Developers have accused the government of not doing enough to tackle falling levels of house building, as Michael Gove prepares to unveil plans that he says will boost construction – without spoiling the countryside.
In a speech expected on Monday, the levelling up and housing secretary will set out measures aimed at “unblocking the planning system” and increasing development in urban areas.
The prime minister has also announced that a manifesto promise to build one million new homes over this parliament will be met.
Government sources say a separate commitment to build 300,000 new homes per year by the mid-2020s still stands, despite a former Tory housing minister saying last May it would be missed “by a country mile”.
Mandatory housebuilding targets for local authorities were dropped by ministers last year after a rebellion from Conservative MPs concerned about the impact of developments.
Image: Michael Gove
Rishi Sunak said the solution to the UK’s housing shortage was not “concreting over the countryside”.
He added: “Our plan is to build the right homes where there is the most need and where there is local support, in the heart of Britain’s great cities… by regenerating disused brownfield land, streamlining planning process and helping homeowners to renovate and extend their houses outwards and upwards.”
But the Home Builders Federation said the plans “do little to address the major reasons why housing supply is falling” and questioned if there was enough brownfield land available to meet demand.
Stewart Baseley, executive chairman of the group, said: “The increasingly anti-development policy environment is driving down housing supply, taking access to decent housing out of the reach in particular of young people, costing jobs and reducing economic activity.
Advertisement
“Much more decisive action is needed if government is serious about boosting housing delivery.”
In a speech in central London tomorrow morning, Mr Gove is expected to lay out several proposals, including:
The creation of government-sponsored development corporations – modelled on a body set up by the Thatcher government in East London – with powers to buy up land using compulsory purchase orders and sell plots to developers.
A new ‘super-squad’ of planners and other experts to help unblock major developments. The team would initially be deployed to Cambridge to work on expansion plans.
The launch of a ‘Planning Skills Delivery Fund’ to clear backlogs and improve skills in the sector.
Higher fees levied on developers to help improve planning services.
New flexibilities to turn shops, takeaways and betting shops into homes and a cut in the administration required to convert barns and repurpose farm buildings.
A review of ‘permitted development rights’ to make it easier for the public to extend homes, convert lofts and renovate buildings.
The organisation representing local authorities criticised the government’s plans for increased flexibility in planning laws though – saying property conversions should be handled through formal planning applications.
“Further expanding permitted development rights risks creating poor quality residential environments that negatively impact people’s health and wellbeing, as well as a lack of affordable housing or suitable infrastructure,” said chair of the Local Government Association, councillor Shaun Davies.
A report by the cross-party Levelling Up Committee earlier this month concluded the government was on track to deliver one million new homes over the course of this parliament, but said the dropping of mandatory targets would make it difficult to meet the annual aim of 300,000 additional properties.
Government figures show 687,000 new homes have been delivered since early 2019, reaching a high of 242,700 in the 12 months to April 2020.
But in May last year, former housing minister Robert Jenrick – who now serves in the Home Office – predicted that housebuilding would fall in the immediate future and that the 300,000 target would be missed “by a country mile”.
Does the government’s rhetoric on homebuilding match up to reality?
Ballooning property prices have caused a big rise in the age of first-time buyers, with high deposit requirements stopping many getting on the housing ladder at all.
A lack of supply has also forced up rents, while rising mortgage rates are making the situation even more unaffordable.
Putting a figure on how much new housing is needed is tricky but most estimates range between 300,000 to 340,000 per year.
Ministers have previously said around this point, the increase in supply would start to have an impact on bringing down prices – although some query this logic.
Getting to this figure was dealt a blow when the government announced last year it would no longer be enforcing development targets.
This change was brought about by rebel Tory MPs and followed the loss of the Chesham and Amersham by-election to a Lib Dem campaign that centred on local anxieties over planning reform.
Housebuilders say the watering down of the targets has already led to 58 local authorities withdrawing or pausing their local housing plans.
Tomorrow’s push is designed to reassure the public on the issue of homebuilding without scaring traditional Tory voters (and their MPs) who are worried about buildings popping up in their leafy backyards.
While the government press release outlining the plans is adorned with positive quotes from developers like Persimmon and Keir, and bodies like RIBA and the Royal Town Planning Institute, you don’t have to look far to find deep scepticism as to whether the government’s rhetoric matches up to reality.
As well as the watering down of housing targets, criticism centres on the convoluted planning process, environmental regulations and whether there are enough brownfield urban sites to meet demand.
Much like tackling climate change, building new homes is something most people agree needs to happen – and yet, workable and scalable solutions everyone can agree with always seem thin on the ground.
Industry sources have also cast doubt on whether the government will hit its one million pledge, amid rising costs in the sector.
Housebuilders say the dropping of mandatory targets combined with the enforcement of pollution rules by Natural England has led to approved planning permissions falling to record lows.
The environmental watchdog has been accused by developers of blocking up to 145,000 homes because of so-called “nutrient neutrality rules” centred on the risk to waterways.
Image: A new housing estate under construction in Ashford, Kent
In an interview with the Sunday Telegraph, Mr Gove said ministers needed to work with Natural England to make sure the balance was right between building new homes and protecting the environment.
Ahead of his speech, Mr Gove said: “At the heart of this is making sure that we build beautiful and empower communities to have a say in the development in their area.”
But Labour’s shadow housing secretary Lisa Nandy said the Conservatives had failed to deliver enough new homes while in government.
She said: “It takes some serious brass neck for the Tories to make yet more promises when the housing crisis has gone from bad to worse on their watch, and when housebuilding is on course to hit its lowest rate since the Second World War because Rishi Sunak rolled over to his own MPs.”
He was expected to be deported, but instead of being handed over to immigration officials he was released from HMP Chelmsford on Friday.
He spent just under 48 hours at large before he was apprehended.
The accidental release sparked widespread alarm and questions over how a man whose crimes sparked protests in Epping over the use of asylum hotels was able to be freed.
Ms Mahmood said: “Last week’s blunder should never have happened – and I share the public’s anger that it did.”
Image: Anti-asylum demonstrators in Epping, Essex. Pic: PA
On Sunday, Justice Secretary David Lammy said an exclusive Sky News interview will be used as part of an independent inquiry into the mistaken release.
Speaking to Sky’s national correspondent Tom Parmenter, a delivery driver who spoke to Kebatu at HMP Chelmsford described him as being “confused” as he was being guided to the railway station by prison staff.
The migrant is said to have returned to the prison reception four or five times before leaving the area on a train heading to London.
Please use Chrome browser for a more accessible video player
5:44
‘My family feels massively let down’
Mr Lammy, who put Kebatu’s release down to human error, said he ordered an “urgent review” into the checks that take place when an offender is released from prison, and new safeguards have been added that amount to the “strongest release checks that have ever been in place”.
Image: Waves splash in Kingston, Jamaica, as Hurricane Melissa hits. Pic: AP
Andrew Tracey had been due to fly home to the UK on Monday, but his flight was cancelled.
Mr Tracey told Sky News that food packages were being delivered to guests at his hotel. Deck chairs have been removed from the beach, and the swimming pools have been drained, at the Negril hotel where he is staying.
“The balcony and walls do feel as though they are vibrating just due to the strength of the wind,” said Mr Tracey.
More from UK
“I’m very nervous, it’s hard to comprehend what we are likely to expect.”
The US National Hurricane Centre in Miami said that Melissa was “one of the most powerful hurricane landfalls on record in the Atlantic basin” as it hit southwestern Jamaica near New Hope.
Image: People walk along a road during the passing of Hurricane Melissa in Rocky Point, Jamaica, on Tuesday. Pic: AP
In a social media post, the centre warned that it is an “extremely dangerous and life-threatening situation” – and told those in the area not to leave their shelter as the eye of the storm passes over.
‘It is a bit scary, but we’ve got each other’
A British-Jamaican couple who are sheltering inside as the storm passes over the island spoke to Sky News about their ordeal.
Shantell Nova Rochester and her Jamaican fiance Denva Wray are due to get married on the island next month.
Please use Chrome browser for a more accessible video player
0:46
Floods tear through parts of Jamaica
They spoke of broken windows and water coming in where they are staying, but the couple believe they are “as safe as they can possibly be” in St Elizabeth.
Mr Wray said: “Where we are is quite strong, sturdy, but you can hear a lot of wind. It is a bit scary, but we’ve got each other, so we are strong.”
Asked about the wedding, Ms Rochester said: “We’re just worried about getting through tomorrow, but that’s a worry in the back of our heads.
“Where we plan to get married is flooded at this time.”
Government action ‘too late’ – British tourist
One British man who paid £3,500 for last-minute flights so he and his family could return home before the hurricane hit the island said that he felt “completely let down” by the government’s response.
David Rowe and his family, from Hertfordshire, had spent 10 days in Jamaica before deciding to fly back to the UK on Saturday.
Mr Rowe, 47, was critical of the response of the Foreign, Commonwealth and Development Office (FCDO).
Image: David Rowe with his wife Abby, daughter Cora, eight, and son Ethan, 12, during their holiday in Jamaica. Pic: PA/handout
Speaking to the PA news agency, IT manager Mr Rowe said: “It’s all too late, their reaction and their response to the storm has been too late – after the fact.
“The advice should have been last week, like on the Saturday – don’t travel – because a lot of the travel companies use the FCDO guidance on travel (for) all their planning and what decisions they make as an organisation.
“There should have been something done much sooner than this. A lot of the UK nationals, and people on holiday there, they are stranded.
“This could have been prevented with better action from the UK government.”
Mr Rowe added that he and his wife had felt “very anxious” before they flew home – and “very sad” for those left in the country.
A Foreign Office spokesperson said: “We understand how worrying developments in Jamaica are for British nationals and their families.
“Our travel advice includes information about hurricane season, which runs from June to November. Last Thursday we updated our travel advice for Jamaica to include a warning about Tropical Storm Melissa and that it was expected to intensify over the coming days.
“The safety and security of British nationals is our top priority, and that is why we are urging any British nationals in Jamaica to follow the guidance of the local authorities and register their presence with us to receive updates.”
The government’s decision to slash foreign aid will lead to unrest, further crises and threaten UK security, a group of cross-party MPs has warned.
A report by the International Development Committee found the decision in February to reduce aid to 0.3% of gross national income (GNI) by 2027/28 – coupled with the US cutting its aid budget – is having a severe impact.
The foreign aid budget was cut to invest in defence from 0.5% of GNI, which was meant to be an interim reduction from 0.7% to cope with economic challenges caused by the pandemic.
Total aid spending is set to reduce from £14.1bn in 2024 to £9.4bn by 2028/29.
The committee, chaired by Labour MP Sarah Champion, said spending is being prioritised on humanitarian aid over development, which “builds long-term resilience and should lead to reducing the need for humanitarian aid”.
They said the international development minister, Baroness Chapman, has made it clear “the UK will remain a leading humanitarian actor”.
Please use Chrome browser for a more accessible video player
2:34
Explained: Key Sudan city falls
But the committee said while they are glad those in “desperate need of aid will be prioritised, particularly in the regions of Ukraine, Gaza, and Sudan”, they are concerned about the long-term effect of pulling development aid.
“We are concerned that slashing development aid will continue to lead to unrest and further crises in the future, presenting a threat to UK security,” the MPs said.
Image: David Lammy, when he was foreign secretary, on a visit to Chad to see how aid agencies are dealing with the humanitarian crisis. Pic: PA
Risk to UK’s national security
They said a reduction in foreign aid will have “devastating consequences across the world”.
The committee said it recognises an increase in defence spending is needed, but “to do this at the expense of the world’s most vulnerable undermines not only the UK’s soft power, but also its national security”.
They said the government must make “every effort” to return to spending 0.5% of GNI on foreign aid “at a minimum, as soon as possible”.
The committee also found long-term funding for development is “essential” to ensure value for money is achieved.
However, they accused the government of seeing value for money only in terms of the taxpayer, saying that downplays “equity and the importance of poverty reduction” and causes tension.
They agreed accountability to the taxpayer is “key to reducing poverty globally, and maximising the impact of each pound to do so, must remain the Foreign, Commonwealth and Development Office’s central tenet for official development assistance spending”.
Image: A Foreign Office team member helping evacuees in Cyprus in 2023. File pic: Reuters
Spending on migrant hotels
Spending on migrant hotels in the UK was also criticised by the MPs, who said while international aid rules mean they can cover refugee hosting for the first 12 months in the UK, given the recent cuts, that is “incompatible with the spirit” of the UN’s OECD Development Assistance Committee rules.
“Excessive spend on hotel costs is not an effective use of development budget,” they said.
The committee recommended costs of housing refugees should be capped “at a fixed percentage” of total foreign aid spending “to protect a rapidly diminishing envelope of funding”.
Please use Chrome browser for a more accessible video player
6:09
Inside Afghanistan’s hunger crisis
‘Short-sighted’
Reacting to the report, Timothy Ingram, head of UK advocacy at WaterAid, said: “The UK government’s decision to cut the aid budget was one that defied both logic and humanity. Aid when delivered effectively in partnership with local communities is not charity – it’s an investment in a safer and more prosperous world.
“Undermining it, especially vital finance for water, weakens the world’s resilience to climate shocks, pandemics, and conflict – impacting the one in 10 people without access to clean water, and ultimately making us all less safe.
“This is a short-sighted political decision with long-term consequences for the UK’s stability, economy and global standing. We join with MPs in urging the government, once again, to urgently reconsider.”
Lack of transparency over private contractors’ spending
In the report, MPs said it is worried the Foreign Office has not reviewed aid spending on multilateral organisations, which allows the UK less direct influence over spending, such as the World Bank or vaccine organisation Gavi since 2016, despite spending nearly £3bn on them in 2024.
They said the use of private contractors does not offer inherently poor value for money, but a lack of transparency and data can mean under-delivering and a loss of “in-house” expertise.
Image: Palestinians carry aid supplies that entered Gaza. Pic: Reuters
‘Tragic error’
Sarah Champion, chair of the International Development Committee, said: “Ensuring aid delivers genuine value for money has never been more important. As major donors tighten their belts, we have to ensure that every penny we spend goes to the people most in need.
“The former Department for International Development was rightly seen as a world leader in value for money; the FCDO is broadly hanging on to that reputation. But it must make some urgent improvements.
“Reducing poverty must be the central aim of the development budget. While accountability to the taxpayer is an important consideration, the FCDO’s current definition of value for money risks diverting focus away from improving the lives of the most vulnerable – the very reason the aid budget exists at all.
“The savage aid cuts announced this year are already proving to be a tragic error that will cost lives and livelihoods, undermine our international standing and ultimately threaten our national security. They must be reversed.
“Value for money is critical to making the most of a shrinking aid budget. While this report finds some positives, the government must take urgent action to wipe out waste and ensure the money we are still spending makes a genuine difference.”