The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)
First, I add my genuine sorrow at hearing about the sudden death of Lord Greaves. He always contributed on local government and housing matters, and he will be greatly missed. He was the very best ambassador of what is best in local government.
We have had a fascinating and informative debate this afternoon, and I am grateful for the insightful and helpful contributions made by noble Lords from all sides of the House in this Grand Committee. I begin by welcoming the report of the archbishops’ commission, which makes a vital contribution on the seminal issue of our times. The Government welcome the Church’s commitment to make better use of its landholdings to provide homes, and I know that we will continue a constructive dialogue to help it achieve its aims. We share the most reverend Primate the Archbishop of Canterbury’s determination to work together, and I am happy to commit to exploring collaborative opportunities. Our housing policies must draw on expertise from all corners.
I will take this opportunity to provide some further detail on the many points that have been raised. My noble friend Lord Lilley raised the very important point that demand is outstripping supply—that was amplified by the noble Lord, Lord Birt. We need to build more homes, and he encouraged the archbishops’ commission to add a seventh S, for “sufficient” homes.
Before the onset of Covid-19, we were building at a scale and speed not seen in decades. From March 2019 to March 2020, around 244,000 homes were built—the highest number of new homes for over 30 years and the seventh consecutive year that net supply had increased. When the pandemic hit, we knew we had to act fast to support the sector, protect the gains that had been made and keep the housing market open. Working with industry, we ensured that estate agents, conveyancers and developers could continue their work and that people could still buy and sell homes. Despite all the economic shockwaves that Covid-19 has brought, the housing market has shown incredible resilience.
The noble Lord, Lord Shipley, the noble Baroness, Lady Grender, and my noble friend Lady Gardner of Parkes raised the issue of planning applications being granted but homes still awaiting development. The Government want to see homes being built much faster and to much higher standards. We expect housebuilders to do their bit by submitting proposals for high-quality developments, in line with local needs and preferences, and building them as quickly as possible once permission is granted. However, there are many reasons why sites with planning permission are not progressing quickly. Plans evolve and developers may seek replacement permission to reflect local circumstances better, or may face viability challenges because of changes to the market.
The noble Baroness, Lady Greengross, mentioned the opportunity presented by Covid-19 to use empty office space for residential land use. Offices are able to change their use to residential under existing permitted development rights. We recently consulted on the introduction of new permitted development rights to enable this change of use from the commercial business and service use class to residential. This would enable more types of buildings, such as shops and restaurants, to provide more housing. We are analysing the responses to the consultation and more information will be provided in due course.
The noble Baroness, Lady Andrews, demanded to know when I will meet the archbishop’ housing commission. I assure her that my private office will set up a meeting as soon as is practicable to follow up on this debate. I would point out that my right honourable friend the Secretary of State has already met the commission and a number of its members, having been invited by the most reverend Primate to Lambeth Palace.
In response to the noble Baroness’s other points, the consultation on the Planning for the Future White Paper closed on 29 October. We are analysing the responses and will, in due course, publish a response setting out our decisions on the proposed way forward.
Many noble Lords stressed the importance of building affordable and secure social homes. We welcome the commission’s report on this issue and the important contribution of the Church to our shared commitment to help our country build back better. As a Government, we are proud to be investing more than £12 billion in affordable housing over five years—the largest investment in affordable housing in a decade. This includes the new £11.5 billion affordable homes programme, which will provide up to 180,000 new homes across the country, should economic conditions allow. Approximately half of the homes delivered will be for affordable home ownership, supporting aspiring homeowners to take their first step on to the housing ladder. In response to the noble Lord, Lord Shipley, let me say that we will also deliver more than double the homes for social rent compared to the current programme, with around 32,000 social rent homes due to be delivered.
Furthermore, our £9 billion shared ownership and affordable homes programme, which has been running since 2016, will deliver approximately 250,000 new affordable homes by 2023. Recognising the value of home ownership, we have made shared ownership even more accessible by reducing the minimum share to 10%, introducing 1% staircasing and creating a new 10-year period during which the landlord will support the cost of repairs. These reforms will make the scheme more consumer-friendly, easier to access and fair. We are committed to delivering affordable homes of all types and tenures, so that we can support a range of people in different circumstances and at different stages in their lives.
Finally, we can no longer be distracted by debates over who should build because, as a Government, we are unapologetic in saying that we want to make it easier for councils themselves to deliver more housing. We have abolished the housing revenue account borrowing cap and introduced a lower interest rate for new loans issued by the Public Works Loan Board. We have also extended the deadline for councils to spend right-to-buy receipts, enabling them to catch up with their spending plans and deliver replacement social housing. We are confident that this investment will support our determination not just to build more homes but to build more homes of the right type and in the right places, helping a range of people in different circumstances and at different stages in their lives.
The most reverend Primates the Archbishop of York and the Archbishop of Canterbury, the noble Lords, Lord Best and Lord Shipley, and the noble Baroness, Lady Ritchie of Downpatrick, all raised the issue of the definition of affordable homes. The Government do not prescribe a definition of affordability. We believe it is a complex and ever-changing picture and that is better understood and monitored at a local level. We recognise that the fundamental purpose of social housing is to provide affordable, safe and secure homes to those who cannot afford to rent or buy through the open market. The purpose is reflected in the definition of affordable housing in the National Planning Policy Framework and in our approach to setting maximum rent levels in social housing.
The right reverend Prelate the Bishop of Manchester and others raised the problems of remediating historic building safety problems, including the removal of unsafe cladding. As Building Safety Minister, I point out that the Government remain steadfast in our commitment to this issue. We have committed £1.6 billion to accelerate the removal and replacement of unsafe cladding on the highest-risk residential buildings more than six stories or 18 metres in height. This drove forward the remediation of buildings with the most dangerous aluminium composite material cladding. Around 95% of those buildings are now remediated or the work is under way. More than 600 buildings have been registered with the new building safety fund to remove other types of unsafe cladding and are proceeding with a full application to that fund. Last month, the Government announced that we are providing an additional £3.5 billion to remediate unsafe cladding on residential buildings more than six storeys or 18 metres in height. That brings the total government investment in building safety to an unprecedented £5.1 billion. I note that there are many remaining challenges faced by leaseholders. In response to the right reverend Prelate the Bishop of Manchester, I am happy to do my best to ensure that we get the Treasury to the table to meet some of the cladding groups and members of the End Our Cladding Scandal campaign. It is important that the Treasury hears their voices.
In response to the noble Baroness, Lady Ritchie of Downpatrick, on the review of the occupancy charge, the removal of the spare room subsidy has been an important tool to help to manage housing support expenditure and enable mobility within the social rented sector. There are circumstances which allow for additional support for vulnerable claimants, such as where a member of the household is unable to share due to disabilities or requires regular overnight care from a non-resident carer. Those who require additional support with housing costs have access to discretionary housing payments from local authorities. Since 2012, we have provided £1 billion in discretionary housing payments to local authorities to support households with their housing costs.
A number of noble Lords including the noble Lord, Lord Kennedy, and the right reverend Prelate the Bishop of Newcastle raised the issue of standards in the private rented sector, particularly in the north-east and in the London Borough of Newham. The majority of private rented sector landlords provide decent, well-maintained homes, and the proportion of non-decent homes in the private rented sector has fallen from 41% in 2009 to 23% in 2019. That does not obviate the fact that there is more to be done, and we are keen to support landlords who do the right thing and to bear down on those who do not. We recognise that there are a number of unscrupulous landlords who neglect their properties and exploit their tenants. We want these landlords either to improve the service they offer or leave the business.
That is why we have strengthened local authorities’ enforcement powers, introducing financial penalties of up to £30,000, extending repayment orders and introducing banning orders for the most serious and prolific offenders. Local authorities have a legal duty to take enforcement action if they find seriously hazardous conditions. That is why we are overhauling and simplifying the HHSRS, the tool used to assess hazardous conditions in rented homes.
In response to the noble Lord, Lord Shipley, on scrapping the Vagrancy Act 1824, I am only a humble Minister but I reckon it should be consigned to the dustbin of history. However, the Government recognise that it is not easy to do that without a review; we are in the course of carrying out that review, which has required extensive stakeholder engagement with the police, local authorities, the homelessness sector and those with lived experience. We will make an announcement on our formal position in due course.
The strength of our communities is inextricably linked to the quality and sustainability of the homes, places and neighbourhoods in which we live and work. The Archbishops’ Commission Coming Home report and today’s debate have stressed the importance of high-quality, sustainable housing. This is just what our planning reforms aim to deliver: greener, cleaner homes and neighbourhoods that we can be proud to live in and a lasting legacy to future generations.
The reforms that we have set in train mandate for more parks, more playing fields and greener spaces in new developments. They ensure that all new streets will be tree-lined, contributing not just to a neighbourhood’s aesthetic but its air quality. We are committed to improving the energy performance of all properties, not only because it will help us achieve our ambitions to reduce emissions as well as reducing fuel poverty but because warm homes are healthier homes.
I support the most reverend Primate the Archbishop of York’s clarion call for beauty; we are currently consulting on proposed changes to the National Planning Policy Framework and the national model design code. Our proposed changes to the NPPF, include the Building Better, Building Beautiful Commission’s recommendation for a greater emphasis on beauty and place-making in the planning system, reinforcing that good-quality design should be approved while poor-quality design will be rejected. The draft model design code promotes high-quality design for new build and local residents have a real say in the design of new homes and neighbourhoods.
In response to the noble Lord, Lord Crisp, on mandating space standards in all developments, not just permitted development, as I have already stated, the nationally described space standard is an optional technical standard in our National Planning Policy Framework. Local authorities can choose to adopt it locally if they can demonstrate need and there are no negative impacts on viability. We announced last year that all new homes in England delivered through any permitted development rights should maintain that space standard as a minimum.
Noble Lords raised the importance of using public land in a way that achieves both social and economic goals and social value, as the noble Lord, Lord Blunkett, put it. Last year, the Prime Minister announced a review of all public sector land to inform a new, ambitious cross-government strategy to look at how public sector land can be managed and released so that it can be put to better use. This includes homebuilding, improving the environment, contributing to net-zero goals and providing more opportunities for growth in all parts of the country.
The Government continue to take steps to ensure that public land can be used and released to provide much-needed housing. Last September, the Government announced an additional £30 million to help release surplus land for housing and to support local authorities to bounce back from the pandemic. The funding includes £10 million for the One Public Estate programme, a partnership between MHCLG, the Cabinet Office and the Local Government Association that brings public bodies together to create better places by using public assets more efficiently. Since its establishment in 2013, the programme has helped create over 23,000 new jobs and released land for over 14,000 new homes.
The funding also includes £20 million for the land release fund, which is available to councils for remediation works and infrastructure to bring their surplus sites forward for housing. The land release fund targets small sites, with a focus on supporting SME builders, ensuring that the necessary remediation work can take place to help get spades in the ground where only the Government can step in.
In addition, we are consulting on plans for a right to regenerate, strengthening the power of the public to challenge councils and other public organisations to release land for redevelopment. We believe that people and communities know what is best for their local area, and that strengthening this right will help to promote greater regeneration of brownfield land, boost housing supply and empower people to turn blighted and empty spaces into more beautiful developments. Under proposals out for consultation, people who request the sale of underused land could have a right of first refusal, giving people who make the effort an extra incentive to convert vacant plots of land and derelict buildings into new homes.
The noble Lord, Lord Best, mentioned Citizens UK’s ideas to unlock housing opportunities. My right honourable friend the Secretary of State spoke at the Citizens UK event yesterday and I know that he will look at its proposals for land release with great interest. As a Government, we are always keen to explore areas where we can unlock opportunities for new housing that others cannot.
This has been a fascinating debate that has raised the issue of balancing the drive for volume and need to create more homes with providing high-quality, decent and affordable housing for all. We welcome the commission’s report and the important contribution it makes to the need for affordable housing. The Government shares the most reverend Primates’ passion for working together and collaborating with experts from all corners. After all, the responsibility for good and safe homes is shared. We will continue to work closely with the Church of England to explore how we can support it in our shared commitment to build back better. Together, we will build not just more homes but cleaner, greener, safer neighbourhoods, in which everyone has an opportunity to thrive and flourish.
The Archbishop of Canterbury
Consigned to the dustbin—if he is allowed to do so.
To conclude, I thank noble Lords for their remarkable speeches today, their insight and the challenge to the Church, which we will seek to rise to. I particularly thank those who have mentioned Archbishop Temple, one of my great heroes, and the Faith in the City report. It says something that a report written by the Church of England 36 years ago should still come to mind. That is remarkable.
Now there really is a bell ringing, and I must pay attention to it. It has come at just the right time—noble Lords are saved by the bell. I beg to move.