Housing Supply
Debate between Lord Jackson of Peterborough and Jeremy Corbyn
Jeremy Corbyn (Islington North) (Lab)
I am pleased that we are having yet another debate on housing, and I hope there will be many more between now and the next election.
There is clearly a housing crisis facing very many people in this country. Basically, the problem is that 200,000 new households are being created every year through population growth or people choosing to live alone. New house building comes nowhere near to meeting those demands. Thus the shortage is dealt with by rising property prices, rising private sector rents and greater demand on social housing—or, at the other end of the scale, increasing homelessness, rough sleeping, overcrowding, underachievement in schools, and desperate poverty among many people who deserve somewhere decent to live.
I hope that we can look at this debate on the basis of the needs of the entire population. I am particularly concerned about those who are really up against it in inner-city communities such as the one I represent. I am very proud to represent an inner-London constituency. It is a place of growing division, I am sorry to say, because of the housing situation. House prices are rising very fast. The number of owner-occupiers is now well below 30% and falling fast. The number of council properties is increasing only as far as the council is able to find land to build and develop council housing, which is the most secure and affordable form of housing available to people. The remaining provision comprises the private rented sector, which has limited regulation and tends to be very expensive.
The strategy adopted by this Government, through the Department for Work and Pensions, on limiting the local housing allowance but not controlling rents means that large numbers of private tenants, who are often in work—as well as some who are not in work but have right of access to the local housing allowance—cannot afford to remain in those properties and are therefore decanted out of the area. That is happening not just in central London but in the central and more expensive parts of every town and city in the country. Frankly, there is a process of social cleansing going on. That is the effect of the overall housing shortage and the very great increases in costs associated with it.
I have raised with the Minister a specific concern about the development of new properties in former industrial or office buildings under what are known as permitted development rights. The Government decided that they would lift the planning restriction applied to permitted development rights on former office buildings. That means that a local authority has no control over what happens to a former office building, which can then be converted into housing. In some cases, it might be entirely appropriate to convert an office block into housing if there is no longer any requirement for an office block or likelihood of anybody wanting to use it as such. The problem is that if the local authority has no say in the matter, it has no opportunity to try to protect local employment, as it might sometimes wish to protect. Moreover, the local authority has no power whatever to insist that a proportion of the dwellings created are available for social rent. I do not like using the phrase “affordable rent,” because most of the “affordable” rents in London are not at all affordable to anyone on an average income or below.
Yesterday, the all-party group on the private rented sector had a very interesting meeting about access to housing for under-35s. We took evidence from Crisis, the National Union of Students and a company called Essential Living, which is backed by $200 million of equity funding from American pension funds and is very keen on developing the larger-scale private rented sector in London. It says that at some point in the future it wants to develop some kind of affordable rented model, but it is very unclear what that model is. It has bought into an office block in my constituency called Archway tower and turned it into, I think, 120 flats marketed at people earning more than £80,000 a year. It does not require local authority permission to do that; it is only building control and any external work to the building that need to be passed by the local planning authority. Requests have been made of the company to contribute to the social needs of the area by providing a proportion of those properties for social rent. Its responses have been polite and well informed, but the answer has always been the same: it says no, it will not do it.
When I say to the Minister, therefore, that there is a need to intervene in the development of the private rented sector, I do so not only because I want to see the continuation of the diverse mosaic of London’s communities, but, quite simply, for the sake of the survival of the economy of this very big city, which, indeed, will affect that of other very big cities. I pray in aid the London chamber of commerce statistics on the numbers of people who are finding it difficult to afford to buy or rent anywhere to live in London. There is a growing problem of labour shortage, and the same applies to other parts of the country.
Mr Stewart Jackson
I am rather puzzled by the hon. Gentleman’s comments about his constituency. Given the paucity of greenfield and urban exception sites available to build new estates in boroughs such as Islington, I would have thought that he would welcome permitted development rights, to enable the cumulative release of more housing of all types and perhaps even affordable housing for his constituents and people across London.
Jeremy Corbyn
Uncharacteristically, the hon. Gentleman does not seem to have been listening very carefully. I did not say that I was opposed to the conversion of vacant office blocks or industrial premises into housing. My point is that if there are jobs to be protected—this could apply anywhere in the country—the local authority should at least have a say, so that a rational decision could be made. Secondly, any development has to have a sense of social responsibility, so at least a proportion of those properties should be available for affordable social rent rather than market rent, which is completely unaffordable for the majority of people in my constituency.
When the Minister replies to the debate, I hope he will reflect on the ways in which permitted development rights are actually militating against the housing needs of those people who are most desperately in need of somewhere safe, secure and affordable to live.