Housing: Co-operative Housing
Lord Kennedy of Southwark
That this House takes note of the development of the co-operative housing sector in the United Kingdom.
Lord Kennedy of Southwark (Lab)
My Lords, it is with great pleasure that I open this debate on the co-operative housing sector in the United Kingdom. I congratulate the noble Baroness, Lady Stowell of Beeston, on her appointment as Parliamentary Under-Secretary of State at the Department for Communities and Local Government. In her time in this House she has proved herself to be an able communicator at the Dispatch Box, and I wish her well in her new job and the great responsibilities that it brings.
It is also a great pleasure for me to speak in this House as a Labour and Co-operative Member of the House of Lords. The Labour Party and the Co-operative Party have an electoral agreement going back to 1927, and today there are 32 Labour and Co-operative MPs and 17 Labour and Co-operative Lords. The Co-operative Party can quite rightly claim to be the fourth largest party in Parliament.
I have been a co-operator all my adult life, and I firmly believe that co-operation and co-operative values and principles are playing an increasingly important part in the economy, business and the community and have a really important role to play in the social housing sector. I grew up in social housing in the 1960s and 1970s, and as a family we were very lucky: we always lived in a home that was warm, safe and dry. Southwark Council, as the biggest social landlord in London and one of the biggest in the country, always sought to deliver for its residents in often very challenging circumstances.
I believe that everyone should have access to a home that is decent, safe and affordable to buy or rent and to maintain or run. I am delighted at the commitment that Mr Ed Miliband made to build more homes by 2020. Homes are desperately needed by young families, older people and key workers. The present situation is desperate, with demand far outstripping supply. House building is at its lowest ebb since the 1920s. Struggling families are being squeezed by house prices beyond their means, rising rents, housing benefit cuts and inaccessible mortgages.
The crisis in the supply of and access to affordable housing is a major political and social issue facing the country. It is of particular concern to the many squeezed households for whom the only housing option is high-cost, low quality, insecure private rented housing. A growing number of people are worried about the ability of their children to afford a decent home. Increasing numbers of newly formed households are stuck in the high-cost private rented sector, and do not consider that they will ever be able to buy a home of their own.
There has been a decline in the number of first-time buyers. Saving the now typical 20% deposit required for first-time buyers to buy their first home is currently impossible for many working households. Statutory homelessness is increasing, and ever greater numbers of people are being forced into substandard housing. Poor housing is linked to poor health and poor educational outcomes, leading to increased costs to the state.
The post-crisis landscape presents all concerned with affordable housing supply with new challenges that demand new solutions. The role of co-operative housing models in meeting those challenges has not been recognised. Co-operative housing could be making a contribution to achieving a housing supply that was more stable and sustainable. Around 10% of Europeans live in housing co-operatives, compared to 0.6% in the UK. This alone shows the contribution that housing co-operatives can make.
There are different models of co-operative housing available, giving the opportunity to deliver housing tailored to local need, be it developing market-value mutual retirement co-operatives specifically designed for the changing needs of older people or to meet the housing needs of students and young people, or limited equity co-operatives for squeezed families priced out of the housing market. The work to achieve this needs to be inspired and kick-started by government action, better access to finance and local authorities supporting co-operative housing projects to deliver solutions in each of these areas.
There are three types of housing co-operatives that the Government should seek to support: market-value co-operatives, where members are free to trade their legal right of occupation at a free market price, subject to the rules of the co-operative, giving older people the opportunity to release capital and move into a home that can be adapted to their changing needs while also gaining assistance from other members of their co-operative community; limited-equity co-operatives, such as mutual home ownership, where members own a limited equity stake, allowing squeezed families currently stuck in the private rented sector unable to get on to the housing ladder a chance to build property equity; and rental co-operatives in which members rent their home, having democratic control over service budgets and how their homes are managed, but do not have an equity stake, which offer an affordable alternative to those who wish to have greater freedom and control over their housing.
In the UK, the role of community land trusts has emerged with the potential to provide a better balance of housing supply. They work in rural and urban areas and are a flexible tool to meet a variety of community needs. They offer not only a number of options for rent and low-cost home ownership, but also provide a mechanism for generating an income stream for reinvestment by the community. In areas where a rising population, economic investment and limited stocks of affordable homes threaten to exclude people from the areas in which they live and work, community land trusts could ensure a supply of affordable housing through the control of housing costs and resale prices.
This model can make a significant contribution to the supply of homes. It separates the cost of the land from the purchase price by taking it out of the market place through a community land trust. It ensures affordability through flexible monthly payments that are based on an affordable percentage of income. Any public subsidy is locked in and preserved for future generations due to the structure of equity arrangements.
Unlike individual home ownership, where residents have a personal mortgage loan to buy a home, homes in this case are financed by a corporate loan borrowed by the co-operative. The value of the buildings is divided into shares. When members leave the co-operative they are entitled to take the equity that they have built up with them. The net value of the shares is calculated by reference to a fair valuation formula set out in the departing members’ occupancy agreement or lease, which is the same for all members. The valuation formula in the lease requires resident members to look on property ownership in a new and different way. Mutual home owners will be at far less risk of falling into negative equity, where their houses are worth less than the outstanding mortgage loan. They will also have the benefit of lower transaction costs when they move into and out of their home.
There needs to be greater understanding by national and local government of the role that these models can play in bringing balance back into meeting the goal of everyone being able to find and afford a decent home in a good neighbourhood. There is a growing body of evidence to show that housing co-operatives are good for people and society. In particular, studies show that co-operatives outperform all other types of social landlord on all measures of performance. They create housing in neighbourhoods that are socially, economically and environmentally sustainable. Housing remains community-owned and affordable for future generations. Their grassroots nature helps co-operatives to create community buy-in. They help to maintain the independence of older residents through mutual aid and support, reducing the demand on the state.
With community support, co-operatives can achieve more for less by helping to bring into use public land assets that would otherwise not be developed for housing. Co-operatives have the capacity to increase the supply of housing that is genuinely affordable for working households, enabling the Government to deliver greater numbers of affordable homes.
Co-operatives contributing an average of 25,000 additional new affordable homes per year over the next two Parliaments is a realistic and achievable vision if it is given the support needed. Given the right framework for success and proper support from the Government, people could have the opportunity to participate in creating co-operatives to help meet local housing needs. Through their active involvement they will be committed to making their locality the best that it can be.
Co-operatives and mutual forms of ownership can ensure that homes remain permanently affordable and give residents an equity stake. Instead of paying increasingly high rents for housing over which they have little control, people could enjoy housing that benefits them and wider society. Through housing co-operatives and other mutual organisations, tenants and residents have taken control over decisions that affect their lives and created strong and cohesive communities.
All the available evidence shows that co-operative forms of housing perform well in terms of value for money compared to housing association and local authority provision of housing. Additionally, they have proved themselves to be a successful model of genuine community empowerment, providing a range of social and community benefits due to the large framework of mutual support that they create.
Lack of secure tenure has emerged as a big issue with the growth of the buy-to-let market. In a co-operative, the members are in control and have the security of their democratic rights and the security of the contract, which currently has to be a tenancy because of a lack of appropriate co-op housing legislation. In a co-op, a long-term, enduring right of occupation of a member’s home is always granted. This can be ended only if the member is in breach of its terms and the co-op has obtained an order for possession from the court. This is a very secure form of occupancy. Although not protected by statute, it has the protection of a member’s democratic rights.
Local authorities have a vital role to play in restoring balance to the supply of housing in their areas. The strengths and weaknesses of the housing supply situation vary from authority to authority, and across the country and in different localities. There is a marked difference between the north and the south of England, and in Scotland and Wales.
Co-op housing is a model of community housing to which people will aspire because of the significant benefits it brings. Councils need to develop an understanding of the different ways in which co-operative housing models can help them fulfil their responsibility to ensure a balance in the mix of housing available in their areas and to achieve strong communities. Local councils have the power to help, through ensuring that their local development frameworks include references to the development of community land trusts and co-operative mutual housing models as a means of increasing affordable housing.
Where local authorities hold ballots on stock transfers, residents should have the option to vote for community-led stock transfers under a co-operative model, such as the community mutual, which was developed by the think tank Mutuo, is endorsed by the Welsh Assembly and offers active membership opportunities to all tenants, the community gateway model, which was developed by the Confederation of Co-operative Housing and Co-operatives UK—there are currently community gateway housing mutuals in Preston, Watford, Lewisham and Braintree—or a hybrid mutual scheme such as has been developed in Rochdale.
Local authorities, housing associations and housing mutuals can also convert to a mixed-tenure version. Residents in this type of mutual home-ownership development would be able to start on a standard rented tenancy with the right to buy equity shares as and when their income permitted them to do so. They would have the right to participate in the democratic governance of their home just like any other member of the mutual. The right to buy equity would mean that the home would not become unaffordable for future generations of occupants.
In some areas, tenants will prefer their housing to remain under local authority control. Where this is the case, tenants could be encouraged and assisted to form tenant management co-operatives to take control of the management of the council-owned housing in their neighbourhood. The right to manage could be extended to housing- association tenants, who could also be given the support and encouragement to take over control and management of their homes through management co-operatives.
The Government have an important role. Among other things, it includes recognising co-operative housing in law and placing a duty on local councils and the Homes and Communities Agency to promote mutual housing and report annually on how they are doing. It is important to ensure that new co-operative homes are as affordable as possible for squeezed working households.
I could go on. We are in a housing crisis. Co-operative housing has an important role to play in helping to solve the crisis. It is for both local and national government to recognise the important role that they can play, and to provide support and the tools to do the job. I look forward to contributions from all noble Lords in this debate, to which we will come back again and again. I beg to move.
Baroness Eaton (Con)
My Lords, I thank the noble Lord, Lord Kennedy of Southwark, for initiating this debate. I also warmly welcome my noble friend Lady Stowell to the Dispatch Box.
In the past 25 years the co-operative housing movement has demonstrated that the application of the co-operative principles to the provision and management of housing delivers cost-effective housing services and creates sustainable communities. As the noble Lord, Lord Kennedy, has said, in spite of its proven benefits the housing co-operative sector remains small.
Housing co-operatives are concerned to ensure that members are educated and informed about the principles and practices of co-operation. This can be demonstrated in a concrete way. One example of the success of a tenant management co-operative is in Glasgow. It dramatically illustrates the benefits of housing co-operatives. The Speirs Housing Management Co-operative has successfully managed its council-owned housing at the end of one street for 20 years. It is a vibrant community contributing to the wider regeneration of the neighbourhood. At the other end of the street, council-managed housing, which has received the same capital investment as that managed by Speirs, has been vandalised, abandoned and ultimately demolished. This is a classic demonstration of best value being delivered by a housing co-operative.
The various types and models of co-operative and mutual housing operate across a range of tenures. The various forms of co-operative and community-led housing are united by having a democratic community membership that has control over their housing in some way. It is from this community membership that the benefits derive.
There are many social and community benefits to providing homes through co-operative and mutual housing, including: the development of community self-responsibility and self-help; much higher levels of satisfaction compared to other housing providers; good, if not better, management, quicker repairs, and so on; provision of forms of intermediate housing that could be attractive to those who would formerly have been first-time buyers; development of local care and community support networks that combat loneliness and help to support active, independent living; and the development of local community vision and of entrepreneurialism, which often inspire people who would not otherwise have been motivated to make local change.
There are a number of models of co-operative housing, some of which have already been mentioned by the noble Lord. Ownership housing co-operatives are co-ops that are owned, managed and controlled democratically by their members and tenants, and usually all tenants are members of the co-op. The majority of ownership co-ops are, at least partially, funded through the government organisation the Housing Corporation, which monitors them in the same way as housing associations. Ownership co-ops are traditionally quite small, but they give the greatest amount of control of any of the housing co-op models. Research carried out in 1996 found that they were the most successful housing providers in the country. We have tenant management organisations—TMOs—which are democratic organisations that are formed by tenants to take on the management of their homes. Council tenants have a legal right—the right to manage—and access to specific funding that enables them to set up a co-op. These regulations were simplified for everyone’s benefit in 2012.
A management co-op has a management agreement with their landlord—the council or housing association, or in some cases both—and receives a management allowance that enables it to run the co-op. Self-build co-operatives are housing organisations where the tenants have been involved in the building of the properties. The labour that they put into the building of the properties gives them equity, and they pay rent for the rest. We also have short-life co-operatives. These take over properties that are in some way unlettable, for a fixed period of time that can sometimes extend for many years. The co-op does not own the properties but has a lease with the landlords. Tenant-controlled housing associations also have a major contribution to make. There are a small number of housing associations registered with the Housing Corporation which are tenant-controlled, having a majority of tenants on the board of the association alongside other representatives.
If your Lordships are particularly interested in specific examples of co-operative housing, Redditch Co-operative Homes provides new-build affordable housing through a co-operative. Winyates Co-operative, one of the self-managed neighbourhoods in Redditch, won an award for innovation and excellence in 2010 and currently manages 57 properties in an area that is home to approximately 14,650 people. Kensington and Chelsea TMO manages around 10,000 properties on behalf of the council and is also an ALMO, which was set up in 1996. Rochdale Boroughwide Housing, formed in 2012, took over housing formerly run by the council. It is a membership organisation owned by staff and tenants and is a charitable registered provider of social housing. The organisation owns and acts as landlord for 13,700 homes in the borough.
The Government are particularly interested in and concerned about tenant involvement in housing, and the Homes and Communities Agency has issued a regulatory framework that places a focus on co-regulation. This means that landlords are responsible for the delivery of housing in line with regulatory standards. It also means that tenants should have opportunities to shape service delivery and to hold the responsible boards and councillors to account. There is a standard on tenant involvement. The HCA is responsible for enforcing proactively against all standards for registered providers. Local authorities are required to meet the consumer standards set out in the framework. However, the HCA will intervene only in cases of serious detriment.
To support the establishment of tenant involvement and tenant panels, the Local Government Association, of which I am a vice-president, worked with the Tenant Participation Advisory Service and other housing bodies on the publication Tenant Panels: Options for Accountability, which sets out the role tenant panels can play to ensure that tenants are provided with a meaningful route to shape service delivery, as well as resolving complaints locally under the new democratic filter set out in the Localism Act.
As we as a society anticipate the need for suitable housing for older people, co-operative and mutual housing for older people could be a more suitable alterative to some of the more current models. If the housing demand in this country is to be satisfied, there will need to be a plural approach to the housing provision, using a variety of approaches to provide homes. There is a need for a greater diversity of supply and for people and communities to be able to innovate, both in tenure and products, to give people more options and flexibility. There is a particular need for greater supply for non-profit driven housebuilding models that enable communities to determine how many houses are needed and for them to be built.
Lord Shipley (LD)
My Lords, I, too, welcome the debate initiated by the noble Lord, Lord Kennedy of Southwark, which is a welcome opportunity to discuss what might be done by developing co-operative housing in the context of our overall housing policy. I also welcome the new Minister, the noble Baroness, Lady Stowell of Beeston; I am sure that she recognises the importance of housing and in particular affordable housing, and how important it is to social inclusion. I wish her every success in her new ministerial position. Since my noble friend Lady Hanham is sitting on the Benches, I thank her enormously for her contribution as a Minister of DCLG for a number of years. It has been hugely appreciated by all of us.
It is clear from opinion research that housing is moving up the list of concerns of the general public; in a recent poll I saw it had entered the top five. It is some years since that was the case. That reflects a growing realisation on the part of the general public that we do not have enough homes to meet need or demand; that owner occupation has been in decline in recent years; that house prices are very expensive; that it is very hard for young people to get on to the housing ladder right across the UK; and that building for social rent has been inadequate for many years, with a million social homes lost since 1977.
I am therefore grateful to the noble Lord, Lord Kennedy of Southwark, for reminding us of a number of things. One is the amount of co-operative housing in Scandinavia—some 18% of homes in Sweden and some 15% of homes in Norway—and the potential that might, therefore, exist in the United Kingdom, where the figure is below 1%. There are also the statutory issues that affect the expansion of the co-operative model here, together with the variations possible under a co-operative model, which I do not seek to repeat.
First, I will put this debate into its context. House prices are rising again and we seem to be at the start of yet another housing bubble. The underlying problem is lack of supply. Housebuilding is less than half of what it needs to be to match the rate of household formation and this imbalance now seems likely to continue for three years at least. Last year saw the lowest house completion rate since 1923. However, since 1990, annual housing completions have never exceeded 170,000 and have averaged 140,000, of which four out of five homes have been for owner-occupation. At present the Government expect to increase the rate of building to 170,000 new homes in 2015, but even if they achieve that, we need to go much further.
Important as Help to Buy is, unless supply is increased prices will rise, putting further pressure on young people and putting the potential of home ownership out of reach for even more of them. Demand will then continue to grow in the private rented sector, pushing up rents to unaffordable levels for many. Despite the 22% increase in private housing starts this year, and despite the many initiatives the Government have taken, which are certainly helping to increase demand, there remains an urgent need for more social housing for rent.
There are 1.8 million families on social housing waiting lists. In addition, many people who are on low incomes and subject to the new under-occupancy rules want to move to a smaller home but they cannot because the smaller homes do not exist. We simply must build more homes for social rent, and if part of the solution is the co-operative housing sector, that is a very good thing, as would be raising the borrowing cap on local authorities, which would also increase the pool of rented homes.
Around a third of households will need to rent for the foreseeable future despite Help to Buy, with its mortgage indemnity or shared equity requiring 75% of a property’s value to be in the form of a mortgage. Inevitably, Help to Buy will reach only those who can afford to pay a mortgage.
The shared ownership proposals recently published by Shelter should be commended, because they would help buyers to take out the maximum share that they could afford on a mortgage, with the remainder rented, so that their share of ownership might be as low as one-eighth, or 12.5%.
We should welcome last month’s announcement on self-build, under which more people who want to start a building project, including affordable home projects, will receive support. It will prove an important element of the Government’s drive to increase affordable housing, with new grants from a budget worth £65 million, and with redundant public sector land available for self-build projects. I understand that some 50 councils are already coming forward with sites. In the past year some 11,000 homes were self-built. This could double within a decade. Presumably many of these self-build homes could be constructed on the co-operative principle.
The Government have done a lot to promote localism, and co-operative housing should be seen as part of their localist agenda. Devolution comes in many forms. In housing, owner occupation is the purest form of devolution from the state because it empowers the individual. Being a tenant dependent on a landlord is not empowering, despite a variety of legal protections. Co-operative housing, too, should be seen as empowering for tenants, because those tenants would exercise control, not a landlord.
There are three reasons why I hope the Government will consider further support for this sector. First, it could increase housebuilding. Secondly, it would exist for the benefit of its members, not of somebody else. As we have heard, a fully mutual housing co-operative has all its tenants as members, and all its members as tenants. They decide equally and together how the co-op is to be run. The third reason is that the sector is a success. As we have also heard, it performs well in terms of member and tenant satisfaction.
However, I understand from the noble Lord, Lord Kennedy, and from some of my reading, that there is not full recognition of co-operative housing in law, because tenure is based on landlord and tenant law, which limits the ability of true co-operative principles to work. In law, repairs lie with landlords because members are legally defined as tenants. That does not seem right. A dedicated new form of tenure would help to create a truly co-operative environment, building on the successes of a wide variety of existing co-ops, tenant management schemes, trusts and mutuals.
There are currently some 200 housing co-operatives registered with the Homes and Communities Agency to provide affordable homes and, as we have heard from the noble Lord, Lord Kennedy, they are building around 25,000 a year. There are 200 housing co-operatives registered, but it strikes me that there could be many more. Just think what that might mean for the potential for an increased housebuilding programme. If there were many more housing co-operatives, think of the gain in terms of sustainable communities—because we would be building social capital, with all that that implies for the strength of our neighbourhoods.
Lord Graham of Edmonton (Lab)
My Lords, it is a joy and a pleasure to take part in this debate—and, of course, to pay a warm tribute to the noble Baroness, Lady Hanham, for all that she has done in local government and here, on the Front Bench and on the Back Benches, over many years. I am grateful to be able to pay that tribute to her, and also of course to welcome the noble Baroness, Lady Stowell—who is always known to me as Beeston.
I have been bowled over by the tenor of what the earlier speakers have said, and by their knowledge of the problems. I can go back to 1939—a long time ago—when I worked for the Newcastle Co-operative Society. One of our departments was the mortgage department, in Newgate street, where the headquarters of the society were. At that time the co-ops in Newcastle were involved in encouraging their members to take out mortgages, under proper safeguards. I remind the House that the Nationwide Building Society was emerging out of the Co-operative Permanent Building Society in the 1950s and 1960s, when for their own good reasons they changed the name. The Co-operative movement, which is well known to me and to many others, has long been involved in dealing with what I would simply call the desperate need of people to be well housed.
I cannot imagine that there is anyone in this Chamber today who would not say that, on the whole, they are well housed. But I recall, twice in the 10 years for which I was the Member of Parliament for Edmonton, going out to my car after my surgery and crying. I cried because of the tales told to me by my constituents about their desperate need for better housing—or indeed for any housing. That memory has always stayed with me. We in this Chamber are fortunate to have the kind of largesse that we have enjoyed for many years.
The illustration of co-operative housing that I want to give to the House comes from an organisation called CDS—the Co-operative Development Society. It has just had a change of chief officer. For 33 years its chief officer was David Rodgers, who was a power in the land for co-operative housing—and not just in this land but internationally, because he was the chairman of the International Co-operative Alliance housing division. The new chief officer is a lady called Linda Wallace. I welcome her. She has a good record, having been a managing director of the Notting Hill Housing Trust and a great many other things. I look forward to the CDS continuing to do its good work.
Although there are politics in housing, this is not a political debate. It is a debate in which attention is drawn to a provision that could be improved and extended within the limits. We all know what the limits are, and I will not bore the House by going through them all. By Ministers and civil servants, the difference between a co-operative and non-co-operative entity has yet to be fully grasped and understood. The Co-operative movement, as everyone here knows, has a fine record in most communities, where they change their names and allegiance. I say to the Minister that I am not here with a stick to beat her good self—and I know what would happen to me; she would fight me back. I am here to support the idea that many things can and should be done to extend the principle of co-operative housing.
Most people gravitate towards the idea of becoming, and hope that they can become, an owner-occupier. As the leader of the Enfield Council 50 years ago, I remember the interest and the place that good housing played in people’s lives. Then we had the sale of council houses, and how welcome that was to those who were able to buy their council house. But the whirlwind sown by that has now been reaped by their children and grandchildren. Inevitably, the council house that has been sold has then been sold on and on, and one that was bought for £6,000 or £7,000 in Edmonton is now retailing for £200,000. That is not a good idea.
A co-operative ethos is something that we ought to encourage. The Minister will see this in Hansard, but I ask her and her colleagues to reflect on what we see in the Co-operative movement and the ways in which the Government could become more involved in stimulating the co-operative aspect. I shall have to rattle through these ideas. We want legislation to create co-operative housing tenure as a distinct form of tenure in UK property and housing law. We want to enable the creation of a financial intermediary to raise and manage institutional investment in developing co-operatives in mutual housing and operate an insurance fund to reduce investment risk.
One problem in co-operative housing and in other areas is the excitement that people have when they get a little power and involvement. Very often their heart rules their head. There needs to be some thought given by the Government to make it possible for education, guidance or stimulation—call it what you will—on the structures. Very few housing co-operatives to my knowledge go out of existence because of bad management, but there are some. We need to avoid the waste of public money and other money in that way.
I am very heartened by the debate so far. A small but select band of parliamentarians are simply trailing their coat in front of the Minister and the civil servants, who play a vital part in priorities, simply to say that we have a good record in co-operative housing, and there is better to come. The democracy of co-operative housing is very important indeed, with one member, one vote. There is democracy in the CDS, which I mentioned; it has a management committee of 15 members, and half of them are actual occupants of the properties, not just committee members, and are involved in giving their ideas and making suggestions.
A point that I have raised in other debates is about the assistance to make land available for communities wanting to develop co-operative homes. That is something that we should encourage. The profit that is made from the sale of land is obscene; no matter how you look at it, it is awful. At the end of the day, the people who pay for that will be either tenants or owner-occupiers. If it is possible to have land gifted to a community on the basis that it is theirs in perpetuity, I think that that is one of the ways in which we should go. I know which way I should go—my time is up.
Lord McKenzie of Luton (Lab)
My Lords, like other noble Lords I start by welcoming the noble Baroness, Lady Stowell, to her new role, and offering our congratulations on a promotion thoroughly deserved. Like other noble Lords, I also say that we on these Benches will miss the good humour and engagement of the noble Baroness, Lady Hanham, on the Front Bench, but I have no doubt that she will continue to play a role and deploy her expertise—born of many years of local government service—in the cause of her party. Let me also thank my noble friend Lord Kennedy for initiating this debate, which has been short but excellent. It is wonderful to hear from my noble friend Lord Graham of Edmonton, a lifelong supporter of the co-operative movement, and somebody who has been an integral part of its rich history.
All families deserve a safe, secure and affordable home. Debate around any aspect of housing is important given the undoubted crisis we face at the present time. It is timely to focus on co-operative housing, to examine its current contribution and what further contribution it might make to alleviate that crisis. We know that the number of households in England is projected to increase to 5.8 million by 2033, an increase of 232,000 each year. Yet in the year to 31 March 2013, this Government’s policies led to only 108,000 completions, just matching a similar dismal output in 2010-11. This is significantly below the 170,000 completions achieved by the previous Government in 2007-08, which was still too low, as I think was intimated by the noble Lord, Lord Shipley. Moreover, a report last year identified that English local authorities are planning some 270,000 fewer homes than were provided for under the 2010 regional spatial strategies; a worrying prospect indeed.
The lack of new houses being built combined with the biggest squeeze on living standards in a generation have meant that home ownership has moved out of the reach of many families. It is difficult to see the Help to Buy scheme—details of the second phase of which were announced earlier this week and greeted with underwhelming enthusiasm—doing much to help, other than to push up prices in the housing bubble referred to by the noble Lord, Lord Shipley, so we have the rise of generation rent, with more and more people living in the private rented sector, which is now bigger than the social sector, where too many lack security, have to pay ever increasing rents and suffer poor-quality accommodation.
The inevitable consequence is that homelessness is on the rise, as are rough sleeping and the number of families living in temporary accommodation. Nearly a third of privately renting households are families with children, almost half are over 35 and for many of them the sector does not provide the stability they need. It is inevitable that for the foreseeable future the private rental sector will grow and will play an important part in meeting housing need. However, there must be a system of a national register of landlords, with powers provided to local councils to drive up standards.
Of course, on coming to office the Government cut the budget for new affordable homes by 60%, leading to the collapse in affordable housing starts. They fell to under 16,000 in 2010-11. Funding from an 80% of market rent programme has exacerbated housing benefit numbers, but is a formulation which is simply not affordable in many parts of the country. As the Co-operative Party points out, the housing crisis is particularly acute in London, with the added dimension of overseas buyers pushing up the cost of buying and renting. It says that the majority of Londoners are being squeezed out because house prices and rents are increasing faster than incomes, and not enough houses are being built. With high rents in the private sector and so-called affordable rents for new homes and re-lets in the social housing sector, a growing number of working households depend on housing benefit to meet their rent. This is of course at a time when such benefits are being cut, and the horrors of the bedroom tax are played out on a daily basis.
It did not have to be like this. We have set out how an enhanced affordable homes programme could be funded, and Labour councils are now leading the way in building new council houses for rent, providing not only homes but jobs. The crisis in the supply of and access to affordable housing is a major political and social issue facing our country. I think the noble Lord, Lord Shipley, referred specifically to it moving up to number five on the list of public concerns. The reality is that it will require action on a number of fronts, and we are strongly supportive of the approach which embraces co-operative housing models. As my noble friend Lord Kennedy explained, we are of course instinctively supportive of co-operative principles. The Co-operative Party is our sister party, and we share its values and its commitment to social justice as well as its history.
We have been greatly helped for this debate by information from the Co-operative Party itself and by the House of Lords briefing material. The latter in particular contains key extracts from the independent Commission on Co-operative and Mutual Housing, which was launched in 2008 to research the English co-operative and mutual housing sector and to draw conclusions about its relevance to national housing strategy. This research showed that the sector in England is tiny—less than 1% of housing supply—in stark contrast to a number of other European countries. This is attributed, among other things, to the dearth of information and support for those who would be minded to adopt a co-operative model.
There are of course different models of co-operative and mutual housing, about which my noble friend Lord Kennedy and others, including the noble Baroness, Lady Eaton, have spoken knowledgeably. However, the common factor is that they are democratically and legally owned and controlled by a service-user membership. This has a fundamental benefit: by taking responsibility, people develop a sense of belonging and identity, as well as ownership, and this leads to high levels of satisfaction. The co-operative model gives residents democratic control of the property in which they live and a greater say over its management and maintenance. The noble Baroness, Lady Eaton, spoke strongly about the benefit of that ethos. It is acknowledged that the Government see this approach as in tune with their localism agenda, with powers being returned to communities and local neighbourhoods. However, like so much of that agenda, we need to see it working in practice.
Like the commission, we do not consider that co-operation and mutuality are the only routes to a community-based approach, but we acknowledge the powerful opportunity that they present. Other benefits which it brings include stimulating individual and community resilience through active and democratic citizenship, and enabling collective influence over what happens beyond the immediate boundary of an individual while supporting the individual household interest in housing.
What seems clear is that the proposition that housing policy can develop only along one of three routes—ownership, social rented housing or private sector renting—is too restrictive in the current environment. Where people are priced out of ownership and cannot afford escalating private rents, and where the wait for social rented housing can be interminable, there needs to be another way.
What has to happen to enable a co-operative and mutual housing sector to play a greater role? It certainly needs the co-operative movement itself to be more focused on housing possibilities. The commission refers to housing remaining the poor relation of the co-operative family, and it looks that way. There is a strong English co-operative and mutual sector, with nearly 5,000 businesses democratically controlled and owned by some 11 million people, but this strength has not yet manifested itself in the housing sector. Perhaps more can be done by the movement to use its financial, organisational and political strength to encourage the development of co-operative housing.
That should obviously entail embracing new developments, be they community gateway associations developed in response to the large-scale voluntary transfer of local authority housing stock, community land trusts or mutual home ownership, as well as the existing models of rental housing co-ops and co-ownership associations. As well as support from the co-operative movement itself, it requires national and local government to develop supportive frameworks. It is particularly suggested that it requires legislative change to create a co-operative housing tenure as a distinct form of tenure in UK property and housing law. Several noble Lords referred to this.
The Minister will be aware of the debate initiated in the other place by Jonathan Reynolds MP following his unsuccessful introduction of a 10-minute rule Bill. That debate, in July last year, focused on the consequences of the Berrisford decision, which, it was suggested, undermined the type of tenancies commonly available in housing co-operatives. The problem arises because co-operatives cannot grant secure or assured tenancies, and the Supreme Court determined that the periodic tenancies could in fact be treated as tenancies for life. In responding to that debate, the Minister in another place put forward the view that legislative change was unnecessary and advised that, if the guidance of the Confederation of Co-operative Housing were followed, tenancies could be structured in such a way that they could be brought to an end. Can the Minister give us an update and say whether this is still the Government’s view?
Can the Minister also confirm the position with regard to housing benefit? Is this in principle available, assuming of course that other criteria are satisfied, for what were assumed to be periodic tenancies pre the Berrisford decision?
Funding will always be an issue, and we acknowledge that funding opportunities remain available from the HCA through various funding streams, including the affordable homes guarantee. Perhaps the Minister can say something about the emphasis that the HCA currently places on inculcating co-operative housing strategies in its support for affordable housing and whether the Government would wish to see more done in this regard.
More generally, if it is the Government’s declared aim to support the spread of strong, financially robust and democratically accountable housing co-operatives—an aim that we would share—can the Minister spell out for us the details of that support?
Given the huge challenges that we face in tackling the country’s housing crisis, it is more important than ever that we grasp the opportunities for a greater contribution from co-operative housing. My noble friend Lord Kennedy is right to focus our attention on this and we give him our thanks.
The Parliamentary Under-Secretary of State, Department for Communities and Local Government (Baroness Stowell of Beeston) (Con)
My Lords, I am very grateful to the noble Lord, Lord Kennedy, for initiating this debate. I will say straight away to him, and to all noble Lords, that the Government support the co-operative housing sector. I will speak in more detail about how we support it and why in a moment.
Some noble Lords have raised matters in their contributions that I plan to address in the next debate and I will try not to steal the thunder of that debate by addressing them now. However, if there is any matter that I do not come to in my responses today, I will follow up in writing.
Before I get stuck in to all of that, I thank all noble Lords for their very warm welcome to me in my new responsibilities as Minister at the Department for Communities and Local Government. I also echo the very warm tributes that have been paid to my noble friend Lady Hanham. I saw her slip away very quietly just a few moments ago, but that will not deter me from putting on record just how fantastic she has been as the Parliamentary Under-Secretary of State whom I have the great pleasure to follow. She has been in that position, as we know, for three years, since the Government were first elected. She has been on the Front Bench in opposition since 2000—I think that most of her time in the House so far has been on the Front Bench. As other noble Lords have acknowledged, she brought to her role at the DCLG a huge amount of experience, both leading and serving on Kensington and Chelsea council. I am grateful to her for her personal support to me and for her ongoing involvement in these areas—as the fact that she was here for most of the debate today indicates—which is of great benefit to your Lordships’ House. I am delighted that she was here and able to keep her eye on this matter and we look forward to her contributions in the future.
She leaves very big shoes to fill and I might lack some detail today in responding to this debate. If I do, that responsibility is all mine. I have a lot to learn but I have already been briefed on the Government’s housing strategy and the impact of it. As this was raised by the noble Lord, Lord McKenzie, and my noble friend Lord Shipley in their contributions, I would like first of all to offer some headlines about the Government’s work on housing, as I take exception to some of the doom and gloom that has been put forward by the noble Lord, Lord McKenzie.
On the supply side—to be clear, we are talking about housing in general—334,000 new homes have been built over the past three years. Housing starts are actually up by 33% on last year—I think that the noble Lord, Lord McKenzie, suggested the opposite. The Chartered Institute of Purchasing and Supply has stated that homes are now being built at the fastest rate for 10 years. More homes are being approved through planning. The latest quarterly figures show a 45% year-on-year increase in the number of planning approvals for new homes. In saying all that, as my noble friend said, the fact that we are making great headway is to be welcomed, but I recognise that there is always more to be done.
On the demand side, the Help to Buy equity loan so far has helped more than 15,000 families to reserve a new-build home. The Help to Buy mortgage guarantee was brought forward and launched only this week and has been warmly welcomed, contrary to what the noble Lord, Lord McKenzie, said. The number of first-time buyers is at a five-year high and there is no evidence of a housing bubble across the country, as transactions remain 40% below pre-crunch average and in many places prices went up by less than inflation last year.
In the context of this debate, my intention has been to find out what this Government are doing to help provide housing in the social sector and homes for those who, for various reasons and in different ways, need assistance to make them affordable. I always enjoy listening to the noble Lord, Lord Graham of Edmonton. I am pleased that he calls me “Beeston” because, as he knows, I like to fly the flag for Beeston, so I am grateful to him for that. Contrary to what he said—I know that this is not something of which the opposition Front Bench want to be reminded—under the previous Labour Government, the number of affordable rented homes fell by 420,000, whereas, and in stark contrast to what the noble Lord, Lord McKenzie, has said, since this Government came to office, 150,000 new affordable homes have been delivered.
Investment of £19.5 billion of public and private funds will deliver 170,000 new affordable homes by 2015. In the next spending period, a further £3.3 billion of government investment and £20 billion of private finance will deliver 165,000 more new homes over three years from 2015. We plan to start construction on 200,000 new affordable homes over the four years from 2014-15, which is the highest number of new-build homes in any four-year period for the past 20 years.
However, this issue is not about just building. In terms of the changes that this Government have brought in, local communities are getting greater control over what happens where they live, which will mean that people are able to build the houses that the community needs and not what someone else dictates. Just over a year ago, the Localism Act gave communities access to a number of new rights: the right to challenge, the right to bid, the right to manage and the right to build. The combination of these new rights and access to funding has led more than 700 communities to get together to start neighbourhood planning and to make decisions on what gets built and where.
As we have heard, those who take this initiative are committed people who know what development they want and they want to retain control over that development. Under the umbrella of what we are referring to as community-led housing, the co-operative housing movement has never had a greater opportunity to show what it can do and to make its contribution.
The noble Lord, Lord Kennedy, gave a comprehensive summary of how co-operative housing groups operate, and their value to their local communities and to their members who are living in co-operative housing. That was echoed by all noble Lords who contributed to today’s debate. My noble friend Lady Eaton drew a comparison with housing run by local authorities and that run by co-operative housing groups. She gave a stark illustration of one in Scotland. Noble Lords have put forward a compelling case about co-operative housing. As I have said, this Government really do support co-operative housing. We want it to make as much of a contribution as it can to affordable housing and the housing sector generally in this country.
My department, DCLG, has a good relationship with the Confederation of Co-operative Housing and Nic Bliss.
Baroness Stowell of Beeston
I am very sure that Nic Bliss knows the noble Lord. He is chair of the Confederation of Co-operative Housing and was moved to set out his experience of working with this Government in a statement to my noble friend and predecessor. He said that,
“we are pleased that the Coalition Government has worked with our sector to demonstrate its ongoing support for community-led housing”.
I am happy to share his statement in full by placing a copy in the Library.
Perhaps I may highlight two points that he made. He made the specific point that by working with this Government, along with others, and because of new initiatives, the co-operative housing sector will meet and hopefully exceed its own targets for new homes by 2017. He referred positively to a recent meeting with the former Housing Minister, Mark Prisk. Basically, I am trying to make the point that we are working with the co-operative housing movement and that we support it very much.
Indeed, the noble Lord, Lord Kennedy, referred specifically to community land trusts. I welcome the support for community land trusts. My honourable friend Nick Boles, the Minister for Planning, has recently visited the St Clements CLT in Bow and Dittisham in Devon.
In order to realise their ambitions, community-led groups were able to access the initial affordable housing programme, which I have already mentioned. However, in starting that programme and making it accessible to community-led groups, we knew that not all such groups would be able to put in a bid at that time, so we set aside £25 million for them to bid when they were ready. Some community-led housing schemes have already taken advantage of this. One such group is the Bomarsund Co-op, which started a scheme this year in Seghill, Northumberland, providing 12 new two-bedroom apartments. Another is Queen Camel Community Land Trust in Somerset, which has funding to develop 20 affordable homes. These are communities that have identified that they need more homes. They have worked together to develop a scheme that meets their needs, and their hard work and commitment are now being rewarded with delivery on the ground.
There is also £17 million available to support these groups in the hard task of getting their proposals to planning permission. I would encourage co-operatives to apply for that funding so that they can get to the point where they are in a strong position to move to the next stage. I would also encourage groups that are interested in pursuing their ambitions more generally to note the latest fund which was launched in the summer, the Affordable Homes Guarantees Programme, which provides £65 million for new housing. The Homes and Communities Agency is available and ready to help and assist in that area.
Noble Lords raised some very specific points in the debate. The noble Lord, Lord Kennedy, and others raised the issue of a new legal tenure for co-operatives. This is something that others have argued for—indeed, they believe their arguments have been strengthened by the Supreme Court’s decision in the case of Berrisford v Mexfield. The noble Lord, Lord McKenzie, asked specifically what the Government’s position is. We have no current plans to introduce a new legal tenure. It is worth making two points. First, any change to tenure could not be applied retrospectively so would not assist co-operatives in resolving issues that may have been raised by the decision in the case that I have just mentioned. It is worth being clear about that because there is a tendency to think that a new legal tenure would be able to address any historic issues, when that would not be the case.
I am also aware that the idea of a new legal tenure has been raised by the Law Commission as a possible matter for review. I am not in a position to comment on that at all. The Government’s position has not changed, but this is clearly of ongoing interest to people and I am aware of that.
The noble Lord, Lord Kennedy, asked about allowing communities to vote for community-led organisations on a stock transfer. All stock transfers require a majority of tenants in favour. We will shortly introduce a new statutory right for council tenants to take forward transfer from a local authority landlord.
The noble Lord, Lord Graham, raised a number of points on which I will reflect carefully, but I am able to respond to a couple of them now. He asked about the proposal for an investment fund. Officials at the Homes and Communities Agency have been working closely with the Mutual Housing Group on the proposal for an investment fund. That group is chaired by Nic Bliss, whom the noble Lord, Lord Graham, says that he already knows.
The noble Lord, Lord Graham, also raised the issue of access to public land for building purposes by the co-operative housing groups. We have identified land with capacity for more than 100,000 homes and to date we have released land with capacity for more than 58,000 homes. Ministers have met with community-led affordable housing groups to discuss how they can access land from this source. Basically, the noble Lord raises an important point, which we are live to. We are already trying to take steps to release land where possible.
My noble friend Lord Shipley talked about local authority borrowing and lifting the cap. He ventured into an area which has a level of detail that is currently beyond my day-three-in-the-job capacity. But I can tell him that the 167 stock-holding authorities have just under £3 billion borrowing headroom. As I am sure he knows, the Government’s first priority is to reduce the national deficit. That is why borrowing arising from self-financing must be affordable within national fiscal policies as well as locally, which the prudential borrowing rules do not address. Additional local authority borrowing could have broader macroeconomic implications for the Government’s deficit reduction programme. Some councils that are subject to the cap are building new homes now and obviously we welcome that. We all acknowledge that the building of new homes is important and something that we want to continue to increase.
This Government have recognised that the co-operative housing movement can play a part in meeting housing need. We have a strong record in working with the housing sector to ensure that communities, including co-operatives, can access funding. The funding is there. Support in getting planning permission is there and I know from all noble Lords’ contributions today that the enthusiasm is most certainly there. The challenge now is to get the houses built. Indeed, in doing so, co-operative housing has the Government’s full support.
Lord Kennedy of Southwark
My Lords, first, I join in the tributes to the noble Baroness, Lady Hanham, that were made in the House. I should have said that in my earlier remarks. I thank all noble Lords for speaking in the debate today. I agree with many of the comments made by noble Lords on all sides of the House. I am delighted that the Government support co-operative housing. I look forward to seeing the sector grow, in that case, which would be good. Co-operative housing has an important role to play and if the Government support it and create the conditions in which it can flourish, it can make a positive difference to many people’s lives.
Some of the statistics put forward by the noble Baroness, Lady Stowell, are interesting and only time will tell on these things. Lots of people living in social housing do not particularly believe that the Government are on their side at the moment. We need only look at the decisions that have been taken in the three years that they have been in office. Having said that, I thank all noble Lords for their contributions to the debate today, which have been very useful. I will certainly come back again and again on this issue.