Office Block Conversions: Essex

Debate between Robert Halfon and Luke Hall

Thursday 13th February 2020 Westminster Hall

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

It is a pleasure to serve under your chairmanship, Sir Graham. I thank my right hon. Friend the Member for Harlow (Robert Halfon) for calling this debate. It is an issue that he is extremely passionate about; he has raised it in the House many times. He is a champion on this issue, regularly lobbying Ministers to ensure that he gets his point across. He has done so again, extremely powerfully, today. I thank him for his contribution.

The hon. Member for Luton South (Rachel Hopkins) made a powerful speech. She has invited me to come to her constituency twice in the last week. I spent part of my youth growing up there, and it would be a pleasure to come back to speak to her and to see the issues at first hand.

I take on board some of the points raised by the shadow spokesperson, the hon. Member for Croydon Central (Sarah Jones). The homelessness advice and support team have not heard some of the specific issues that she has raised about developments in her constituency, so I will ensure that that information is taken away, and that the team gets in touch with her local authority following the debate.

Nobody here today is in any doubt that the root of the issue is the need for new homes. We want housing for all those who aspire to have a home, whether a home of their own or a home to rent. A key part of achieving our ambition is to reduce homelessness, end rough sleeping and give people the homes that they need. Building the homes that this country needs, closing the opportunity gap and helping millions of young people into homes is something we want to focus on.

Together, we have delivered more than 1.5 million new homes since 2010. Of those, more than 465,000 are affordable homes, which includes 325,000 homes for affordable rent and 140,000 for social rent. We delivered 240,000 additional homes in the past year, which was the highest number in any year but one in more than 30 years. To build on that success, we have committed to deliver 300,000 new homes every year by the mid-2020s, which we will do by committing at least £44 billion of funding over five years.

We are reviewing the affordable homes programme, providing more than £9 billion up to March 2022, which will deliver a quarter of a million new affordable homes of a wide range of tenures, including shared ownership and social rent. The Government are also lifting the housing borrowing cap for councils, so that local authorities can deliver a new generation of council housing. In addition, to help people to buy homes where they already live, last week we launched a consultation on First Homes. These are discounted homes for local people and key workers, and the policy has the potential to save them tens of thousands of pounds and help them take their first steps on the property ladder.

To support the delivery of new housing, there is a duty on local planning authorities to have in place local plans, which need to allocate sufficient land in our towns and villages for new homes, and to have policies that encourage appropriate development. Some 302 local planning authorities have an adopted local plan— 89% of all local authorities—and 145 have plans adopted within the past five years. In the coming months, we shall set out an ambitious planning White Paper, which will continue the simplification of the planning system for the public and for small builders and make more land available for housing.

This debate links to the issue of homelessness, including in Harlow. Some important points have been made about homeless households and the impact that poor housing quality has on families, individuals and the community. We need to address that, whether in Harlow or any other town in our country. In 2020, it is unacceptable that anybody should have to sleep rough, especially at a time when we are enduring sub-zero temperatures. That is why we have brought forward our manifesto commitment to end rough sleeping by the end of this Parliament, rather than 2027. We want people to feel safe and secure in their own home.

On temporary accommodation, we always want to see homeless individuals and families moved into settled accommodation as soon as possible and on a permanent basis. The action that we are taking to increase the delivery of housing supports that. However, we do of course recognise the important role that temporary accommodation can play in the meantime, in ensuring that no family is without a roof over their head. We understand that there has been an increase in the number of households in TA in recent years. Although the overall numbers have been rising, the number of households with children has remained relatively stable since the introduction of the Homelessness Reduction Act 2017—a groundbreaking piece of legislation. The increase in TA numbers since the Act took effect has been almost entirely driven by single households receiving help that was previously unavailable to them.

For the first time, the Act requires local authorities and public servants and the third sector to work together to actively prevent and relieve homelessness for people who are at risk, irrespective of whether they are a family or a single person. That means that more single people, who might otherwise have been on the streets, are getting the help that they need.

To help local authorities deliver their new duties under the HRA, we have created a specialist team of homelessness advice and support team advisers with expertise in the sector, to challenge and support local authorities in tackling the issue in their area. At the same time as supporting councils to deliver a transformation in their local homelessness services, the team has helped local authorities to deliver a 39% reduction in the number of families housed in B&B accommodation for longer than six weeks.

I absolutely acknowledge that my right hon. Friend the Member for Harlow has raised particular developments in his constituency. However, we recognise the importance of providing self-contained homes for families in need, and permitted development rights can play a role in enabling that. It is easy to dismiss the value of a person having a house and home to call their own—I know my right hon. Friend is not doing so—and we think that permitted development rights play an important role in the system.

My right hon. Friend raised the issue of people being moved by councils from other local authority areas, in his case from London, and placed in his constituency. We are clear that, as far as possible, local authorities should avoid placing households outside their borough. However, in some areas where there is a limited supply of suitable accommodation, it has been necessary to place households outside their local area. It should always be a last resort—I absolutely agree with my right hon. Friend on that point. Where it does happen, the council should place the household as near as possible to their home local authority. The local authority also has a legal duty to notify the receiving local authority of any households that are placed in its area.

It is important to stress that households have the right to appeal against the decision made by the local authority, if they feel that the TA that they have been placed in is not suitable. Collaboration between local authorities is paramount, which is why we welcome the initiative taken by the Local Government Association to bring together local authorities from London and around the country to try to address concerns about unsuitable out-of-area placements, including the use of blocks converted under permitted development rights. That will also help to deal with the concern that councils may be unaware of placements that are taking place in their area.

We completely recognise the particular challenges that London boroughs face in securing suitable temporary accommodation. To tackle those challenges, we have invested £37.8 million into a partnership of local authorities across London, which has set up Capital Letters, a not-for-profit company limited by guarantee that enables councils to pool their procurement activity in order to access an improved supply of good-quality accommodation to prevent and relieve homelessness. Capital Letters will reduce the use of expensive nightly paid temporary accommodation and ensure that properties are allocated more locally than they currently are.

[Robert Halfon]

I realise that the Minister has stepped in because the previous Housing Minister, to whom I pay tribute for her championing of blue-collar Conservatism, has sadly left her post. However, I say to the Minister that this is not a last resort for the councils around London that are dumping their people in my constituency. It is a first resort; it is the easy option. It means they do not have to pay for those people, and there are no strictures that say they must notify Harlow Council. The Minister may not be able to answer this question today, but I want to know what specifically is going to be done in my constituency to stop these things happening, and to ensure that permitted development rights are only allowed for five-star-quality accommodation, not for the kinds of things that I have described in my speech, and which the hon. Members for Luton South (Rachel Hopkins) and for Croydon Central (Sarah Jones) have reported to be happening in their constituencies.

[Luke Hall]

My right hon. Friend is completely right to raise the challenges that his local authority faces, and I know that the Secretary of State has visited that local authority to discuss the significant impact that it has been dealing with. The best thing may be for the new Housing Minister, upon appointment, to write to my right hon. Friend to update him about the Government’s plans and the work we are doing. If he wants to meet me to discuss this issue further, I am happy to meet him, but I am sure that the new Housing Minister will be able to give him some satisfaction.

National permitted development rights for the change of use to residential continue to play an important part in the planning system and make an important contribution to housing delivery. Those rights are delivering additional, much-needed homes that may not have been delivered otherwise, and have attracted new developers into the market. As has been mentioned, in the four years to March 2019, some 54,000 homes to buy or rent have been delivered through those rights, which allow a change of use from office to residential. We are clear that permitted development rights are a worthwhile way of making better use of existing buildings and preventing them from lying dormant and unused, which helps reduce the need to build on greenfield sites. Those rights also provide flexibility for property owners and offer a simplified approach to securing planning agreements. Where there are local issues that residents feel strongly about, planning authorities can of course consult with the community about whether to remove a permitted development right.

My right hon. Friend the Member for Harlow mentioned good-quality homes being created through permitted development rights in his constituency, and I am glad that he did so. We do not want local authorities to be in a hurry to remove rights; they should take the time to ensure that they are getting those decisions right. Harlow has already removed the permitted development right for the change of use from office to residential in parts of that borough, and rights have been removed from buildings in the area around the developments described by my right hon. Friend. The Government expect that all homes should be of good quality, including those used for TA, and should meet building regulations —of course, the majority of developers ensure that they do so.

[Robert Halfon]

I realise that my hon. Friend stepped in at the last minute, and I do not want to make things difficult, given that he did not know that he would be responding to today’s debate. However, in my view, these places need to be closed down immediately, and as I highlighted in my remarks, there are some powers to do so. Could not the Government work with the local council to bring in special powers to close down these unsuitable buildings, which are causing misery for the people in them and the people of Harlow? We need action on this issue. I realise that my hon. Friend may not be able to properly answer me today, but could someone—whether he or the Housing Minister— contact me to say whether it would be possible to take emergency action?