The Parliamentary Under-Secretary of State, Department for Communities and Local Government and Wales Office (Lord Bourne of Aberystwyth) (Con)
My Lords, I thank noble Lords for their contributions to this debate and, in doing that, congratulate the noble Baroness, Lady Bakewell, on introducing it as fairly and forcefully as she did.
This is a very important area and we have had some excellent contributions. I shall open with some general comments and give an undertaking that anything I do not cover in the time available will be covered in a write-round to noble Lords who have participated, picking up all the points made.
As has been rightly said, on entering Downing Street the Prime Minister set out the Government’s ambition to achieve a country that works for everyone and to help those who are just getting by, as the noble Lord, Lord Shipley, said. In doing that, she sought to ensure that the Government address the housing shortage. Doing all that we can to build more affordable quality homes is at the centre of this ambition.
The extent of the housing shortage in this country needs no introduction. The noble Lord, Lord Kennedy, fairly said that we have to see how we address this shortage with a range of tenures at some speed. This did not just suddenly happen. All parties have to answer for this as they have been part of Governments over the period when this problem has been growing. A range of noble Lords referred to demographic changes and population growth, which have exacerbated the issue. The right reverend Prelate the Bishop of Rochester, the noble Lords, Lord Borwick, Lord Sharkey and Lord Farmer, and others referred quite rightly to the fact that the problem has become accentuated because of the demographic changes and population growth we have seen, and indeed continue to see.
The consequences of standing still are clear: 50% of today’s 45 year-olds were homeowners by the time they were 30; for those born 10 years’ later the figure is just 35%; and only 26% of those who are 25 today are projected to be homeowners in five years’ time. I realise that we are talking about not just home ownership but a variety of tenures. That is absolutely right, but nevertheless, as the noble Lord, Lord Kennedy, correctly said, most people aspire to own homes in their lifetime. Most of us here—I suspect all of us—own our own homes. If we keep building at the current rate, by 2025 the house of the average owner-occupier in the south-east will increase in value by £1,000 a week. Obviously that has a read-across to rental values as well.
The problem is clear. Home ownership is in danger of becoming a preserve of the privileged few, and it is a serious challenge for many, by the same token, to be able to afford to rent. There is little doubt of that. The Government are committed to solving the housing crisis by every means possible; the fundamental solution is simple to state, but complex to deliver. We need to build more homes—and it is correct to say with a variety of tenures. At the last spending review, the Government pledged to invest £20 billion in housing over this Parliament—not a small amount—and we will deliver on these plans. I do not think that noble Lords have mentioned this, but I shall do so: last week, we went further, launching a £3 billion home builders fund and a £2 billion investment in accelerated construction to deliver more housing on surplus public sector land. We also announced additional reforms to make our planning system fit for purpose by supporting development in our cities.
Of course, alongside building more homes, we want to do more to ensure that these are quality homes which people want to live in. Many noble Lords have referred to the interaction between design and affordability and having quality homes. The noble Lord, Lord Patten, talked about the prospect of more acceptance for good design—if it is a good design, it is acceptable to communities. I take that point completely; it is central to what we are doing.
The Government want to ensure that everyone has a safe and secure place to live. Our record to date on housebuilding is a strong one: we have delivered over 704,000 additional homes since April 2010 and we have committed to the largest affordable housebuilding programme by any Government since the 1970s. The noble Lord, Lord Beecham, made many good points, but he talked about Macmillan spinning in his grave. I think Macmillan would actually be rather pleased with Prime Minister Theresa May’s attitude to the public sector and towards housebuilding; he would probably be much more in tune with her than Clement Attlee would be with the current leader of the Labour Party, for example. I do not see many noble Lords opposite me shaking their heads—in fact, I do not see any.
We have taken steps to help people on the path to home ownership. Our Help to Buy equity loan is helping many people to purchase their own homes. But it is absolutely right that we ensure that there is a variety of tenures available. We are pledging to help with homes to rent—we are talking to the Mayor of London and the London Assembly about how we can assist with housebuilding in London. A particularly important sector for London is the private rented sector.
In the time remaining, I shall try to pick up points made by noble Lords. Those that I am unable or do not have time to address I shall ensure are covered in the write-around. This point was made by the noble Baroness, Lady Bakewell—we are taking action to tackle rogue landlords. We have a £12 million programme to help local authorities to enforce action against rogue landlords. She referred, as did many noble Lords, to the interaction with poor health and energy efficiency. The noble Lord, Lord Farmer, rightly said that family breakdown was another factor that has to be looked at in relation to this issue.
The noble Lord, Lord Sawyer, is absolutely right that space standards are central. Building regulations have not been mentioned a lot but they contribute to the quality of homes, as does the National Planning Policy Framework, which has a whole chapter devoted to design—chapter 7—which is important in this context. The Government introduced a national space standard in October 2015, which local authorities can adopt in their local planning policy, subject to establishing need and viability. Now is a good time to see how that is working in practice. We committed to reviewing that standard during the passage of the Housing and Planning Act 2016, and I am currently considering the terms of reference for that review process. We will make a decision on that in due course, and make it public.
The noble Lord, Lord Stoneham, talked about a turning point on housing for this Government, which he very fairly noted was probably happening. As he said, we need to boost the amount of housebuilding and not just by promoting private ownership—although, of course, we need to recognise that it is a valid aspiration, as noble Lords across the Chamber have said. We should certainly regard it as central, although not exclusively so, in looking at this issue.
The noble Lord, Lord Stoneham, also referred to how we address the extra cost of supported housing and the retirement housing scheme. He will know that we are addressing supported housing and will consult on how we do it with a new programme in 2019. I will look at the issue of retirement housing, which he quite fairly brought up, and address it in the letter which I will send to noble Lords.
The right reverend Prelate the Bishop of Rochester talked about population growth. I agree with his point about the quality of the neighbourhood. It is not just about housing: it is broader than that. He talked about the importance of community and I am grateful for his assistance and input on what is happening at Ebbsfleet. We are looking at the design of housing there; we regard that, and the importance of community, as central.
My noble friend Lord Borwick asked me what I was doing about great crested newts. When I took on this post I absolutely insisted that I had authority in relation to great crested newts: this is central to what we are doing. In all seriousness, if he has evidence of a conspiracy to abuse public office by introducing these newts to try and slow down housebuilding and passes this on to me, I will ensure that it is addressed in the appropriate way. He rightly talked about the importance of proper incentives for housebuilding and asked about the future of the new homes bonus. As the noble Lord will be aware, the Government have been consulting on the new homes bonus to see how we can sharpen the incentive to ensure that councils are genuinely incentivised to allow more homes in their area. We will provide further information on our next steps on that in due course.
The noble Lord, Lord Sharkey, asked about starter homes. I can confirm that this remains a central part of the Government’s agenda. The noble Lord will be aware that we are consulting on the necessary secondary legislation to deliver starter homes through the planning measures outlined in the Housing and Planning Act, and progress is on track through engagement with builders and other stakeholders in that issue. He also asked if 1 million homes is still a target. I can confirm that it is. The added incentives and finance that my right honourable friend the Secretary of State, Sajid Javid, recently announced give us extra tools to approach this issue. I know that it is challenging, but we are making these housing goals central to what we are seeking to do.
The noble Lord, Lord Best, also talked about 1 million homes by 2020 and how we could take up the slack. He welcomed the Build to Rent project, though he did, admittedly, say that it has not delivered as much as we need. We have interaction with other government departments here. We have to be aware of the impact of any welfare changes and ensure that we have flexibility of approach to tenures. We will do this. I thank noble Lords for what they have said about my honourable friend, the Minister, Gavin Barwell. He is indeed committed to different forms of tenure, as is the whole department and the Government. That is how we will ensure that we address the housing shortage in a pragmatic way.
My noble friend Lord Farmer asked about the action we are taking. I have already mentioned the recently announced additional £3 billion Home Building Fund and £2 billion for surplus public sector land, as well as additional action on brownfield sites. He particularly asked about the family stability indicator. The Prime Minister has been clear that tackling poverty and disadvantage and delivering real social reform will be a priority for this Government. We will set out more detailed policy in due course. Families provide a firm foundation in a child’s early years and are key to ensuring that they develop into a healthy, happy and successful adult. Furthermore, as the noble Lord rightly said, if families are together and not breaking up, that obviously means the demands on the housing sector are very different, so that is an additional bonus, as it were. I thank him very much for his contribution.
The noble Lord, Lord Beecham, asked about the timetable for regulations under the Housing and Planning Act 2016. I do not have that to hand but, if I can, I will cover that in detail for him. The noble Baroness, Lady Janke, fairly addressed concerns about issues such as the housing of offenders, which we certainly need to address, and domestic violence. I have been working very closely with Women’s Aid on supported housing and pay tribute to what it is doing under its leader, Polly Neate. As noble Lords will know, it was announced recently that supported accommodation would be protected from the 1% reduction in rents, which was welcomed. We are very conscious of the importance of that sector.
My noble friend Lady Redfern talked about her experience and what her local authority was doing. I am very grateful for her efforts and for some of the ideas she has put forward. I look forward to hearing more about how that authority is helping to stimulate housing, which would be very helpful to us in looking at this area.
My noble friend Lady Gardner of Parkes, was, as always, firing on all cylinders. I appreciate very much her welcome for what we are doing. The private rented sector is vital. I mentioned what we are doing with the Mayor of London and the London Assembly to try to help in London. I thank her very much for her trailer for the Question on Wednesday of next week, which means that I will have more and more people bombarding me with these issues. Local authorities already have substantial powers of action where breaches occur, and I encourage them to address that. If breaches of leases occur, it is for landlords to enforce the terms of the leases. Again, I encourage them to do so. However, my noble friend addressed a concern and I look forward to hearing more about that next week.
The noble Lord, Lord Shipley, talked about some of the interacting factors such as family breakdown and correctly addressed the important issue of how we supply more housing. As I say, it is very easy to state that but much more difficult to do, but at least if we identify what we all want to do, we are all kicking in the same direction. The noble Lord talked about my right honourable friend the Secretary of State’s recognition of the moral duty to tackle the housing crisis. He has been very honest about this in saying that successive Governments have not done enough, including the Conservatives. We all share some blame in this and we all must together seek to address it. The noble Lord correctly accentuated the importance of having different tenures.
I thank the noble Lord, Lord Kennedy, for his very fair summing up of the issues—that we need more homes and a variety of tenures to be provided quicker. That probably sums up how we all feel, and we all need to work together to ensure that we do that. The Government have made this a central concern. The Prime Minister identified herself very clearly with those people who are struggling and having difficulty getting by. One thing she hates is unfairness. This issue will be central to what this Government seek to do, and it is certainly central to what the department seeks to do.
As I said, I will ensure that I write to noble Lords covering all the points that were raised, one of two of which I have no doubt missed.