Housing: Private Rented Sector

Baroness Taylor of Stevenage Excerpts

Thursday 12th January 2023 Lords Chamber

[Baroness Scott of Bybrook (Con)]

The Government have made it clear that, within this Session, they will bring forward the private renters Bill, which will look at the issues that my noble friend raises, as well as many others. The Government have allocated £654 million in funding this year and next year on homelessness and people in temporary accommodation. Recently, because of those issues that we know are happening, we have topped that up in December by another £50 million. We are doing everything that we can in this difficult time to support these vulnerable people.

[Baroness Taylor of Stevenage (Lab)]

My Lords, as a serving councillor, I deal with cases of homelessness every day. The number is increasing every day because of eviction from private tenancies and/or the affordability of those tenancies, and fewer landlords coming forward. With social housing waiting lists now at over 1 million due to decades of underinvestment in social housing and an annual loss of 24,000 social homes a year due to demolition and sales under the right to buy, what are the Government going to do to address the housing emergency?

[Baroness Scott of Bybrook (Con)]

My Lords, the Government are doing many things. When the renters reform Bill comes through—it was a Conservative Party manifesto commitment—it will look at these issues, particularly in the private rented sector. However, this is a much bigger issue across all sectors, as the noble Baroness said. We are doing an enormous amount, as I have said and am not repeating, and will continue to do so. Just to say, I think that an important thing that will come out in the renters reform Bill is that we will remove Section 21 evictions.

Housing Market

Baroness Taylor of Stevenage Excerpts

Thursday 17th November 2022 Lords Chamber

[Baroness Taylor of Stevenage (Lab) (Maiden Speech)]

My Lords, it is a pleasure to follow the noble Baroness, Lady Thornhill, and I thank her very much for her kind comments.

It was with the greatest humility, gratitude and anticipation that I received the news that I was to be nominated by Sir Keir Starmer to join this House—something that would never have come into my wildest dreams, for reasons your Lordships will learn of when I introduce myself. I start by thanking Keir for my nomination, and my two great friends and supporters who got me through the unique experience of being introduced to this House, my noble friends Lord Kennedy of Southwark and Lady Wilcox of Newport. I thank sincerely my noble friend Lady Smith of Basildon, our Leader in this House, who has shown me the greatest kindness and encouragement, and noble friends on these Benches who have given me such a warm welcome, as have noble Lords from across the House.

The noble Lord, Lord Soames, and I were introduced to this House on the same day, and indeed had our appointment with Black Rod together. It struck me then how extraordinary it is that he and I, coming from almost polar opposite ends of British society, could be entering your Lordships’ House together—such is the strength of our country and our Parliament. I thank the noble Lord, Lord Soames, for his courtesy and kindness.

On my second day here, I approached the Peers’ Entrance with some trepidation, impostor syndrome on full throttle. The day before, at my introduction, I had been accompanied by my family, friends and supporters, but this felt very different. I did not need to worry. As I showed my pass, the doorkeeper greeted me with the kind words, “Do come in, my Lady, and welcome back home.” That, I have come to learn, is the culture and warmth of this place. From my very first appointments with Garter, Black Rod and the Clerk of the Parliaments to my day-to-day interactions with the doorkeepers, staff and catering teams, everyone has been welcoming, helpful, knowledgeable and highly professional. Thank you so much to all of you; it is a truly exceptional team.

I thank my noble friend Lady Warwick of Undercliffe for securing this important debate today and introducing it. It gives me the opportunity to make my first speech in this House on a topic so close to my heart and so interwoven into my life and career that it has literally shaped who I am and what I have done. That is because my hometown, the place where I was born, brought up and still live, is Stevenage, Britain’s first post-war new town; a town that was built to house people, to provide the homes for heroes that had sadly not been delivered after the First World War, and to keep that promise after the ravages that London and other major cities had suffered during the Second World War. Our new towns were born from the inspirational vision of the same post-war Labour Government that created our NHS and the welfare state, including the National Assistance Act 1946 and the Transport Act 1947. Stevenage was designated to be the first of this new generation of new towns, almost exactly 76 years ago, on 11 November 1946.

My parents, both Londoners, married in 1954. They had searched endlessly for a home in London that they could afford, but with mum a trainee pharmacist and dad recently demobbed from national service in the Royal Air Force and embarking on his engineering career, there was little that they could afford. Then dad was offered a job with English Electric, soon to relocate to Stevenage, and they were offered a three-bedroom house along with the job. My parents, like so many others, became new town pioneers. This has given me the extraordinary privilege of growing up not only in my hometown but with my hometown, which is just 10 years older than I am.

The vision for new towns was set out in the New Towns Act 1946 and championed by one of our local heroes, a late Member of this House, Lord Lewis Silkin. He did not always have an easy ride during the passage of the Bill. It seems that planning was just as controversial in 1946 as it is now. When he arrived in old Stevenage for a public meeting relating to the new town, the railway station sign had been removed and replaced by angry residents with one saying “Silkingrad”. Lord Silkin held his nerve. His vision was to enact the Abercrombie plan for a town that was planned thoroughly in advance of being built, with segregated residential, commercial and industrial areas, and good connectivity by road and rail; a town planned to have connected but self-contained communities, each with their own health, education, leisure and shopping facilities, and with plentiful green spaces and access for all to parks and countryside. Importantly for today’s debate, it was to be a town with a variety of housing to meet the needs of working families of all income levels.

No one, especially me, will pretend that our new towns developed without their own challenges and issues. But my pioneering parents gave me and my sisters the opportunity to grow up in a strong, cohesive community. That is why, following a career where I worked in the defence industry, for John Lewis Partnership and, latterly, spent the most incredible 13 years as staff officer to the chief constable of Hertfordshire, my lifelong support for the Labour Party drew me to stand as a Stevenage councillor, to give something back to the town and community that I love.

My first election was on 1 May 1997, a date emblazoned on the memories of most of us on this side of the House. I have been a councillor since then; I have led my council since 2006, and have been fortunate to contribute to the leadership of local government nationally through the Local Government Association since 2009. My specialism has been the labyrinthine world of local government finance, which is partly the key to unlocking the housing challenge that we face. That is why I want to focus on social housing today.

Between 1945 and 1980, local authorities and housing associations built 4.4 million social homes—more than 126,000 a year—but by 1983, that supply had halved to just over 44,000 a year. This followed a major shift in social housing policy, particularly, but not exclusively, the right-to-buy scheme of Margaret Thatcher’s Government. Failure to replace the stock bought under right to buy means that, in Stevenage, our stock has fallen from 32,000 to less than 8,000 homes. The promise to our pioneers that their children, grandchildren and parents would be housed has been broken.

The retained right-to-buy funding regime permits only 40% of the cost of constructing a replacement dwelling to come from right-to-buy receipts. Failing to take account of rising property, land and commodity prices in the construction industry, the shortfall on a new-build property in my area is currently £186,000, forcing us to use additional borrowing, with a trade-off between repairs and management of existing stock or building private homes for sale simply to fund any replacement homes at all.

Over 2 million sales of social homes have taken place, but research shows that over 40% of these are now rented privately. Affordable social housing turned into unaffordable private rented housing, with a consequent catastrophic effect on family budgets. It is also economically illiterate, as housing benefit spending has risen by 50%, peaking at £24.3 billion in the last year of recorded statistics. The average monthly rent for a two-bedroom privately rented property in my town is now £312 a week, against the local housing allowance of £195. No wonder there is a cost of living crisis.

Against a target of 300,000 homes a year, we are currently building a little over 100,000. This problem will not get better unless we turbo-charge the number of homes of all tenures, particularly social housing, that we build in this country. Let us get back to those first principles of our new towns—of building communities and homes, not just places and houses. Let us take the design and detail of our development seriously and, to meet the challenge we have that Lord Silkin did not, let us build sustainably, so that we do not exacerbate the backlog of £204 million that I will need to decarbonise 8,000 social homes in Stevenage.

We all know that a safe, warm, secure home is the foundation stone for every individual, family and community. My passion for housing is undimmed, as is my pride in Stevenage, the town I grew up with. I finish by quoting Lord Silkin:

“The new towns can be experiments in design as well as in living … This combination of town and country is vital … I believe that if all these conditions are satisfied, we may well produce in the new towns a new type of citizen, a healthy, self-respecting, dignified person with a sense of beauty, culture and civic pride. Cicero said: ‘A man’s dignity is enhanced by the home he lives in’.”—[Official Report, Commons, 8/5/1946; col. 1091.]


Let us renew our vision, our focus and our inspiration so that everyone in our country, and indeed future generations, will have the opportunity of a home that enhances their dignity. Thank you.