In December, I gave evidence to the MHCLG select committee about the impact of Covid-19 on rough sleeping. My message to them was we desperately need investment in front line housing advice and long-term funding for genuinely affordable housing to really tackle the complex causes of rough sleeping. The pandemic has shown is what is politically possible, but short-term sticking plasters really need to become longer term solutions – and now is the time to make that case to the Government.
At the start of the lockdown councils were told by the government to do ‘whatever it takes’ to support our communities. One of the actions we took was to quickly house rough sleepers. Prior to the pandemic hitting rough sleeping had been steadily increasing after a decade of austerity, having been all but eliminated under the last Labour government.
The ‘Everyone In’ initiative made local authorities responsible for housing rough sleepers and those at risk of rough sleeping. This was regardless of priority need, local connection or recourse to public funds.
We stepped up to the challenge in Tower Hamlets, the borough I represent. Around 260 individuals either rough sleeping on the streets, or at imminent risk of rough sleeping, were given emergency accommodation. 49 of this group had No Recourse to Public Funds (NRPF). We placed entrenched rough sleepers into newly procured commercial hotels and emergency B&B accommodation. Statistics are one thing but each number represents a life transformed and having a roof over your head unlocks access to so many other services and life chances.
Now we face a situation of uncertainty about future funding to support this cohort of people. While the Government has called for councils to come up with a plan on how to move rough sleepers on to the next stage of accommodation, we have again stepped up, but we need funding to back us all the way.
The Next Steps Accommodation Programme, a £400m national fund, offers some help but the costs we face are substantial. Housing benefit claims won’t cover the cost of the support for a group with complex needs. Ongoing announcements about additional funding streams create pressure on already under resourced teams to write ‘bids’ and applications for resources for projects that are so clearly needed. This relationship between local and national Government is breaking and needs urgently fixing.
Now we are in a further lockdown, with high levels of Covid cases and temperatures plummeting, we need the Government to make suitable provision. On a practical level normal provision such as hubs will not work as self-contained units are still required. If the Government does not get this right it will lead to an increase in infections. A decade of austerity has shown that if you simply turn off the funding taps in one area it leads to further pressures on other public services with longer term impacts on other services like the NHS.
It’s taken a time of crisis for the Government to step in and give councils the funding they need to tackle rough sleeping and they desperately need to address the long-term undersupply of genuinely affordable housing. If something good can come out of the pandemic, it’s eradicating rough sleeping. The Government has a real chance to not undo the progress we have made.
Rachel Blake
Rachel is the Deputy Mayor for the London Borough of Tower Hamlets. She was elected to represent the Labour Party for Bow East Ward in May 2014 and appointed to Cabinet in July 2015.
Rachel has held Cabinet Member roles for Regeneration, Planning, and Air Quality. Rachel is now the Cabinet Member for Adults, Health and Well-being.
She has previously been called in as an expert witness to the Housing, Communities and Local Government Committee on its inquiry into the long-term delivery of social and affordable rented housing.
I’ll always remember the moment on 14 January 2020, I heard that Robert Jenrick had approved Richard Desmond’s application for Westferry Printworks: 1,524 new homes with only 21% affordable housing. The news came through on my way into work, preparing for the Full Council meeting that very night, that would adopt our new Local Plan ‘Managing Growth and Sharing the Benefits’ and a new Community Infrastructure Levy schedule. As soon as the decision was announced, the importance of the timing could not have been clearer.
The publication of the decision that day, saved the developer £30-50 million and took that funding away from the residents of Tower Hamlets who, through the democratically led Local Plan process, had established infrastructure needs for the area: primary schools, health centres, community centres and green space and more.
At the heart of this very long and complicated story are 2 basic questions which still need answers.
First why did the Secretary of State approve the application against his own inspector’s and officials in his own department’s advice?
Secondly why did he approve the application the day before the development would have been eligible for £30-50 million infrastructure payment?
The decision had been a long time coming. After Boris Johnson, then Mayor of London, approved the first application in 2016, the developer chose to almost double the size of the scheme in a further application. Before the local Strategic Development Committee had a chance to make a decision, the applicant ‘appealed against non-determination’ arguably a tactic to avoid local decision making.
During a parliamentary debate on the matter, Tory MPs fell over themselves to suggest that the fault in the process lay with Tower Hamlets Council – how painfully ironic that the delay was in part due to negotiations over the level of affordable housing.
In Tower Hamlets, we had been working on our new Local Plan for over 3 years (much of that time was spent waiting for the Government’s Planning Inspector to schedule our inspection – a required part of the process). At its heart the Planning System – established in the Town and Country Planning Act 1947 – was designed to democratise the use of land and give people a say in the development which comes forward.
Through months of consultation, we listened and heard our community want to see more genuinely affordable homes and confidence that new development brings with it the schools, GP surgeries, public transport and shared space needed to support a thriving community.
The most concerning responses to the consultation were those which said residents did not feel connected to new development and that residents could never afford live in new homes. And so, Tower Hamlets Council established a vision: ‘Managing Growth and Sharing the Benefits’- introducing new policy on genuinely affordable rents, access to open space, health impact assessments and more.
The same night that we approved our Local Plan, Tower Hamlets Full Council set a new Community Infrastructure Levy. This was a progressive policy meaning developers had to pay their fair share to invest in infrastructure. The new levy established the Westferry Printwork sites as eligible for a Community Infrastructure Levy payment.
For years, the owners of Westferry Printworks had benefitted from not having to pay this Levy on the grounds that the complexities of the site would make development ‘unviable’ if the payment was required. Thanks to the careful evidence gathering and analysis from officers, Tower Hamlets Council successfully argued that this was not the case and so the site became ‘liable’.
Amongst the deeply depressing and some frankly embarrassing contributions from Tory MPs in the debate last month, it was the hollow arguments on housing supply that really grated. The suggestion that in some way, Jenrick was doing us a favour by allowing such inappropriate development to take place would be laughable if the consequences of his actions were not so serious.
Tower Hamlets has a track record of approving high levels of housing and office development, is consistently home to the highest levels of affordable housing development by housing associations and has one of London’s most ambitious Council home building programmes.
The Secretary of State and his cheerleaders really were grasping at straws to suggest that this development was making a contribution to housing in Tower Hamlets – Desmond already had a planning consent that he refused to build out and the vast majority of homes provided in this development would have been way out of reach for most of the UK, let alone residents of Tower Hamlets.
As a proud representative of Tower Hamlets, it hurt to hear our community attacked and undermined in the House of Commons by Conservative MPs who were reading lines from a script. After several weekends of revelations in the papers, Jenrick had tried to dodge scrutiny and when he finally had to face the music it was lazy to trot out lines about a ‘rotten borough’ which are out of date or blame the Mayor of London.
This was pure deflection and tribal politics.
I invite everyone of them who tribally stayed ‘on message’ in the chamber to come and sit with me or any of my Councillor colleagues in our surgeries where we listen to and work with our constituents who desperately need a new home and action on health inequalities.
The suggestion that Jenrick made this decision in the interest of overcrowded and homeless families is grossly insulting, at best. I hope that they will think on their positions and consider whether they are prepared to stand by their statements in the weeks and months to come which I expect – through the Select Committee and the next decision taken by a different Minister – will reveal further irregularities
This whole saga reminds us just how much needs to change about housing and planning in the UK. For communities to accept and welcome new development, they have to have confidence in the planning system. The ‘viability assessment’ process should be taken out of the regulations.
The Mayor of London Sadiq Khan has made great progress in London with the ‘35% threshold’ process but many other councils still report viability assessments and the regulations which allow developers to vary their affordable housing contributions as a huge barrier to securing sustainable development. Local Authorities still need more effective powers to intervene when sites are not being developed.
The Secretary of State’s decision on Westferry Printworks casts a long shadow over the Government’s new proposals for ‘cutting red tape’ and encouraging ‘permitted development rights’ which give communities very little say over levels of affordable housing their high streets and neighbourhoods
The Westferry decision highlighted everything that is wrong with planning. But let’s try to make it a moment to galvanise us all to work towards delivering the homes, offices, community buildings and public open spaces that residents need.
Rachel Blake
Rachel is the Deputy Mayor for the London Borough of Tower Hamlets. She was elected to represent the Labour Party for Bow East Ward in May 2014 and appointed to Cabinet in July 2015.
Rachel has held Cabinet Member roles for Regeneration, Planning, and Air Quality. Rachel is now the Cabinet Member for Adults, Health and Well-being.
She has previously been called in as an expert witness to the Housing, Communities and Local Government Committee on its inquiry into the long-term delivery of social and affordable rented housing.
Planning has been in the news for all the wrong reasons over the last two weeks, shining a spotlight on the lack of transparency, the influence of vested interests, and the undermining of local decision-making.
As the new Shadow Minister for Housing and Planning it is my job to hold the government to account, to scrutinise and challenge their work. I’m not here to oppose for opposition’s sake, but to try and push the government into the right place, especially in this current Covid-19 crisis. However, if the process of opposition exposes something fundamentally wrong, then the gloves come off. Fair play is a fundamental British value and we cannot have one rule for a privileged few and another for everyone else. The Jenrick affair, coming hot on the heels of the Cummings scandal, is a classic case of “do as I say not as I do”.
The facts are clear. The Housing Secretary Robert Jenrick gave the go-ahead to a contentious redevelopment project in the Isle of Dogs just weeks after he sat next to Richard Desmond, the developer behind the scheme, at a Conservative party fundraising dinner just before the December General Election. Mr Jenrick has admitted that the application was a topic of conversation that night.
In January, the Housing Secretary approved the planning application for the redevelopment of Westferry Printworks in London’s Docklands, despite advice from his department’s Planning Inspectorate and Tower Hamlets Council that the proposals did not contain sufficient affordable housing. The decision by Mr Jenrick to approve the planning application by Northern & Shell on January 14 came just one day before an increase in the Community Infrastructure Levy was due to be imposed by the council at a cost of £40m to Mr Desmond’s company.
Is the timeline of these events merely a coincidence? Because of Mr Jenrick’s refusal to provide Ministry documents about his decision, we don’t know the answer. It’s vital that papers on Mr Jenrick’s decision-making are now made public. The public need to know that government Ministers are not abusing their power to do favours for billionaire friends and Tory Party donors. Mr Desmond’s company, Northern & Shell, the former owner of the Daily Express and Daily Star newspapers, gave the Tory party £10,000 in 2017.
In an astonishing development, after being taken to court by the local authority, Mr Jenrick accepted that his approval of Northern & Shell’s planning application for the Westferry Printworks was unlawful. In March, Tower Hamlets took legal action against Mr Jenrick’s decision, arguing that the timing of his decision appeared to show bias towards Mr Desmond. Indeed, the former leader of the Conservative Group in Tower Hamlets resigned from the party over the affair.
After the court ordered Mr Jenrick’s department to release the documents, the housing secretary accepted his approval of Northern & Shell’s planning application had been “unlawful by reason of apparent bias” – an act which allowed him to avoid disclosing documents surrounding his decision.
This is not acceptable, and certainly not the end of the matter. Not only has the Secretary of State acted unlawfully but he has contradicted the Nolan Principles and further eroded trust in the planning process. I have now written to the Cabinet Secretary requesting that he investigate this matter.
I await a response.
Mike Amesbury
Mike Amesbury is the Member of Parliament for Weaver Vale in Cheshire. He was first elected in June 2017 and is currently the Shadow Minister of Housing, Communities and Local Government.
