Building Homes

Lord Taylor of Goss Moor Excerpts

Tuesday 30th July 2024 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

I thank the noble Lord, Lord Pickles, for his comments and suggestions, which were helpful as ever, and I look forward to working with him as we go through this programme. I am passionate about council housing, having grown up in a council house—it was actually a development corporation house, to be clear—and I want to see that programme develop. I thank the noble Lord for his suggestions and look forward to moving the whole programme forward.

I will just make a correction on the affordable homes programme. Let me clarify that the Government have committed today to bring forward details of future government investment in social and affordable housing at the spending review, enabling providers to plan for the future as they help to deliver the biggest increase in affordable housing in a generation. I might have muddled my wording slightly on that, so that is just for clarification.

[Lord Taylor of Goss Moor (LD)]

My Lords, I draw attention to my registered interests, as I work in this field. I might add that I have advised successive Governments—the last Labour Government, the coalition Government and the Conservative Government—on fundamental planning reform, and in that time I think this is the most important and most welcome Statement since the original and much-lamented National Planning Policy Framework. I say “lamented” because it has expanded and become more complicated and more unhelpful in every iteration, and I hope the Government will succeed in unwinding much of that.

I will not touch on much that the Minister said in her new role—to which I welcome her—because I overwhelmingly agree with it. I will just highlight a couple of important points. The first is that there is no shortage of land in this country. About 9% is developed, and that includes parks, gardens, roads and railways, as well as houses, factories and workplaces. After delivering the kind of numbers that the Government have the ambition to deliver, it will still be just over 9%. Even in the most developed part of the south-east, it is 12.2% today and will still be under 12.5% with these kinds of numbers.

The issue has been making land available and planning intelligently with long-term sight of the evolution of place and the needs of the new generation who need homes. As our generation—looking around, I am afraid it is our generation—live longer and longer, we have not been freeing up the homes for our children and grandchildren, who desperately need them. The Statement says an awful lot about homes, but not once is “community” mentioned. In all my work, whether as a visiting professor of planning or working with local authorities and Governments, I always say that it is about delivering not the houses but the communities in which we live, of which houses are just a part. It is about the shops, pubs, schools, bakeries, transport infrastructure, parks and particularly gardens. There have been a couple of recent reports on the importance of children having access to private green space as well as public green space—a balcony will not do.

The building of communities is critical, as is the vision of the evolution of place not over one year—that is piecemeal development—but over 20 or 50 years through strategic planning of how we evolve places. All I do, particularly around new settlements and creating new places, is about building community. I welcome the fact that the Government are looking at compulsory purchase reform, because unlocking the value from development to create whole communities and all that is needed is an absolutely essential part of what we do; it is not just housing. I hope the Government will focus on that issue.

[Baroness Taylor of Stevenage (Lab)]

As a new town girl, what the noble Lord has just said is music to my ears. When my new town was built, it was designed to provide all the infrastructure that families needed in a neighbourhood format, and I absolutely understand the points that he has made.

There is a “delivering community needs” section of the NPPF consultation document which should help communities in practice. The changes proposed would ensure that the planning system supports the increased provision and modernisation of key public services infrastructure such as hospitals, criminal justice facilities and all those aspects. They would also ensure the availability of a sufficient choice of post-16 education and early years places and enable a vision-led approach to be taken to transport planning where residents, local planning authorities and developers work together to set out the vision for how they want places to be, rather than simply projecting forward past trends. Further, they would enable the planning system to do more to support the creation of healthy places. We have had many a discussion in this Chamber about those aspects as well and I think that incorporates some of the points the noble Lord made about gardens and private and public open space to help communities to thrive. I hope that he will look at the consultation and respond to it; that would be really helpful.

Affordable Housing: Supply

Lord Taylor of Goss Moor Excerpts

Thursday 25th April 2024 Lords Chamber

[Lord Taylor of Goss Moor (LD)]

My Lords, I draw attention to my declared interests, as I work in housing and planning in various ways. It is an immense interest of mine. That work came out of policy reviews for successive Governments in this arena.

Before I turn to the issue at hand, I want to address a few comments to the noble Baroness, Lady Smith. She made an excellent maiden speech. I remember making my own in the other place rather a long time ago as the then youngest Member of Parliament just elected. She may possibly match one record I think I still have. Ten years later I was still the youngest Member of Parliament. I have a suspicion she may achieve something similar in this place, but we will see.

I have one word of advice. One comes in and people think of you as radical because you are young. Time passes and you are no longer young, but it is very important to remain radical. I have always been a firm believer that the people who should be here, or in the other place or in any other form of public life, should be those who want to change things. Holding on to that is not always easy when you are the beneficiary of the establishment, so I hope—I think she will, to judge by her speech—she will remember that.

Turning to change, it is clear from the speeches across the House how much concern there is, irrespective of party, about the difficulties people have in finding a home. It can be addressed as affording a home, but the truth is that it is finding a home because there are literally millions of people in this country who do not have the home they would wish for. Much of that is hidden. It is young adults living with their parents far beyond the length of time they used to. It is people in inappropriately small accommodation who need larger family accommodation. It is people in flats with children who deserve gardens. It is people in houses in multiple occupation, each of whom should have their own home.

There is a simple fundamental reason for this. It is not addressed by simply saying, “Oh well, the planning system is not really the problem; it is the developers”, or “We need to have more affordable homes”. The fundamental underlying reason is that we have not been building enough homes for decades. We have failed to build enough not by a small amount, but by a very large amount. In the last decade, for all the Government have done, we were about 1 million homes short of what we know needed to be built. In the decade before that, we were at least another 1 million homes short of the numbers we knew we needed to build.

While the 300,000 figure is pretty much universally acclaimed, let us remember what it is built off. Around 250,000 of that is merely addressing the demographic need. The remaining 50,000, which comes originally from work by Kate Barker in two reviews, was a very slow process of building back the undersupply that, at that time, was 1 million or so homes over a decade. It is now 2 million homes over two decades. The figure of 300,000 is only slow progress over many years to address the under-provision that has taken place over so long. Kate Barker said that there is only so fast you can go without causing an impact on house prices that will destabilise household finances. That is properly right. But the truth is that we are coming nowhere near to what needs to be provided.

In my remaining time, I want briefly to address the history of this. Between the two great wars, we were delivering enough homes. It was largely done through the private sector, but also the “homes fit for heroes” policy and the rest of it. Part of the reason for that was that there was a ready supply of land. Anyone who owned land could build on it or sell it to be built on. The problem was that, as people no longer had to walk from home to work or to the shop, and they became able to move more freely, we saw the spread of suburbanisation around towns and cities, and the coastlines and countryside being built up. That is why, after campaigning by organisations like the CPRE, we saw the planning Acts introduced in the 1940s.

However, when they introduced the planning Acts, they knew full well the impacts of restricting the ability to build, so they set out a clear strategy to make sure that enough homes were built. First, they said you should renew the bombed-out cities and the slums—in effect, a form of brownfield first. It was urban renewal, but not with densification and towers; it was on garden city principles of removing the dense slums and giving people decent homes with gardens. You see that in London and the other cities around the UK. We seem to have forgotten that lesson, because what we are building today is not fit for families, as we densify, go up and build flats.

I do not know how many Members of the House of Lords choose to live in a flat as their main home. I suspect some do for second homes. I asked this question when I did a planning review at a time when 45% of all homes being built were flats—it will be similar now. I asked: what proportion of the public did not have to live in a flat because that is all they could afford or because it was a moment in their lifetime? How many actually wanted to live in one? The answer was that, while 45% were being built as flats, just over 1% wanted to live in them.

This is a country where, particularly when you go through the stages of family life, you want access to gardens and open space. Of course there is a role for flats—there is in every country—but we need to remember that those buildings turn to slums very quickly when people who cannot afford to maintain them are in them. Councils could not maintain them and housing associations struggle to maintain them because, over time, their lift shafts, heating systems and windows need to be renewed. All of that is enormously expensive for these properties. I fear that we have forgotten that, the last time we did this, they turned into slums. I fear they will turn into slums again—particularly with offers for the private sector to buy buildings that have been built with 40-year or 50-year lifespans and no intention of renewing them in the long run.

Secondly, they wanted urban renewal around the edges, but they understood that you do not want parasitic development with no facilities and poor-quality housing that destroys historic communities—the towns, villages and cities that we love. They wanted planned urban extensions that would have facilities, schools, hospitals, shops and neighbourhoods. We understand these here in London—we all understand the process of city by neighbourhood, with each neighbourhood in walking distance of the facilities you need for everyday life. That is how they planned those urban extensions, but we have forgotten that. We build housing estates with no facilities at all, cut off from shops and schools. We talk about them as sustainable extensions, but they are anything but; they are just dormitories for people with cars, with no facilities and people struggling to get a dentist or a doctor’s appointment, or struggling to find a school on the other side of town. Everyone in them has to drive because all the facilities are scattered around.

Thirdly, they said that, if you built well in the cities and urban centres on the brownfield sites, there would not be enough homes. If you built well in the urban extensions around the towns and cities but respected people’s desire for them to remain historic places, there would not be enough homes. So you also needed to create new communities, using the ideas of Ebenezer Howard and the new towns programme. Why do we forget that lesson? It is what we need today. The answer is: in the late 1970s, we built enough homes and it worked, but we stopped. When the demographic numbers started to go up again—because people lived longer in their own homes, there was more migration and more babies were born—we forgot all those lessons and started to try to build towers in cities and little urban housing estates around the edges, pretending that you could deliver communities by delivering a minimum number of homes.

We need to go back to the origins of planning and plan long term for place and how places evolve. We need to stop fighting about whether it is 20, 30, 40 or 50 homes this year or next.

Rent Arrears: Covid-19

Lord Taylor of Goss Moor Excerpts

Thursday 20th May 2021 Lords Chamber

[Lord Taylor of Goss Moor (LD) [V]]

Given that the number of tenants in arrears on low incomes who have been impacted by Covid has more than doubled, have the Government conducted an impact assessment of the change to allow evictions once more? If so, will they make that available to Members of the House?

[Lord Greenhalgh (Con)]

My Lords, we continue to survey this very carefully indeed. As I pointed out, although we have seen an increase, according to the survey, in the number of renters in arrears, the vast majority of them—some two-thirds—have arrears of no greater than two months.

Tower Blocks: Cladding

Lord Taylor of Goss Moor Excerpts

Wednesday 12th May 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I note the point that has been made, but it is interesting to note that, four years after Grenfell, two authorities are still discovering the existence potentially of additional buildings with aluminium composite material. Those audits are being conducted by Sheffield, which is looking at nine buildings, and Tower Hamlets, which is looking at a further six. The discovery of ACM-cladded high-rises four years after Grenfell is also a matter that is, frankly, beyond the Government’s control.

[Lord Taylor of Goss Moor (LD) [V]]

The Minister says that it is beyond the Government’s control, but, of course, safety is a matter for building regulations set by government and inspected by building regulators. It is not the fault or responsibility of leaseholders. It is a great mistake to assume that because one fire was caused by cladding there are not other issues that need remediation. Why are the Government refusing support for those where the inspections now taking place show that the cavity blocks behind the insulation are the problem and not the insulation itself? So the same system is in place but with a different fault—yet it is a fault none the less and they are being refused support.

[Lord Greenhalgh (Con)]

My Lords, it is very clear from our independent expert advice that the greatest risk in terms of fire safety is the cladding system that accelerates the spread of fire. It is clear that there are other defects, such as internal compartmentation, that are designed to stop the spread of fire, so our focus is to remove the riskiest element to ensure that we protect people’s lives.

Levelling Up

Lord Taylor of Goss Moor Excerpts

Thursday 18th March 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, the Government recognise the need to deal with the wider issues around the levelling-up agenda. I have pointed to the national infrastructure strategy, which is putting some £27 billion towards issues such as the zero-carbon agenda, transport infrastructure and, importantly, digital connectivity and infrastructure.

[Lord Taylor of Goss Moor (LD) [V]]

My Lords, Cornwall is in complete shock. Until last year, we were regarded as one of the poorest places in the whole country, with incomes 25% below the national average and 17 areas in the bottom 10% of the index of multiple deprivation. Miraculously, in the new index, we appear to be as rich as Bath, which is in the top 25% in the UK. Can the Minister explain how this algorithm can possibly be correct, or is this not actually, quite clearly, an error as poor as the algorithms used for last year’s exams?

[Lord Greenhalgh (Con)]

I have attempted to explain several times that, as opposed to the index of multiple deprivation, the metrics of the levelling-up fund focus on productivity, unemployment, skills and transport. Its approach is to improve, in particular, transport infrastructure and other capital projects, as opposed to general deprivation levels.

Rough Sleeping

Lord Taylor of Goss Moor Excerpts

Tuesday 2nd March 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, the JCVI has set the overall framework for vaccination, and there is, by definition, a queue in terms of relative vulnerability and when people are called to be vaccinated. Of course, as part of that it is important that rough sleepers are registered with their GP. Therefore, we have been working closely with local authorities—backed up by £10 million of funding—to ensure that rough sleepers are registered with GPs so that they get the vaccination when it is offered.

[Lord Taylor of Goss Moor (LD) [V]]

My Lords, we should not be too self-congratulatory about what has happened, bearing in mind that the number of people sleeping rough on our streets is still more than 50% higher than it was a decade ago. The action around Covid has shown that taking direct action can get people off the streets. It is notable that most of those coming on to the streets are not returning but are coming on for the first time. Charities such as Crisis are warning of an imminent peak, however, as special measures, such as housing benefit increases and the temporary ban on evictions, end. Does the Minister agree that there is a real risk of a new peak in rough sleeping? What specific action will the Government take to replace these schemes, which clearly cannot continue for ever, to address this issue?

[Lord Greenhalgh (Con)]

My Lords, I recognise the risk of a cliff edge given the level of support from the Government during the Covid-19 pandemic. An important plank of the support for people at risk of homelessness is the uplift in the local housing allowance, and there has been a commitment to maintain that at the same level in cash terms. In addition, we have seen increases in universal credit and working tax credit of up to £1,040 for the year. Of course, it is a matter for the Chancellor to decide how that continues as he makes his comments in the Budget.

Building Safety

Lord Taylor of Goss Moor Excerpts

Monday 22nd February 2021 Lords Chamber

[Lord Greenhalgh (Con)]

I did refer to the fact that other building safety issues, beyond the external cladding system, were breaks on whether a fire continues to spread—they are not accelerants. The scope of our intervention is designed to deal with the biggest contributor to the life safety risk. We would look to building owners to step up where possible and help with the remediation of faulty building works. We have focused the additional grant funding on precisely that which is going to protect and save lives.

[Lord Taylor of Goss Moor (LD) [V]]

My Lords, it is certainly welcome that the Government have taken action on properties over 18 metres, but the great majority of tenants are in properties under that height. I refer to my declared interests, primarily that I am a former chair of the National Housing Federation, which represents housing providers. It has huge numbers of tenants who have bought shared ownership properties, who are not well off and are currently in enormous difficulties. This is because, despite what has been said by the Government and RICS about EWS1 inspections and the flexibility around them, lenders are continuing to insist on EWS1 inspections in practice. These home owners are not well off, and inspections everywhere are getting valuations of £0, serious delays and uncertainty. Will the Minister speak to lenders about resolving this issue? Would he also accept that a bill of £50 a month is unaffordable for those in shared ownership, given that the reason they are in these properties in the first place is that they are not able to afford a home otherwise?

[Lord Greenhalgh (Con)]

My Lords, we have spoken to lenders and there were positive statements by Barclays and the chief executive of Nationwide in the announcements. They welcomed this and recognised that the additional £3.5 billion helps to provide certainty, admittedly in high rises. The financing scheme remains open to all, both social sector and private sector leaseholders, to ensure that they would not have to pay more than £50 a month towards the remediation of unsafe cladding. In the round, the announcements we have made will give confidence to the market to be more sensible on valuation in future, I hope.

Covid-19 Secure Marshals

Lord Taylor of Goss Moor Excerpts

Tuesday 15th September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

Many councils across the country already use marshals to keep the public safe. We have worked closely with councils throughout the pandemic and continue to be in close contact with them. We have been clear—and I have been clear—that we will provide more detail on funding in due course.

[Lord Taylor of Goss Moor (LD) [V]]

My Lords, with the Home Secretary saying today that two families meeting in the street cannot even say “Hello” to each other, does the Minister really think that the intervention of marshals will be publicly acceptable? What will the Government do to ensure that they are properly trained to behave appropriately and deal with people who may be very aggressive in response?

[Lord Greenhalgh (Con)]

We have already seen the successful deployment of marshals to support the public in following the guidelines in a friendly way. Their responsibilities have included directing pedestrians, providing information, cleaning touchpoints, preventing mixing between groups and being a point of contact for information on government guidelines.

Covid-19: Housing

Lord Taylor of Goss Moor Excerpts

Monday 18th May 2020 Lords Chamber

[Lord Greenhalgh]

I will write to the noble Baroness about the mortgage holiday situation. I am not aware that a decision has been taken, but we are looking into it at the moment.

[Lord Taylor of Goss Moor (LD)]

My Lords, I draw attention to my interests in housing and development, as set out in the register. It is critically important that we remember that, no matter what disruption Covid may cause in the housing sector in the short run, the young people who have been priced out of homes are still there. Whether they rent or buy in the future, they need a place to live. That pressure will begin again as soon as we see the lockdown end. Can the Minister make it clear that this is not just for the construction industry? It is also for local authorities to continue with their local plan processes to ensure that we deliver the homes that are needed and to ensure that those homes are of the highest quality and with the best quality place making. Local plan progress is critical to that.