New Homes

Debate between Lord Best and Baroness Taylor of Stevenage

Wednesday 11th December 2024 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

The noble Baroness is quite right about the stuck sites but, in spite of the very difficult Budget round this year, the Government have put £500 million more into affordable housing. That takes the total for affordable housing up to about £3 billion. Homes England is working through its programme of how it is going to support the delivery of those affordable homes. I am sure that support for registered providers will form part of that.

[Lord Best (CB)]

My Lords, does the Minister agree that it would be very unwise to rely on the oligopoly of volume housebuilders to produce all the homes that we need? Has the time come and are the Government now ready to promote the model of the development corporation? It is an arm’s-length body controlled by local authorities which buys the land. It then has a master plan and parcels out the sites—yes, to the volume housebuilders, but also to housing associations and those building for students and older people and the SME builders. Is not that model now really necessary rather than reliance on those major volume housebuilders?

[Baroness Taylor of Stevenage (Lab)]

I am sure the noble Lord is aware of my great passion for development corporations and the way that they work. It is true that we are encouraging Homes England to break down the great big contracts it had been issuing more, so that there is more opportunity for smaller developers to take those on. As well as that, we recognise the very challenging conditions that SME housebuilders have faced to deliver homes in recent times. They are essential to our housebuilding targets, build out quickly, train the workforce and are embedded in local communities. We will announce further support for SMEs next year, but this breaking down of the great big development organisations is key to delivering the homes we need in the places that people want them.

Landlords: Long-term Rentals

Debate between Lord Best and Baroness Taylor of Stevenage

Wednesday 27th November 2024 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

I agree with the noble Lord that we need more long-term lets— I think I made that very clear—but there is no evidence of an exodus from the market. A study from the UK Collaborative Centre for Housing Evidence looked at whether regulation and tax changes over the past 25 years in the UK and internationally had affected private rented sector supply. The report concludes that there is no evidence that that has had an impact. In fact, the PRS has doubled in size since 2002 and is now the second largest housing tenure, with over 11 million people living in the private rented sector.

[Lord Best (CB)]

My Lords, rather than incentives for reluctant landlords, could the Minister say whether the Government are considering incentives to landlords who want to exit the market to sell to the social housing landlords who can modernise the properties and let them long term on a secure basis at affordable rents to people who will not be able to afford the private rented sector?

[Baroness Taylor of Stevenage (Lab)]

I could not agree more with the noble Lord that for some people in the housing market, the only affordable housing is social rented. The Chancellor set out in the Budget that we will make an immediate one-year cash injection of £500 million into the current affordable homes programme. I can confirm that that can be used to purchase property on the private market. That will support the delivery of up to 5,000 new social and affordable homes. In addition, at the multiyear spending review next year, we will set out details of new investment to succeed the 2021 to 2026 affordable homes programme. That will deliver a mix of homes for sub-market rent and home ownership, with a particular focus on delivering homes for social rent. I hope our Deputy Prime Minister’s promise to deliver a revolution in the delivery of social homes will come to fruition.

Social Housebuilding

Debate between Lord Best and Baroness Taylor of Stevenage

Monday 21st October 2024 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

At the risk of repeating my noble friend Lord Livermore, the content of the Budget is of course a matter for the Chancellor of the Exchequer. However, the package we announced in July included flexibility in the current affordable homes programme to help with delivery and extended the 2021-26 affordable homes programme. We have been clear that we will bring forward details of future government investment in social and affordable housing at the spending review. We know how important it is to enable providers to plan for the future as they help to deliver the biggest increase in affordable housing in a generation.

[Lord Best (CB)]

My Lords, I congratulate the Government on the priority it is giving to new housebuilding for social rent, but we are still losing more homes each year than we are building, mostly because of right to buy. Some 2 million homes have been sold so far and 40% are now in the hands of private landlords, who are letting homes at rents two or three times higher than at which they would have been let as council properties. Would the Minister accept either or both recommendations from the Devon Housing Commission, which I have been chairing? The first is that the level of discount should be set by the local authority and not at the national level, where 70% discounts are available, which is not good value for the taxpayer. The second is around whether 100% of the proceeds from sales of right to buy should be allocated to new housing that replaces that which has been lost.

[Baroness Taylor of Stevenage (Lab)]

I am grateful to the noble Lord, Lord Best, for his work with the Devon Housing Commission; I have been very interested to read about its work. The Government believe it is right that long-standing social tenants should retain the right to purchase their property at reasonable discounts, and so we will not be ending the right-to-buy scheme. However, many of the homes sold since 2012 have not been replaced and, as our manifesto said, the Government are reviewing the increased right-to-buy discounts, introduced in 2012. We will bring forward more details and secondary legislation to implement changes later this year. We will also review right to buy more widely, including looking at eligibility criteria and, in particular, protections for newly built social housing. We will bring forward a consultation on that shortly.

Building Homes

Debate between Lord Best and Baroness Taylor of Stevenage

Tuesday 30th July 2024 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

I thank the noble Lord for his comments and question. The point is that, without growing the economy, as we need to do, we will not be able to afford any of the public services that we need. That is the first priority of this Government. But we have an immediate housing crisis, so we will do what we can to solve it now, and develop things further as we begin to create the economic growth we need to solve it. But it is not just a problem of government funding; we need to create that affordable housing. The noble Lord will be as aware as I am that it has been more and more difficult to deliver the social and affordable housing that we need through things like Section 106 agreements and other forms of planning gain, so we will need to assist with that as well. But it is a priority that we tackle the homelessness crisis now and we start on the journey of improving the housing supply, because that is the only long-term way to solve the housing crisis in this country. It will take some time to develop the economic background to do that fully, but we can make a start right now.

[Lord Best (CB)]

My Lords, this is my first opportunity to welcome the Minister to her role. We are very lucky to have someone in your Lordships’ House who has a real understanding of these issues, with her years of experience on the front line of local government. I also greatly welcome the Government’s commitment to easing the real crisis that faces so many people under the age of 40 who need a secure, decent home and not only cannot buy one but cannot find an available, affordable rented home either. Things are desperate, and the Government’s mission is enormously encouraging.

Last week, in the debate on the King’s Speech, I listed seven suggestions for achieving success on the planning side—points for the planning and infrastructure Bill—and I can now put a tick against a number of those. I am delighted with the Government’s ambitions, starting with the long-term housing strategy, which is good news, but there remain some items on which I would be grateful for some further commentary by the noble Baroness the Minister.

First, in terms of restocking the hugely depleted planning departments, will the Government allow local authorities to cover the full cost of an effective, speedy, local planning service by charging fees to the developers that cover all the costs?

Secondly, I have not heard quite as much as I had hoped about the opportunities to use new development corporations with simplified compulsory purchase powers to capture the uplift in land values by acquiring strategic sites, not just for new towns but on a much wider scale. These local authority-owned but arm’s-length bodies, advocated by Sir Oliver Letwin in his seminal report previously, could implement a proper master plan. They could install the infrastructure and parcel out sites to SME builders—who used to account for 40% of new homes, but now barely reach 9%—to housing associations, to providers of housing for older people and so on, amid properly planned green spaces, schools and facilities. These development corporations would help us end the nation’s unhealthy dependence on a handful of volume housebuilders that have consistently let us down on quantity, quality, speed of output and numbers of affordable homes.

I heartily welcome the Deputy Prime Minister’s Statement. Can the Minister give me any words of encouragement that these two issues will receive due attention in the weeks ahead?

[Baroness Taylor of Stevenage (Lab)]

I thank the noble Lord, Lord Best, not just for his question but for his long-term championing of housing in this Chamber. I look forward to working with him, particularly on the provision of some of the specialist housing which I know is of great interest to him.

In terms of restocking—or should it be restaffing?—planning departments, there are plans to allow full cost recovery on residential applications, which is one part in the detail of the Statement today and is really encouraging. We have plans to increase the number of planners. I know that planners take a long time to train and are experts in what they do, so it is not an overnight job, but we are determined to strengthen planning departments, which are responsible for the whole of this process.

On development corporations, further announcements are coming forward tomorrow on the issue of new towns, but I take the noble Lord’s point on the wider aspects of development corporations. With his permission, I will take that back, give it some further consideration and respond to him in writing. But I think he will be interested to hear the announcements on new towns tomorrow.

Levelling-up and Regeneration Bill

Debate between Lord Best and Baroness Taylor of Stevenage

Committee stage
Wednesday 24th May 2023 Grand Committee

[Baroness Taylor of Stevenage (Lab)]

My Lords, first, I apologise that I have to leave before the end of the session today. The late setting of the time for this session means that I have another engagement at the same time.

The LURB has become a bit of club, albeit niche, over these 15 days of Committee. There will be time to thank other people working on the Bill in due course, but, as she steps down from her Front-Bench role, I thank very much indeed the noble Baroness, Lady Bloomfield, for her courtesy, diligence and good humour during the days spent on this Bill.

Our Amendment 492 refers to the topic of no-fault evictions—much discussed in your Lordships’ House—and suggests putting provision in the Bill to cease this practice. At present, landlords can evict tenants without giving a reason and by issuing a Section 21 notice. This gives tenants just two months before their landlord can apply for an eviction order. Last year, research by Shelter said that nearly 230,000 private renters had been served with no-fault eviction notices since April 2019.

The utter misery and fear this creates for people in rented property is untold. I deal with so many cases of this as a local councillor. There is disruption when people have to move schools, particularly for families that have children with special educational needs and have to be moved away from one school but may not have the provision they need in another school. It disrupts work, childcare and people’s social lives and contacts. We have to think about how we address this issue.

We appreciate that there have been recent announcements from the Government about the Renters (Reform) Bill that may address this practice. However, surely the quickest and most effective way to end this practice, which has caused so much distress to renters—including the disruption to family life that I mentioned—and, importantly, adds to the homelessness burden on local authorities, is to put this measure into the levelling-up Bill.

We understand that, under the proposed reforms, landlords will be able to evict tenants only in certain circumstances, including when they wish to sell the property or when they or a close family member want to move in, and only after a six-month notice period. However, we believe that after three months they will be free to put the property back on the rental market. We also point out that, under the current proposals, renters who receive a possession notice will no longer have the right to immediate help from their council to avoid homelessness. Shelter is calling for these time periods to increase and for the notice period for evictions to increase from two to four months. In areas of high housing demand where supply is limited, it can take months for a family to find a new property suitable for their needs. These short time periods for evictions cause untold stress and harm to the families affected.

Our Amendment 504GJF in the name of my noble friend Lady Hayman and the noble Lords, Lord Young, Lord Wasserman and Lord Best, refers to the long-standing issue of the Vagrancy Act 1824. It asks Ministers what impact they think the continuing provisions of this ancient Act will have on levelling up and regeneration. As recently as 17 May, my noble friend Lady Kennedy of Cradley raised this issue in your Lordships’ House, pointing out that

“the delay in commencing the repeal of the Vagrancy Act has left this matter unresolved for more than a year. In that time, more than 1,000 vulnerable people have been arrested under its provisions”.

In response to the Minister’s Answer that

“we will repeal the Vagrancy Act when suitable replacement legislation is brought forward”,

my noble friend pointed out the concern that the Government are seeking

“to recriminalise homelessness through new anti-social behaviour legislation … contrary to the principles established in the Government’s rough sleeping initiative. That is, in effect, the Vagrancy Act by the back door.”—[Official Report, 17/5/23; col. 240.]

We believe the Government could now move past criminalisation as a response to homelessness and offer genuine, workable support. It is simply not acceptable as we move rapidly forward towards the second century of this punitive Act being in place that we are waiting to repeal it until we can find a similarly punitive alternative. The levelling-up Bill could and should be the place to address the issues of those who are street homeless.

Look at projects such as the Finnish Housing First, where packages of support for people with complex needs are delivered alongside housing. We have delivered some of this in my borough, using modern methods of construction homes. They make a real difference; four out of five of the people supported in this way end their homelessness for good and get themselves on a different path in life. The levelling-up Bill would really be doing its job properly if it addressed issues such as that. Our amendment would start the process of making sure that we consider street homelessness a levelling-up challenge. I beg to move.

[Lord Best (CB)]

My Lords, I support Amendment 504GJF from the noble Baroness, Lady Hayman of Ullock, also supported by the noble Lords, Lord Young of Cookham and Lord Wasserman. However, this is not the amendment I would have liked to see. That would read: “The Vagrancy Act 1824 is hereby repealed”. That amendment was ruled to be outside the scope of this Bill. This amendment is a tentative step in the right direction and the very least we should be taking forward at this stage.

Your Lordships’ House played a crucial part in getting the repeal of this antiquated Act into the House of Commons’ version of the Police, Crime, Sentencing and Courts Act 2022. This House passed the repeal amendment on a cold February night, at 25 minutes past midnight, earning the thanks of the coalition of homeless charities, led by Crisis, that had campaigned for this change over many years. In the Commons, Nickie Aiken MP and the right honourable Robert Jenrick MP helped secure this repeal, and all that remained was for the commencement date to be set. But the Government postponed the repeal for well over a year, pending the results of consultation on whether losing the 1824 legislation would deprive police forces of powers they need to address “aggressive begging”.

Those of us involved in the efforts to get rid of this archaic Act have emphasised two points. First, the criminalisation of people sleeping rough not only sends out all the wrong messages in a civilised society but directly undermines efforts to help people off the streets and provide them with the support—for example, to tackle alcohol and substance misuse and mental health problems—that they desperately need. Many homeless people, knowing that homelessness is itself illegal, will not come forward, even if they are abused and harassed by obnoxious bullies. The police have a role not in arresting the homeless but in supporting them to receive the help they need. Indeed, it would seem a step forward if the Homelessness Reduction Act 2017—which requires certain public bodies, including prisons, to notify local authorities when they know of people at risk of homelessness—could be extended to embrace the police as well.

Secondly, there is the objection that powers need to be retained from the old Act—invented or included in a new Act—to protect the public from anti-social begging. We considered this point when discussing the repeal of the Vagrancy Act with Ministers. We were not convinced that there are gaps in existing legislation that need new laws. The Anti-social Behaviour, Crime and Policing Act 2014 provided a range of powers to deal with nuisance of this kind. Other legislation, including the Modern Slavery Act 2015, addresses cases where criminal gangs are involved. Drawing upon the expert legal advice of the noble Lord, Lord Sandhurst, we concluded that it was entirely unnecessary to create new legislation to supplement all of the existing police powers. Indeed, only a very small minority of police forces currently make use of the Vagrancy Act, strongly suggesting that, since the others are operating without recourse to the penal measures in the old Act, a new Bill is quite unnecessary.

I recently asked the noble Lord, Lord Sharpe of Epsom, for news of positive action by the Government to end street homelessness, which they aspire to do by the end of 2024. It was good to hear the positive measures being taken to fund local initiatives and support multiagency working. There is much more to do, and I encourage the Government to step up the important positive work to ease the miseries of those sleeping rough on our streets. In the meantime, let us have all the evidence that government has collected on the Vagrancy Act, including its damaging impact. Let us move forward as quickly as possible towards the repeal of this dreadful relic of the Napoleonic Wars, before its 200th anniversary.