Lord Williamson of Horton
Main Page: Lord Williamson of Horton (Crossbench - Life peer)
Lord Shipley
My Lords, I shall contribute briefly to this debate, although I, too, had not intended to do so. From my perspective, immigrants are welcome and underpin our economy. I say that because our wealth as a country has been dependent over many generations on those who come to live here.
Perhaps I may take us back to the amendment moved by the noble Lord, Lord Whitty. In Committee I said that I had some sympathy with calls for a housing strategy. However, I am less certain that the timescale which the amendment describes—a 10-year rolling housing strategy—is sufficient because, as my noble friend Lord Newton pointed out, things change quickly. We are well aware that we have a growing rented sector; that in some parts of the country rents are rising well above the rate of inflation; that mortgage repossessions are rising, and that household formation is running at twice the rate of our new house-building programme. As we all acknowledge, the Government’s plans for 170,000 homes at affordable rents will not be sufficient to bridge that gap, which is why the growth in owner occupation matters so much. However, people have to be able to get a mortgage. At present, with signs of rising unemployment and rising homelessness, there is a very real danger that more people will go into the private rented sector and that there will be a reduction in the quality of that housing stock.
There is a case for local councils here. Surely good local councils will have some awareness of what is lacking in their area, what the market needs, what private house builders will want to build and what the social housing needs of their area are going to be. They are going to have to be aware of that, otherwise I do not think that another part of the Localism Bill—the part relating to neighbourhood planning—will work. Neighbourhood planning requires some kind of evidence base to enable decisions to be made by neighbourhoods and, more broadly within the authority as a whole, about what the plans for that area should be. Housing and the use of land are central to that.
I hope that there is a way forward and that my noble friend will be able to reassure us. You do not actually need a 10-year housing strategy. You do need an acute, local awareness of housing demand and trends and an ability to be much more fleet of foot in meeting those trends than we have seen over the past two decades.
Lord Williamson of Horton
My Lords, we are now coming to the vital questions of homelessness and overcrowding, but this amendment is a little different. It is a general amendment dealing with housing strategy. It does not deal only with the problems of homelessness and getting on the housing ladder: it deals with the whole structure in a local area of what is happening in the housing domain.
I see a lot of merit in this amendment for ensuring that in one way or another we can guarantee that this sort of information is available at the local level. No doubt the Minister will comment on that point because that is the issue underlying this amendment. Is this information seriously available at a local level? For myself, issues such as employment trends, not in the country as a whole but in a region or local area, are quite different. These issues are important for the planning and future analysis of how we can have the houses that we need for the population in individual areas.
Similarly, there is the question of empty properties. We now have town centres with hundreds of empty shops which could easily be converted into housing. Will they be converted into housing? We do not know, but that should be featured in the knowledge available to the local authority. I am not pressing for the exact words, but I am sympathetic to this idea and I hope that the Minister will comment on that in his reply.
Lord Beecham
My Lords, I support the amendment moved by my noble friend Lord Whitty and will make a couple of observations—one in relation to something that was touched on in the amendment and another that is implicit. In the first case I refer to subsection (2) in the amendment, where my noble friend suggests:
“All local housing authorities must draw up an analysis of housing supply and demand in their areas and neighbouring areas as far as is relevant”.
In many cases that is a fundamental point which was made more difficult by the abolition of the regional spatial strategies. We know of authorities that are currently having considerable difficulties. In earlier debates I cited the case of Stevenage, which was looking to increase its housing stock. It cannot do so within the narrow confines of the borough, and it is not finding a warm welcome from the adjoining borough of North Hertfordshire. There are other cases of that kind.
In looking at housing needs, as has previously been indicated, it is sometimes necessary to look beyond the confines of an individual housing authority and to make proper provision for at least a sub-regional area. That is an important part of the amendment. I would be grateful for some assurance from the Minister that, even if she is not prepared to accept the amendment as it stands—and I hazard a guess that she might not be—the Government will look at how these cross-boundary issues of determining housing need can be adequately addressed.
The other issue could be wrapped up within subsection (2)(f) of the amendment:
“broad demographic and employment trends in their areas”.
One change in the housing situation in many towns and cities with universities and colleges is the high demand for student accommodation. Some of that is met by purpose building—by the university or private institutions—but a lot of it is met by the occupation by students of what in normal circumstances would be family housing.
As with immigrants, there is certainly a strong case to be made for the contribution made by students, and higher and further education, within the local economy. However, they absorb a considerable amount of housing accommodation that was originally designed for families and put additional pressure on the local housing stock and the local housing market. In the light of changes to be made to housing benefit and welfare benefits generally, that pressure is likely to increase because private landlords may well find students a readier purchaser of rented accommodation, as it were, and more able to afford it, than ordinary families and ordinary individuals seeking housing. I think my noble friend Lord Whitty would agree that this should be included in the demographic trends and analysis that he suggests authorities should make. Again, it would be helpful if the Minister were able to comment on this issue.
Finally, the issue of the number of vacant properties has already been touched on this afternoon. This was referred to this morning in a meeting convened by the Minister, with her right honourable friend the Minister for Housing. Mr Shapps rightly pointed out that waiting lists have grown to something like 1.2 million. He also said that there were a million empty properties in the country—correcting me, appropriately; I thought it was somewhat less than that—which would virtually take care of the waiting list.
Of course there are good reasons why some properties will remain vacant for some time—while they change hands, for example—but there is a real issue over bringing into use the empty properties that could help deal with the housing problem. I regret that the Government’s policies on empty dwelling management orders, for example, make it more difficult, not less, for local authorities to address the issue of properties that have been left vacant for some time. They now have to be vacant for two years or more and include an element of environmental degradation before a council can take action. Again, dealing with empty properties is referred to in the housing strategy, but it would be welcome if the Minister would indicate whether there are proposals currently in the Government’s mind to facilitate the use of empty accommodation and to speed up the process of dealing with empty properties.