It is a pleasure to serve under your chairmanship, Dr Murrison. I congratulate my hon. Friend the Member for Basingstoke (Luke Murphy) on securing this debate. I want to speak about the importance of housing-led regeneration. Done well, it transforms lives, rebuilds communities, unlocks economic growth and creates places where people want to live, work and raise families. Yet for many communities across the north, that aspiration remains out of reach. Too many families live in ageing homes that are expensive to maintain, difficult to modernise and increasingly unfit for today’s needs. In many neighbourhoods, outdated layouts and ageing infrastructure no longer meet the needs of the communities they serve. Without significant intervention, 100,000 social homes could be lost over the coming decade, further reducing the supply of affordable housing. It is against that backdrop that the interim findings of the Renew inquiry are so important—I declare my interest as chair of the Westminster group for the inquiry. Led by the Northern Housing Consortium, the inquiry highlights the vital role that regeneration can play in addressing housing needs, supporting economic development and strengthening communities across the north of England. The Renew report found that more than half a million good-quality homes could be unlocked through regeneration and renewal programmes, demonstrating the scale of the opportunity before us. The report highlights the transformative impact that regeneration can have on people and places. Beyond increasing housing supply, it offers an opportunity to create healthier, more sustainable communities, to reduce energy costs for residents, and to improve the overall quality of life in neighbourhoods that have experienced years of under-investment. Importantly, regeneration delivers benefits that extend far beyond housing alone. Investment in homes can help attract investment in infrastructure, town centres and local services. It creates jobs, supports skills development and gives communities greater confidence in their future. The impact therefore reaches well beyond the development site itself, generating wider social value and helping to create vibrant, sustainable places. However, successful regeneration cannot simply be done to communities; it must be delivered with communities. Residents should be at the heart of regeneration plans, helping to shape the future of the places they call home. A good example can be found in the Gleadless Valley regeneration project in Sheffield. Residents’ involvement has shaped the vision for the valley to include commercial and community space, improved parks, paths, and jobs and training for local residents. Lara Joyce, from the Gleadless Valley tenants and residents association, described the process as “making hope feel safe again”. That clearly demonstrates the importance of building trust with residents and ensuring local voices are heard throughout the process. What is particularly encouraging is the growing recognition that the success of regeneration should not be measured solely by the number of homes delivered. Its value can also be seen in a stronger local economy, improved wellbeing and a more resilient community. The challenge now is to turn that ambition into delivery. If we get regeneration right, we will not simply build more homes. We will rebuild neighbourhoods, revitalise businesses and restore pride in communities. That is why housing-led regeneration matters, and why it deserves our continued support.

It is a pleasure to serve under your chairship, Dr Murrison. I thank the hon. Member for Basingstoke (Luke Murphy) for highlighting this issue. Many of us can be guilty of forgetting that a house is not just a unit on a spreadsheet, but the anchor of a family’s life. I see it that way, as do others, including the hon. Gentleman. Our historical, post-war social housing estates across Northern Ireland possess an incredible and undeniable community spirit, but are too often choked by generational underinvestment, outdated design and structural neglect. As always, I will give the Northern Ireland perspective on this topic to support the hon. Gentleman in his challenge and focus, and in what he wants to achieve, as it is what I want as well. It is nice to see the Minister in her place again—she is becoming a regular in Westminster Hall. I look forward to hearing her contribution. I stand here to speak up for the thousands of families living in social housing across my constituency. Those estates were built decades ago, and although they were built with the best of intentions, time, by its very nature, has taken its toll. We are dealing with ageing housing stock that suffers from chronic dampness, poor insulation and completely outdated heating systems. In an era where energy prices remain painfully high, it is a tragedy that our lowest-income families are living in the hardest-to-heat homes and are forced to choose between heating their homes—or even just their front rooms—and feeding their children. Considered estate regeneration is about so much more than putting a new lick of paint on a building, replacing a roof or putting in insulation; it is about having a holistic blueprint for community renewal. I thank the hon. Member for Basingstoke for highlighting the community aspect, because I want to focus on the community drive as well. It means looking at the layout of our estates to eradicate the poorly lit alleys that breed antisocial behaviour. It also means investing in community infrastructure: the playgrounds where our children can play safely; the community hubs where our elderly residents can find a reprieve from chronic loneliness; and the green spaces that support mental wellbeing and social interaction. True regeneration must be considered, meaning that it must be done with the community, not to the community. As the hon. Gentleman outlined incredibly well, our local communities must be the co-architects of their own future. We must empower local tenant associations and community groups to lead the design process. If they are drawn into that project and focus, it will make a community and a family atmosphere, and it will bring people together. That is what I would love to see. To know how to fix a troubled estate—I say this respectfully—just ask the grandmother who has lived on that street for 40 years. She knows exactly where the problems are and exactly what the neighbourhood needs to thrive. Her love for that estate—the place she stayed in for 40 years of her life—should focus us all in the future. Although housing policy and the Northern Ireland Housing Executive are devolved matters managed by the Minister for Communities in Stormont, the fiscal reality is that our devolved Administration cannot deliver the scale of transformation needed on their own. That is why the Barnett consequential and what the Government give the Northern Ireland Assembly to dish out are so important. The Northern Ireland Housing Executive faces a multi-billion-pound maintenance and investment deficit over the next decade, just to bring its current stock up to a decent standard. That is why we need a joined-up, UK-wide approach to funding capital infrastructure. The UK levelling-up and building frameworks must ensure that Northern Ireland receives a fair, proportionate share of macro investment specifically earmarked for social housing regeneration. This subject means a lot to me. Back in 1985, when I was first elected to a council, the social, bread-and-butter issues were about housing; it is still one of the biggest issues that my constituency office receives in the mailbag every week. Today’s debate means a lot to me. I congratulate the hon. Member for Basingstoke on securing it and look forward to hearing what the Minister can do to encourage him and us.

It is a pleasure to serve under your chairship, Dr Murrison. I thank my hon. Friend the Member for Basingstoke (Luke Murphy) for securing this debate and giving me a chance to talk about the Alton estate in Roehampton in my constituency. It is also a pleasure to follow on from the hon. Member for Strangford (Jim Shannon), who always brings wisdom and a flavour of Northern Ireland to every debate, which I fully appreciate. The Alton estate in Roehampton in my constituency is home to over 13,000 people. It is one of the largest housing estates in the country, and it was built in 1954. It is a beautiful area; it is right next to Richmond Park, and it has some listed stilt blocks designed by Le Corbusier. It is a beautiful estate and a fantastic community. I am so proud to be the MP for Roehampton. However, the estate has been run down for too long. It is an area of high deprivation and high health inequalities. From one side of my Putney constituency to the other, in the Alton, there is a 10-year life expectancy difference. It also suffers from poor transport links. The failure of the estate was recognised in 2010 by the then Conservative council of Wandsworth, which said, “Yes, we need to do some regeneration. We will look into this.” Since 2010, regeneration of the Alton estate has been discussed, but as yet it has not yet been delivered to the people of the Alton. A plan was developed by the Conservative council, but it was unpopular and widely not liked. People very much wanted regeneration, but not that plan. The developer pulled out of the plan during covid—it pulled out from all the regenerations that it was doing in London—so in 2022, when the Labour council came in, it looked at it again. That Labour council became the developer, and that has been key to the success of the plan so far. It employed the HTA Design architecture company, which did a community co-design, stripped things back and talked to people, and has a good plan that the community really like. The plan has a new library, a new dedicated youth centre —I was a bit obsessed with that part, because the stripping back of our youth clubs in the previous regeneration plan and the estate as a whole has been dreadful—and a new community centre. It will have a shopping parade, with shops—I spoke to Lidl only this week—that will have affordable fruit and vegetables, and two GP surgeries with the space to do preventative healthcare, which will build healthy living into the regeneration. It will have a new police hub, a new family hub and a nursery. It will demolish 177 substandard houses, which have been left to become run down, and build 615 new homes. In total, 473 new homes will be created, with priority given to Alton residents, who will watch them being built. The largest regeneration ballot ever in this country was held last October, and the people on the Alton estate voted by 82% for the plan—that is an overwhelming majority, a real yes vote. That yes vote has unlocked an additional £60 million of funding from the Mayor of London. I am disappointed that then Conservative opposition campaigned against the Alton renewal plan. A couple of months ago, we had local elections, and the Conservatives now run Wandsworth council by a vote of 29 councillors to 28—a small margin. I hope that the new council will understand how important the regeneration is to the people of the Alton and will go ahead with the plan, without doing a whole new round of consolation or lots of cutbacks that reduce it. I also hope that they will keep the amount of social housing in the plan. The GLA funding for social housing is £220,000 per unit, but it is £70,000 per unit for shared ownership, so it makes sense for the new Conservative administration to keep the high levels of social housing in the regeneration plan. I recently met the new cabinet member for housing at Wandsworth council, and I made clear the residents’ strong view that the full plan is needed. He has not said that he will cut it back, but I am worried that he might. I hope that the Minister will lend full support to the Alton renewal project. To do anything less than the full plan will be to let down the residents on the Alton estate —they have waited for so long. I would like to end by paying tribute to the Our Roehampton organisation, which provides amazing support and brings together brilliant people across the estate to create community social cohesion. To do anything other than fully go ahead with the plan would stop significant growth and opportunity for residents. The plan will provide a safer, healthier and revitalised Alton that everyone can be really proud of, and I hope the Minister will give it her full support.

It is a pleasure to speak under your chairmanship, Dr Murrison. Estate regeneration must be about more than replacing bricks and mortar. It must restore confidence, strengthen communities and give residents pride in place in what they call their home. In Dunscroft, in my constituency, local people want to see sustained investment in their estates and neighbourhoods, not just one-off quick fixes that rapidly degrade. They want better-quality housing, safer streets, improved green spaces, well-maintained public areas, and community facilities that bring people together. Residents have told me at local positive action groups—resident-led groups that action local improvement that they believe will make a change—that living in a place where they see reminders of neglect has a real impact on their mental health, their sense of pride, their local identity and the day-to-day lived experience of everyone who calls the place home. To be clear, local people are still doing amazing things in those areas. I recently met the Dunscroft and Friends communities group at the Dunscroft Warriors junior football team’s annual gala. They are doing great work in difficult circumstances, but they need more support. They have the ideas and the know-how, and they know their area, but they just need a little more help from Government. Residents know where investment is most urgently needed, so regeneration must be shaped by them, not imposed on them. Pride in Place funding gives councils and communities the resources to tackle long-standing problems and deliver improvements that people can see in their everyday lives. That means repairing neglected spaces, supporting local shops and services, improving routes through the community, and creating places where children and families feel safe and welcome. However, short-term or piecemeal funding will not be enough. Communities such as Dunscroft need a long-term commitment and a fair opportunity to benefit from national regeneration programmes. These places are not looking for continuous hand-outs; they are just looking for a hand-up to get back on their feet. Moreover, they want to do that together, as a team. For me, that is what pride in place is all about. I urge the Government and ask the Minister to consider providing a bit more Pride in Place funding in future, to work directly with the residents and to ensure that Dunscroft receives the investment it deserves. Regeneration should leave people not only with better homes and public spaces, but with renewed confidence in the future of their community and with hope, which we all very much need in our lives.

It is a pleasure to serve with you in the Chair, Dr Murrison. I congratulate the hon. Member for Basingstoke (Luke Murphy) on securing the debate. His call for minimum repair standards seems very reasonable, and I am happy to echo it. I was pleased to hear the hon. Member for Strangford (Jim Shannon) identifying the regular attendees in this Chamber—I am tempted to say that it takes one to know one. I am sure we will see him again; it is always a pleasure to have him with us in a debate. It is a shame that the constituents of the hon. Member for Basingstoke do not feel they have been fully consulted, as they should have been, on the regeneration project he mentioned. Regeneration, when done with genuine community involvement, can change lives in some of the best ways possible. Community involvement, consent and consultation are fundamental necessities if that kind of positive and transformative outcome is to be achieved. Regeneration is one of the best tools we have to help solve the housing crisis. It allows us to build the new homes we desperately need—including, crucially, new social homes—on brownfield sites, saving precious greenfield from development. It allows residents to exchange some of the coldest, leakiest housing stock in Europe for better homes that are affordable to run, while adding the kind of infrastructure that the hon. Gentleman referred to, such as GP surgeries, school places and playparks, which some estates built 60 years ago never had. Many Liberal Democrat councils are showing the way to do this. My Somerset councillor colleagues, including Federica Smith-Roberts, Tom Deakin and Lee Baker, have led the way on the regeneration of the North Taunton estate. There are 162 defective prefabricated concrete Woolaway homes, unfit for the 21st century, being demolished and replaced with 229 council homes for affordable rent—67 more than we had before. The scheme was built around a resident design group from the outset, not token consultations or consultation after the drawings were finished. Local community champions like Lesley Councill, who has done amazing work at the Priorswood community centre, helped to lead that involvement and deserve to be credited for a lot of the work. Existing tenants were rehoused during the works, with a guaranteed right to return. Another example is the Cambridge road estate in Kingston upon Thames, in the constituency of my right hon. Friend the Member for Kingston and Surbiton (Ed Davey). The Liberal Democrat council there insisted on subjecting the proposed regeneration scheme to the kind of ballot that the hon. Member for Basingstoke referred to. Those involved worked hard with local residents and the proposal received overwhelming support, resulting in 2,100 new homes and 871 new council houses—218 more than were on the site before. Those are not marginal examples; they are proof that the choice is not between going ahead with regeneration or getting community consent. With leadership and real involvement, communities can and do vote for more housing, not less. The Liberal Democrats want to see that ambition matched nationally, and we would go further. We want infrastructure to come first in these developments, so that regeneration comes with the GP surgeries, transport and drainage capacity that the extra density demands, rather than as an afterthought. As we have said: no doctors, no development. We would also get serious about the housing that already exists, but sits empty. There are more than 359 homes across the country that have been empty for six months or longer. Addressing that would ease the pressure to drive up to unsustainable densities in other parts of towns and communities, and would relieve pressure on greenfield sites. The same principle applies to our high streets. The Liberal Democrats want to see a properly funded high streets strategy that genuinely brings empty units back into use as accommodation and housing above shops, strengthens the town centre-first principle and supports property owners who want to do those conversions. We would deliver on our 10-year emergency home upgrade programme, starting with free insulation and heat pumps for low-income households, so that regeneration is not the only route to warm homes. We welcome the fact that the Government have made housing a priority. We have read that the new Prime Minister will want to increase the number of council and social rent homes being built. Does the Minister believe that the new Prime Minister will match the Liberal Democrat ambition to reach 150,000 new social rent homes per year? I am sure we would all be interested to hear that. We ask the Minister for an infrastructure-first requirement, so that regeneration schemes are properly funded to deliver the GP surgeries, schools and transport links that increased density requires; a national target for 150,000 social rent homes per year, rather than the market-led approach that we have at the moment; the delivery of a 10-year emergency home upgrade programme, starting with free insulation and heat pumps for low-income households, and a recognition that regeneration should never be done to a community, but done with and by the community.

It is a pleasure to serve under your chairmanship, Dr Murrison, and to take part in this debate about estate regeneration. I find myself in agreement with much of what I have heard so far. I thank the hon. Member for Basingstoke (Luke Murphy) for securing this important debate and for his opening speech about an estate regeneration scheme in his constituency; he made a strong argument. I also thank those who have spoken in the debate: the hon. Members for Putney (Fleur Anderson), for Mid Cheshire (Andrew Cooper), for Doncaster East and the Isle of Axholme (Lee Pitcher), for Taunton and Wellington (Gideon Amos) and for Strangford (Jim Shannon). I also somewhat belatedly congratulate the Minister on her promotion and welcome her to her place; this is the first time that I have had the pleasure of facing her in a debate. Estate regeneration is an important process in delivering the right homes for local people. That is true across all the main types of estate regeneration, from refurbishments, where homes are retrofitted to bring them into line with regulations and make them safe, viable and modern places for people and families to call home, to infill developments, where new homes are built on previously developed or undeveloped land to increase density and provide housing for the local population, or full redevelopments and regenerations, meaning the wholesale demolition and reconstruction of entire estates to provide fresh stock for residents and for new buyers or tenants. That is why, alongside new housing delivery, the Government should think seriously about estate regeneration. Across the country, there are thousands of homes with untapped potential for renewal, regeneration and improvement, alongside the vast and preponderant unrealised space that is ripe for increased density and new homes. That is especially true here in London, as I am sure the Minister will agree; I know it all too well, as a former Conservative leader on the London Assembly and as a Member of Parliament for a Greater London constituency. With a population that has never been higher and continues growing, London is bursting with demand for housing. Greater London has been set a target of 88,000 homes a year by the Government. That means, on average, the equivalent of one London borough-worth of homes being delivered every 16 months. So far, however, the Mayor of London and his supporters in MHCLG are falling very far short of that. According to GLA figures, in 2024-25 just 7,124 social rent and London affordable rent homes were completed. Of course, that does not even come close to helping the 366,000 Londoners on the social housing waiting list. The need for new homes is stark and urgent. The Government’s own figures show that across England, the number of new net additional dwellings was just 208,600 in Labour’s first year in power—a 6% drop from 2023-24, the previous Conservative Government’s final year in office. In Labour’s first year, 190,600 new homes were built; that is a fall of 8,000, or around 4%, from 2023-24, and suggests that the Government are on course to fall well short of their self-imposed target of 1.5 million homes by the end of this Parliament. They are on track to build something like 400,000 fewer homes than they promised at the election. By contrast, from 2013 to 2023, under the previous Government, the nation saw the highest sustained level of new home formations in the past 50 years, surpassing even the levels of the 1970s. Between 2010 and 2024, 2.5 million new homes and 750,000 affordable homes were delivered. That is where estate regeneration can play a key role, particularly, but not only, in London. According to the London Councils estate regeneration report from November 2025, London’s boroughs have the potential to develop more than 10,000 new homes in a city that is starved of supply, but overflowing with demand. That is not true just inside the M25, but across the country, as Members from across the House have noted today. Estate regeneration is not a silver bullet, but it can certainly make a significant contribution. The previous Government understood that. As the mover of today’s motion, the hon. Member for Basingstoke, noted, they had a national strategy in 2016 to give this issue the national attention that it deserves. They also understood the role that estate regeneration can play in taking the pressure off our green belt by prioritising the regeneration of brownfield sites, as the Liberal Democrat spokesman, the hon. Member for Taunton and Wellington, noted in his speech. Everyone has heard the lip service the Government pay to brownfield development, but MHCLG’s actions since July 2024 have shown a clear desire to build all over the green belt. Instead of the undesirable urban sprawl encouraged by this Government, the Conservatives believe in building where homes are wanted and needed, and where they can be supported by existing necessary infrastructure such as in our cities and urban areas. Estate regeneration fits that rationale perfectly. As highlighted by the architect Chloë Phelps, the director of Grounded, estate regeneration schemes “are going to be critical to delivering new homes on brownfield sites over the next few years, with estimates that there is capacity for more than 120,000 homes on small sites in London alone.” The Minister’s colleague the Planning and Housing Minister is well-versed in all aspects of his brief, but his Department’s Social Housing Bill suggests otherwise. Not only does the Bill fail to recognise the importance of delivering social homes on brownfield sites, but estate regeneration remains largely absent from it. That is because the Bill is dressed up as a law to support social housing and increase its supply, but is in fact more about destroying the right to buy. If the Government were serious about social housing, they would have actually built some. In 20% of council areas across England, not one social home was built under this Government over the last two years.

Does the shadow Minister know that since Wandsworth council became Conservative, the only decisions it has made have been to cancel all of the housing development on one estate and partially cancel it on another? We are now wondering what will happen with the Alton estate. Does he support building more houses and keeping them as social housing, especially on the Alton estate?

I am not going to comment on that particular scheme, because I am not across the detail of it, but of course I support building more houses, and we need more houses of all tenure. That is something that we have said repeatedly, here and in the main Chamber. Once again, Whitehall has the wrong priorities: targeting our green belt, the ideological attack on the right to buy and the failing new towns programme. Those come before the right priorities, such as estate regeneration. Replacement rates are too low for social homes and too many councils have been unable to deliver. The Government would therefore be wise to generate an appetite for regeneration, to feed the desperate hunger for new social housing. To date, they have not done that. The Conservative Opposition believe in building more homes, prioritising brownfield land and making the dream of home ownership a reality. We believe in aspiration and, critically, in regeneration. Only through those priorities, and by acting on those beliefs, can we provide the much needed, much demanded and much wanted decent and modern social homes that people deserve. I hope the Minister will address those concerns in full and give our constituents on the waiting list, the developers in a position to build, and local leaders the confidence that the nation needs in order to make estate regeneration real.

It is a pleasure to serve under your chairmanship, Dr Murrison. May I thank the shadow Minister, the hon. Member for Orpington (Gareth Bacon), for his generous words? I also thank the hon. Member for Strangford (Jim Shannon); he and I are competing for appearances in this Chamber this week—

You’re playing catch-up!

Yes, and I have a long way to go. I thank my hon. Friend the Member for Basingstoke (Luke Murphy) for securing this important debate and thank all Members for their contributions. Each one has provided an important perspective on the challenges of estate renewal and the need generally to build homes in a way that works for communities. My hon. Friend spoke powerfully about the difference between good regeneration and poor examples in his constituency. The Government recognise that good estate regen is critical to delivering our housing target and to providing decent homes for everybody to live in. There are many reasons why estate regeneration might be the best thing for existing tenants or for a local area. In some cases, years of neglect from a Conservative Government that failed to invest in existing estates and mandated council rent reductions, which meant even less for housing revenue accounts, has left many estates in dire need of regeneration. I know that only too well, having led a local authority that felt the burden of pressures on the HRA account. Social housing was the tenure most affected by damp and mould issues—my hon. Friend correctly highlighted the impact that that has on many of his constituents, and I know that many other Members have cases involving the same problem. An ageing housing stock not only impacts life chances, but costs the taxpayer more in the long term, because disrepair has a bigger impact on communities and also on the stock itself. In that context, it might make more sense for an entire estate to be regenerated than to take a sticking-plaster approach, particularly when some buildings reach the end of their life. In other cases, estates are the best places to build more affordable homes, particularly in our towns and cities, where there may be fewer development sites available, but more social infrastructure in local areas. The people often forgotten in housing debates are the 1 million families on council housing waiting lists and the thousands of people trapped in temporary accommodation. I know that there are something like 4,000 on the housing register in my hon. Friend’s local authority area, and the figure is similar in my borough of Barking and Dagenham. Everyone deserves a decent home—a safe home, in a clean neighbourhood, with decent social infrastructure. I pay tribute to my hon. Friend the Member for Putney (Fleur Anderson), who spoke so passionately and accurately about the importance of the facilities that make a community, whether that is a youth centre or much needed GPs. I pay tribute to her long-standing campaign, which reflects the need to build neighbourhoods with homes that are more than just the buildings that house people. In my view, the simplest, most powerful thing we can do to lift people out of poverty and improve life chances in this country is to provide more decent homes. First and foremost, we must recognise that the supply of homes is the foundation for everything. Indeed, we will only address the housing crisis by building more homes, period. I listened with great interest to the shadow Minister, who made important points about house building and getting on with it. I have to say, though, having been a council leader in and now a Labour Member of Parliament in London, that it is a great shame that Conservative and Lib Dem councils, councillors and MPs frequently object to house building. Of course, brownfield sites are a really important part of the solution; but the idea that we can meet housing need in London or the rest of the country only by using brownfield sites or doing infill on existing estates is, I am afraid, misleading. That does not mean that we look at only one aspect of house building. I recognise that the picture is complicated, and it will take a multitude of approaches to make sure that regeneration delivers the number of homes to the decent homes standard that we need, but I also know that regeneration must be delivered in partnership with communities. Good regeneration puts communities in the driving seat. That does not just mean being transparent with decision making; it also means allowing those who live in the community to have a real say in shaping proposals. Decisions on property size, building height, materials, amenities and timelines for delivery are important for getting community buy-in. That approach is not new. Good developers, of which there are many, do that anyway, and the regulatory standards are clear: registered providers must communicate with tenants, provide information to them and take their views into account in decision making. That extends to providers undertaking estate regeneration. It is difficult to set out realistic timelines, because each estate regeneration is different and unique due to their different sizes and ambitions, and good engagement with existing residents may further change those ambitions. Timelines for estate renewal are also highly dependent on viability, phasing, planning permission conditions, and ground and infrastructure prep, but I accept that families who live on an estate face huge anxiety when they do not know when their home is going to be knocked down. Indeed, there are examples in my constituency of families who have been told their estate has been earmarked for renewal; they can see their community being hollowed out, yet they do not know when they will need to move on. Timelines for estate renewal are complicated, but it is important that engagement takes into account the instability caused by estate renewal. My hon. Friend the Member for Basingstoke asked a valid question about whether the process for decision making should be through a ballot. I led a local authority that had a ballot for an area. It is hard work to say the least, but it is perhaps one of the most important things a local authority can do to secure community buy-in. However, to say that ballots in themselves are what secured that engagement would be to do a disservice to the engagement that the ballot provided. Ballots in and of themselves do not solve trust issues among residents. They can force developers to do the meaningful engagement that they should be doing anyway, but they do not mean that we will get the outcome that we want. Where providers fall short, there is usually a complaints process and an ombudsman. In addition, the Government have also committed to introducing social tenant access to information requirements from this October, which will make it mandatory for providers to give information about property management in response to information requests.

Of course I will. The Department welcomes any engagement about that. I have to emphasise that the engagement process requires more than just a “yes or no” tick box, and the best regeneration and estate renewal programme demonstrate a long-term commitment to engagement with residents and to giving residents the opportunity to shape the outcomes of the programmes. In the best programmes, local leadership also demonstrates political bravery in saying, “We have to have some homes built, so let us go on this journey together.” Too often, we see examples where it has become too easy to say no to everything, and that is how we have ended up with a housing crisis. A good question was asked about the governance of regeneration schemes. I agree with Members who stated that it is vital that estate regeneration schemes demonstrate transparency, particularly when they involve public land or public money. Estate renewal can actually be quite easy, if all the land is sold off. Particularly in places like London, an estate will not be short of interest from developers. Estate regeneration is much harder if we are committed to delivering affordable homes and ensuring the amenities that make an estate a community. The estate regeneration national strategy guidance helps to set out a framework from Government to achieve what is needed. The Regulator of Social Housing works to improve standards and the ombudsman provides routes for readiness. On more effective statutory routes for better estate regeneration, some important steps have been taken by the Government, but I recognise that we need a longer-term commitment and a culture change, supporting local authorities to develop estate regeneration in a way that works for communities. Let me address the point about lack of trust on repair issues. Too often, people talk as though estate repairs are a task separate from long-term estate renewal. The truth is that estate regeneration for an existing area is a project that may last decades. Five years is a relatively short period of time in terms of estate renewal, but that is how long a young person spends in secondary school. If, throughout that time, they have a leak in the roof or damp, or if there is antisocial behaviour or basic things just need to be fixed on their estate, that will have an impact not only on their life chances, but on their trust and confidence in the ability of those who are responsible for fixing the basics in their home now to also deliver homes for the future, where they may live for the rest of their lives. I take the point very seriously, and I would welcome any further discussions that Members might want to have with Ministers in MCHLG, so that we can strengthen existing the guidance and build, not erode, trust and confidence to ensure an endorsement for further house building in this country. Estate renewal programmes are possibly the most difficult thing that local authorities can do. I recognise the important points made about place making. I welcome local authorities being place makers. Where a local authority has decided to be the master developer, it is a tough task. I would welcome more local authorities acting as the master developer, with support from MCHLG. A local authority could perhaps be a developer, but in my view, the master developer bit is what helps to build trusted relationships between communities, ensuring buy-in for long-term housing delivery. More than any housing delivery, estate renewal requires brave local political leadership and a long-term commitment to engaging and shaping. It also requires money. I am proud that the Government have already allocated almost £40 billion for affordable homes, but none of that matters if we do not have buy-in from the local community. I welcome the debate secured by my hon. Friend the Member for Basingstoke. I pay tribute to his passionate campaigning and advocacy on behalf of his constituents. I recognise the huge amount of casework that he gets on repairs and maintenance, as well as his commitment to see more homes built for his area. He knows, like I do, that home building will change people’s life chances in this country.