New Homes Commitment

Debate between Lord Greenhalgh and Lord Best

Tuesday 21st June 2022 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, £550 million has been allocated to seven mayoral combined authorities. However, we recognise that we need to announce the availability of funding for smaller brownfield sites, which will happen very shortly.

[Lord Best (CB)]

My Lords, the Minister will know that half of all the affordable housing that is produced annually within the 300,000 target comes from the planning obligations on housebuilders. Can he reassure the House that the planning reforms in the levelling-up Bill will not diminish the amount of affordable housing that housebuilders have to produce, since we need to double the output of affordable housing and not halve it?

[Lord Greenhalgh (Con)]

I can give an assurance that the Levelling-up and Regeneration Bill recognises the role of building more housing, including more affordable housing. We are trying to ensure that there is a more transparent approach to the levy. There is reform around the current community infrastructure levy to get that right and to make sure we get a proper contribution to affordable housing in the coming years.

Social Homes for Rent

Debate between Lord Greenhalgh and Lord Best

Thursday 26th May 2022 Lords Chamber

[Lord Greenhalgh (Con)]

We try to set specific, measurable and achievable targets. I do not want to trade statistics, but I point out that in the last decade, we have seen local authorities once again building homes for social rent—18,300 homes for social rent. In the 13 years from 1997 to 2010, local authorities built merely 2,994 affordable homes. So, with councils able to build more social rented homes, we will have a very good chance of meeting those targets.

[Lord Best (CB)]

My Lords, does the Minister agree that the Government get incredible value for money investing in the acquisition and modernisation of existing rundown privately rented properties? This converts them into affordable, safe, secure socially rented homes, but it also addresses fuel poverty, hits the decarbonisation and climate change agenda and tackles health inequalities, because people are in cold, damp and hazardous conditions. It serves the levelling-up agenda as well, because it produces jobs, employment, training and apprenticeships. It does all these things at once, and the Government get most of their money back in lower housing benefit costs.

[Lord Greenhalgh (Con)]

The noble Lord is right that we have seen a spiralling increase in housing benefit costs—staggering increases over the past decade or so. Of course, taking poor-quality private rented accommodation and turning it into high-quality affordable housing is a good thing and provides value for money for the taxpayer.

Housebuilding: Target

Debate between Lord Greenhalgh and Lord Best

Wednesday 30th March 2022 Lords Chamber

[Lord Greenhalgh (Con)]

I look at whatever it takes to support councils in being able to build and shape their areas. An increasing number of councils are doing precisely that. This Government have enabled councils to borrow more liberally against the housing revenue account, but we will look at whatever measures we can to encourage local authorities to take a leadership role.

[Lord Best (CB)]

My Lords, the skills shortage in the construction industry is set to be a major problem for years to come. A solution is to attract more women into this industry, since, as your Lordships’ Built Environment Committee points out, only 4% of the construction trade’s roles are held by women. Does the Minister agree that, when rejuvenating the failed apprenticeships scheme, it would be particularly helpful if a special effort was made to recruit apprentices who are women?

[Lord Greenhalgh (Con)]

My Lords, of course we want to ensure that we get both men and women, and particularly women, involved in construction, but, as the Building Safety Minister, what I want to see above all is an increase in the quality and competence of the people who build our homes.

Regulation of Property Agents Working Group

Debate between Lord Greenhalgh and Lord Best

Wednesday 20th October 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My noble friend should note that the Government welcome the final report of the independent Regulation of Property Agents Working Group, chaired by the noble Lord, Lord Best. The Government have been clear about the need to raise professionalism and standards among property agents, which is why we tasked a group of experts from across industry, led by our highly experienced chair, to advise on the best way to secure this objective. The working group’s report and recommendations are an important development towards ensuring that all consumers are treated fairly and all agents work to the same high standards.

[Lord Best (CB)]

My Lords, as noble Lords have mentioned, I chaired the Government’s working group on regulation of property agents. I am very grateful to the noble Baroness, Lady Hayter, for her sterling ongoing work on this issue. Bearing in mind that the leading industry bodies for estate, lettings and managing agents were all on our working group, as well as consumer experts; our recommendations for a regulator of property agents were unanimous and favourably received by Ministers; the cost of a regulator would fall on the industry rather than on the Government; and I delivered our report over two years ago, may I press the Minister to confirm that there will at least be news of the necessary legislation within six months?

[Lord Greenhalgh (Con)]

I take this opportunity to pay tribute to the work undertaken by the noble Lord on the wide-ranging recommendations contained in the final report from his working group. I am grateful to him and to all those who contributed. However, he will appreciate that this is a complex area with many interdependencies. Having paused work on it at the height of the Covid-19 pandemic, we continue to consider the recommendations in the noble Lord’s report.

Social Housing

Debate between Lord Greenhalgh and Lord Best

Monday 24th May 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, we have set out a distinct part of the programme to deliver more social rented housing. We are looking to deliver some 32,000 units over the course of the programme.

[Lord Best (CB) [V]]

Has the Minister considered the Affordable Housing Commission’s proposal for a fund to enable private landlords who want to exit the market to sell to housing associations or councils, which can carry out the necessary upgrading and re-let the property at affordable social rents, thereby achieving a much-needed increase in social renting and saving public funds spent on unsatisfactory temporary accommodation, while rescuing private landlords who want to sell up?

[Lord Greenhalgh (Con)]

My Lords, the Affordable Housing Commission’s September report proposed a fund to support social housing landlords to acquire both existing private sector stock and new-build stock from private developers. Through the affordable homes programme, we already allow social housing providers to use grants to acquire from developers market-sale properties that are above their existing planning requirements.

Rent Arrears: Covid-19

Debate between Lord Greenhalgh and Lord Best

Thursday 20th May 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My noble friend is quite right. I have asked my department to do that. My officials carefully studied the Scottish and Welsh schemes to support tenants with rent arrears. I understand that a relatively small number of loans have been made by these schemes. Indeed, the Government continue to believe that it is right to provide non-repayable financial support rather than encouraging further debt.

[Lord Best (CB) [V]]

My Lords, I declare my housing interests as on the register. Has the noble Lord’s ministry been able to study the outcomes of the tenant loan scheme operating in Spain? Has this enabled tenants to pay off Covid-related arrears successfully and avoid the traumas and cost of widespread evictions? If the scheme is working well in Spain, why not here?

[Lord Greenhalgh (Con)]

My Lords, we continue to review other examples of support, including that in Spain, as well as those in the devolved Administrations in the United Kingdom. We will consider what impact they might have, but we will continue with the policy we have about not encouraging further debt.

Planning: Net Zero Emissions Targets

Debate between Lord Greenhalgh and Lord Best

Monday 19th April 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, we recognise the importance of encouraging retrofit. That is why, as part of the Planning for the Future reforms, we are looking at making it easier to support changes of use and improvements to existing buildings.

[Lord Best (CB) [V]]

My Lords, as the Minister knows, there are two ways of getting housebuilders and developers to achieve higher standards: the national building regulations and the local planning requirements. Is the noble Lord’s Ministry looking at how these sometimes conflicting approaches could be harmonised and how the weak enforcement of local planning requirements could be better resourced to prevent housebuilders evading their responsibilities?

[Lord Greenhalgh (Con)]

My Lords, we recognise the interdigitation between the national standards and other forms of regulation. That is why we started with the implementation of an interim 2021 Part L uplift for new homes as swiftly as possible, in advance of the 2025 new home standards. We are working closely with local government to ensure that consistency.

Rough Sleeping

Debate between Lord Greenhalgh and Lord Best

Tuesday 2nd March 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, it is a fairly consistent national picture. I went through the data with a team as preparation for this; in every region in England we are seeing a very significant drop in rough sleeping, and they are very large in the south-east and London. It is only in the north-east, which has relatively low numbers of rough sleepers and where the figure is up by five rough sleepers according to the data, that we have some concern around not seeing a reduction. But we will continue to push the policies that are working in those areas and ensure that we encourage local authorities and others to adopt those in areas where it is proving harder to do so.

[Lord Best (CB) [V]]

My Lords, the excellent work done in response to Covid in housing those living on the streets followed the implementation from 2018 of the Homelessness Reduction Act, a Private Member’s Bill from Bob Blackman MP which I had the honour of piloting through your Lordships’ House. This was beginning to work well in preventing homelessness and rough sleeping. In congratulating the Minister on the several new initiatives to assist those sleeping rough, can I ask whether he is satisfied that sufficient resources are now available to all local authorities to fully implement the Homelessness Reduction Act to prevent people becoming homeless in the first place?

[Lord Greenhalgh (Con)]

My Lords, I congratulate the noble Lord on supporting my honourable friend Bob Blackman in the other place. It is an important piece of legislation, and prevention is an incredibly important priority to ensure that we do not see more people sleeping rough on our streets. I remind noble Lords that we are seeing an increase in the budget for next year to £750 million, and £310 million is for the Homelessness Prevention Grant to do precisely what the noble Lord encourages local authorities to focus on: preventing homelessness.

Building Safety

Debate between Lord Greenhalgh and Lord Best

Monday 22nd February 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I pointed out that height is a marker for risk. Those buildings greater than 18 metres are four times more likely to result in a fire-related fatality or someone needing to go to hospital for treatment. Above 30 metres, that rises to 35 times more likely. So the focus needs to be on removing the material that accelerates the spread of fire in buildings that in and of themselves, through height and being of residential use, are at greater risk of causing fatalities.

[Lord Best (CB) [V]]

My Lords, following the question from the noble Baroness, Lady Warwick, I understand that housing associations can apply for support from the extra £3.5 billion of additional funding for the rectification of these appalling building defects in high-rise blocks, but that help will be available only for flats sold to leaseholders for defects in housing association flats that are retained for letting. All the costs will fall on the housing association itself, requiring the diversion of funds intended for other purposes, particularly building new homes. Can the Minister give an estimate of how many new, desperately-needed social rented homes will be lost because of this?

[Lord Greenhalgh (Con)]

My Lords, I am not in a position to give an estimate of that kind, but I recognise that social landlords have significant resources that they can put into making sure that their buildings are safe, and many are proceeding to do precisely that. I do not think we can easily estimate the impact on new build, but we can say that the funds support those leaseholders who would face costs without access to grant funding or the financing scheme.

No-fault Evictions

Debate between Lord Greenhalgh and Lord Best

Wednesday 27th January 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, it is very important that, when we remove the ability to evict someone through no-fault evictions and Section 21, we also strengthen the rights where there are specific grounds for eviction. That is the nature of the tenancy reform and the Bill that we will bring before the House.

[Lord Best (CB) [V]]

My Lords, the Government are definitely doing the right thing in giving renters greater security. But is there a problem that a rogue landlord could simply double the rent, thereby forcing the tenant to leave despite the extra security? Would the Minister agree that the forthcoming renters’ reform Bill will need to introduce not clumsy rent controls but a straightforward time period—perhaps four years—during which a tenant’s rent cannot be increased by more than inflation?

[Lord Greenhalgh (Con)]

My Lords, I will look at what it will take to ensure that there are proper securities for renters, while recognising that we also need a healthy private rental sector and the role that good landlords play in that process.

Housebuilding

Debate between Lord Greenhalgh and Lord Best

Tuesday 26th January 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, the gross figure for additional dwellings was 252,790. That figure was obtained by adding 243,770 net additional dwellings to 9,000 demolitions. Some 26,930 gains were made through change of use.

[Lord Best (CB) (V)]

I congratulate the most reverend Primate the Archbishop of Canterbury on his appointment of a Church of England bishop for housing; that is a most helpful move. Does the Minister agree that now is the time to accept the excellent recommendations made by Sir Oliver Letwin to get more homes built by ending our dependence on the oligopoly of major housebuilders who corner the land market and build out at a speed that suits themselves? Instead, we should capture the land value through local authorities and thus ensure the building simultaneously of a variety of new homes, including social housing and retirement housing and so on, for every major site.

[Lord Greenhalgh (Con)]

My Lords, there is a great deal of sense in that question. I would point out that the proposals to revise the National Planning Policy Framework make it clear that sites for substantial development should seek to include a variety of development types from different builders.

Leaseholders: Properties with Cladding

Debate between Lord Greenhalgh and Lord Best

Thursday 7th January 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I think the solution will include a levy on the development community, but I also want to talk about construction products. Look at the margins made by those who sold some of the construction materials used on high-rises such as Grenfell Tower. They made astronomical profits. Profits have been made and the result was products that are not fit for purpose. We have seen total regulatory system failure and construction practices that require significant regulatory change. As Buildings Safety Minister, I am committed to that.

[Lord Best (CB) [V]]

My Lords, many leaseholders are shared owners who own perhaps only 25% of their homes, because they could not afford to buy more. However, they are liable for 100% of their flat’s share of the cost—maybe £40,000 or more—to rectify defects, such as cladding replacement. Would the Minister give special consideration to rescuing these shared owners, who are disproportionately affected, with many facing bankruptcy if they are not helped?

[Lord Greenhalgh (Con)]

I thank the noble Lord for his comments on shared ownership. This tenure can be particularly unfair, if you own a proportion of your property and rent the rest, but are hit with 100% with the liability, when the problem was not of your own making. I take these points on board and we will do everything we can to ensure that people in shared ownership, on the pathway to home ownership, are protected as best they can be.

Planning: Accessible Homes

Debate between Lord Greenhalgh and Lord Best

Wednesday 4th November 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, we recognise the importance of the almshouses and that they are growing at their fastest rate in more than a decade. We are currently consulting widely on the proposals for reform set out in the planning White Paper and will listen carefully to all the representations made, including from those representing almshouses.

[Lord Best (CB) [V]]

My Lords, it is excellent that the Government seem likely to be raising standards of accessibility for all new homes. When the volume housebuilders object that this will damage profits, will the Minister recall that when housebuilders made similar complaints last time around—when the standards were raised 30 years ago—extra costs actually proved minimal? Profits did not fall and hundreds of thousands of households have enjoyed better homes. This time, will the Government stand firm again?

[Lord Greenhalgh (Con)]

My Lords, this Government will not seek anything other than an upward drift in the standards that we need for the 21st century. We recognise that developer profits are far greater than those of the construction industry, where they are typically about 4%; it is often up to a third for large-scale developments. The noble Lord, Lord Best, is therefore pointing in the right direction in respect of our ability to raise building standards.

Almshouses

Debate between Lord Greenhalgh and Lord Best

Thursday 22nd October 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, respectfully, I feel that the almshouse movement is an extension of philanthropy which sits outside the state social housing system. There are some that elect to be registered providers. It is important to recognise that the Government are providing a great deal of support towards the new build of affordable housing, both intermediate and social. Of course we want to see almshouses continue to thrive, and I point out that in recent years we have seen the greatest growth in modern times—since the Victorian era—so something is going right with regard to new build.

[Lord Best (CB) [V]]

My Lords, almshouses are important providers of homes for older people, but the annual programme of housebuilding for this age group by all private and social providers has fallen dramatically from over 28,000 homes 30 years ago to only around 7,000 today. Does the Minister agree that government, Homes England, the GLA and local planning authorities should once again give greater priority to homes specifically for our ageing population?

[Lord Greenhalgh (Con)]

My Lords, the noble Lord, Lord Best, is an expert on this, and I remember his Housing our Ageing Population panel and discussing with him the benefits of extra care and supported housing for the elderly when I was leader of Hammersmith and Fulham Council. The noble Lord is quite right that we need to provide housing of all types, for all needs, and specifically for our elderly, but that has to be private as well as social care. This is very much part of the Government’s thinking in the planning White Paper in relation to housing of all types and tenures.

Planning

Debate between Lord Greenhalgh and Lord Best

Wednesday 16th September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, my noble friend is, of course, a great champion for the importance of sport and recreation. I can give him those assurances. The National Planning Policy Framework encourages local planning policy decisions to ensure that developments create places that promote health and well-being, with a high standard of amenity for existing and future users.

[Lord Best (CB) [V]]

My Lords, the Government are proposing that the usual planning requirement on housebuilders to provide some affordable housing will be removed from all new developments of up to 40 or even 50 homes for the next two years or so. Does the Minister accept that this change would lead to the loss of some 20% per annum of affordable accommodation from these planning agreements, as Savills has calculated? Does he agree that the loss could be far worse if housebuilders divide their larger schemes into two or more developments of fewer than 40 homes each? In rural areas, where most developments are, of course, smaller, will this not virtually wipe out desperately needed affordable new homes from this source for local people?

[Lord Greenhalgh (Con)]

My Lords, the noble Lord, Lord Best, is an absolute expert in social housing. I recognise that there is a proposed change and I encourage him to communicate with the consultation, which is ongoing until the end of October. We have committed to delivering a range of different types of affordable housing and have announced a £12 billion affordable homes programme to ensure the continued development of affordable housing.

Housing: New Homes

Debate between Lord Greenhalgh and Lord Best

Tuesday 8th September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, the Government welcome the report of the Building Better, Building Beautiful Commission, and are at this point carefully considering its recommendations. A government response will be published in due course.

[Lord Best (CB) [V]]

My Lords, only a quarter of households in most places have a high enough or secure enough income to buy, even with support from schemes like Help to Buy and First Homes. Does the Minister agree that we cannot achieve 300,000 homes a year by continuing to rely on the housebuilders building homes affordable to only a quarter of households? Does he agree with Professor Glen Bramley that we need to build 140,000 homes a year that are affordable to those on average and lower incomes—in other words, more than twice as many as are being built by housing associations and councils today?

[Lord Greenhalgh (Con)]

My Lords, I recognise the importance of delivering housing of all types and tenures, and that is reflected in the new approach to housing need, which takes into account affordability as a key plank of the new approach to the formula. I just referred to the enormous amount of money— £11.5 billion—that is being set to deliver affordable homes in the next five-year period.

Homelessness

Debate between Lord Greenhalgh and Lord Best

Monday 13th July 2020 Lords Chamber

[Lord Greenhalgh]

I thank my noble friend. She will be aware that over £0.5 billion has been made available to support rough sleepers and get them into longer-term move-on accommodation. We expect local authorities and registered providers to bring forward units of accommodation from a variety of sources, and this could include repurposing buildings such as offices, where appropriate.

[Lord Best (CB) [V]]

My Lords, I declare my interests as listed in the register. Has the Minister had a chance to consider the arrangements introduced in Spain to prevent evictions? Tenants with rent arrears caused by Covid-19 are entitled to an interest-free government-guaranteed loan to pay the landlord and remove the grounds for eviction, with the loan being repaid over a six-year period.

[Lord Greenhalgh]

I believe that the noble Lord has raised the Spanish initiative several times. Instead of following that model, our intervention strengthens the welfare safety net, increases the local housing allowance and provides discretionary housing payments to support renters.

Social Housing

Debate between Lord Greenhalgh and Lord Best

Tuesday 16th June 2020 Lords Chamber

[Lord Greenhalgh]

My noble friend has made a very good point, which is that we could use the returns from housing in order to increase investment. I shall have to write to her on the specifics of her point, but it should be noted that the removal of the caps on the housing revenue account was done precisely to enable more money to flow into the building of affordable housing.

[Lord Best (CB) [V]]

My Lords, a core characteristic of social housing is that its rents are genuinely affordable to those on modest incomes, but defining “affordable” is not easy. Will the White Paper cover this, and does the Minister agree with the Affordable Housing Commission—which I have the honour to chair—that a sensible yardstick is for social housing rents to absorb no more than a third of the take-home pay of those for whom social housing is intended?

[Lord Greenhalgh]

My Lords, the definition of “affordable” is certainly not an easy one. While the Government have not set a specific percentage of the incomes that people in social housing should be spending on rent, as suggested, the formula is such that it is typically around 50% to 60% of market rents.

Covid-19: Planning System

Debate between Lord Greenhalgh and Lord Best

Monday 8th June 2020 Lords Chamber

[Lord Best (CB) [V]]

My Lords, can the Minister confirm that the Government remain committed to Sir Oliver Letwin’s recommendations for enhancing, not diminishing, the role of local authorities in planning by requiring a wider mix of homes for people of different incomes and ages and by capturing the big increases in land values created by the granting of planning consents?

[Lord Greenhalgh]

I am afraid that I did not capture all of that because of the quality of the transmission, but I can certainly say that we will be taking into consideration Oliver Letwin’s findings in his report.

Covid-19: Housing

Debate between Lord Greenhalgh and Lord Best

Monday 18th May 2020 Lords Chamber

[Lord Greenhalgh]

My understanding is that the consultation is with the Secretary of State and we hope to get it out as soon as possible.

[Lord Best (CB)]

My Lords, the Minister will have noted the predictions of property economists that prices of land and property could fall by 10% to 30% in the year ahead. Does he agree that, rather than see speculators and foreign investors snapping up stalled developments and cheaper sites and properties, this is the moment for government to back social housing providers to buy and to build to achieve the 100,000 homes a year so badly needed by those who cannot buy and who struggle with private sector rents? That includes the essential workers, nurses, social workers and bus drivers on whom we now utterly depend but whose housing needs we have so neglected.

[Lord Greenhalgh]

The noble Lord is right that we must ensure that we have housing of all types and tenures, including affordable housing for key workers, as he outlined. I note that the affordable homes programme for the next five years is £12.5 billion—that is greater than the amount for the previous programme of £9 billion. We should ensure that building of more affordable housing can begin and that such housing is not for people who have not made their contribution to this country. There are ways of ensuring that we do that. I thank the noble Lord for his question.

Housing and Construction Sector

Debate between Lord Greenhalgh and Lord Best

Thursday 14th May 2020 Lords Chamber

[Lord Greenhalgh]

I thank my noble friend for his question. Yesterday, the Secretary of State set out the Government’s expectations that the vast majority of hearings and other events are to take place virtually by mid-June, and that those involved in the planning process should work proactively to support this. I also take the point that this can be done virtually and by written representation, and I will take that up with the Secretary of State—particularly the point about written representation. On appeals, the Planning Inspectorate held its first digital hearing on 11 May, and the objective is for it to scale that up within a matter of weeks and to do all appeals virtually.

[Lord Best (CB)]

My Lords, the Government were right to introduce a ban on evictions at this time of sudden job losses and income reductions when rent arrears are inevitable, but the ban is due to end next month. Can the Minister tell the House whether that ban on evictions will be extended, to prevent a wave of evictions later this year? Have the Government considered the Spanish Government’s scheme to prevent grounds for eviction by enabling tenants to pay off arrears with interest-free loans spread over several years?

[Lord Greenhalgh]

I thank the noble Lord for his question and for pointing to the intervention by the Spanish Government, which we will look into. The Government’s immediate priority has been to ensure that no one was at risk of being forced out of their home during this crisis, which was achieved through legislation and the stay on possession proceedings. These protections run in parallel to the unprecedented package of employee support and the £7 billion boost to the welfare system, which have sought to minimise the risk of tenants falling into arrears. Any tenant facing financial hardship should explore the support available through the enhanced welfare system. The government guidance for landlords and tenants sends a clear message that all should work together in good faith and investigate all solutions to overcome rent arrears, such as an affordable repayment programme, before eviction proceedings begin. The Government will, when the time is right, consider making changes on how best to support renters in both the private and social sectors through the recovery period.