Hazrat Ayesha and Hazrat Fatima, we find that those women who laid the basic foundations of Islam were great proponents of equality: the rights of women and equality within Islam. Perhaps those who lead Saudi Arabia today should reflect on the origins of Islam for the solutions that they need to provide.

India

Lord Ahmad of Wimbledon Excerpts

Tuesday 18th October 2011 Lords Chamber

[Lord Ahmad of Wimbledon]

My Lords, I thank the noble Lord, Lord Parekh, for initiating this debate and offer him my apologies for arriving a tad late in the Chamber. The joy of Divisions is that you get talking to a colleague or two outside, and it is funny how time flies, but there we are. Life is like that sometimes.

The noble Lord spoke very eloquently about the importance of the relationship between India and Britain. There are many in this Chamber and in our country, and I count myself among them, who have a very strong love and affinity for India. In my case, it is very personal. Both my parents were born in pre-partition India. My mother is from Jodhpur and my father is from Gurdaspur, so the cultural and family ties to the great country of India remain very strong. I am also reminded that we as a country share many strong ties with India. The Indian diaspora is very strong here in the United Kingdom. It is one of the strongest ethnic communities, if not the largest, here in Great Britain, but with that comes responsibility. The Indian diaspora here has responded most positively. If you look around Britain today, there are success stories in every field. In commerce, business, education and, dare I say, even in politics, you will see the Indian, Pakistani and Bangladeshi diaspora—the subcontinent that was greater India—today flourishing in every element of British society.

One cannot move forward and talk about India and Britain without mentioning sport. If one reflects, the noble game of cricket resonates in both India and England, although if we reflect on the current results between the two countries, the less said the better.

In the time I have today, I wish to focus briefly on business and commerce. When my right honourable friend David Cameron became Prime Minister, one of the first trips he made, along with leading lights from Britain, was to India. One of the things you do in government is give a very strong statement of intent. That intent is very clear: Britain believes not only in commercial ties with India, but in India itself. It is the largest democracy in the world. It has shown inspiration in its culture, history and people.

If you look at the Indian economy, many would be proud of it. I was reading a recent report that said that India’s growth rate slowed somewhat this year. When you see that it slowed to 7.7 per cent, you perhaps reflect on the strength and vitality of the Indian economy. When we read about India, we look towards its emerging middle classes. It is a very aspirant and ambitious nation and is making great strides in IT and technology industries. In the past week or so, I have had the good fortune to attend a couple of events. One was the Institute of Directors event that was organised by the Indian IOD. It was most heart-warming to see that one of the key areas of focus for Indian business is climate change. That again shows that Indian commerce and Indian business are responding not just to the needs of their nation but to the global challenges of climate change.

Yesterday, I attended an event organised by India800. It is not an organisation that I was that familiar with, but it kept my attention. It focused not only on the successes in India, which are many, but did not forget that poverty is still an important challenge facing India. There are between 270 million and 450 million people still living on a dollar a day in India, so the challenges are immense, but that is where business and commerce count. Therefore, I believe that it is incumbent on the British Government to extend their ties to India: ties of culture, education, to which the noble Lord, Lord Parekh, referred, and, most importantly, business. We in Britain have a large stake in India, but let us not forget that India has a large stake in Britain as well.

Ultimately, when we reflect on the two nations that are India and Britain, we are tied together by history, by culture and, most importantly, by people. It was the noble Mahatma Gandhi who said:

“A nation’s culture resides in the hearts and in the soul of its people”.

And India resides in the hearts and in the soul of Britain.

The Big Society

Lord Ahmad of Wimbledon Excerpts

Wednesday 11th May 2011 Lords Chamber

[Lord Ahmad of Wimbledon]

My Lords, I thank my noble friend Lord Greaves for initiating this debate. I believe the coalition Government have made it quite clear that they see a transition away from a bureaucratic interfering state to involving, engaging and encouraging the active participation of all communities in all spheres of public life—a move away, if you will, from big government to big society. This involves active volunteering —or AV, perhaps, as it should now be known so that it lives on for the noble Lord, Lord Roberts. It is about recognising the crucial role of social enterprise—the voluntary sector, charities and community groups among others—to actively take charge of delivering services, creating opportunities and stimulating economic activity, not by sitting on the periphery but as active participants and, indeed, as leaders of initiatives and projects.

I ask my noble friend the Minister whether she recognises that it is not only about paying lip service to the big society but about empowering individuals, groups and communities through both logistical support and financial empowerment. We are often asked the question: what is the big society? As has been said before, it is not a new concept. It is about recognising and becoming more innovative in supporting the fundamentals of civic participation and, as society evolves, the replacement of technology where manual processes previously existed.

Ultimately when we are asked the question “What is the big society?”, the answer is simply put: it is about you, me and all of us playing our part in active volunteering—AV—be it at a local, regional, national or global level, to demonstrate that we are part of a global community.