Affordable Housing (Devon and Cornwall)

Anthony Mangnall Excerpts

Wednesday 27th April 2022 Westminster Hall

[Selaine Saxby]

That highlights another important point, which is that a large number of small district councils in Devon are all tackling the same issue and coming up with different solutions. In fairness, building rates in North Devon have been good historically. However, we are currently averaging only 18% affordables on each development. As the Affordable Housing Commission concluded in 2020, many of these products are

“clearly unaffordable to those on mid to lower incomes.”

With some of the lowest productivity figures in the country and an abundance of part-time and seasonal work, we clearly have a lot of residents in that category.

[Anthony Mangnall (Totnes) (Con)]

My hon. Friend makes a good point about affordability. Does she agree that it is important to ensure that our county council statistics on average earnings are reflective of what in-county people earn? All across Devon, average earnings per year do not relate to the people who want to be able to afford houses and who work in the same area.

[Selaine Saxby]

My hon. Friend makes a good point. That is particularly the case in the south of our enormous county, where people can go out to other places, whereas we up in the north are very much—unless we work in London—in North Devon. Many new builds there are being snapped up as holiday lets or second homes. Many never even make it to market; they are purchased off plan before local residents see the light of day.

Building right down the Devon and Cornwall peninsula is difficult. We have higher land prices, particularly on the north coast, and fewer resources to build and materials to build with, making viability so challenging that the percentage of affordables drops right off. Many of the issues impacting on the housing market at present are particularly extreme on the coast, and we have an abundance of beautiful coast in Devon and Cornwall.

North Devon has an abundance of tiny communities looking to community land trusts, but products that should work well there repeatedly find that the high-unit grant rates required on often challenging sites with high abnormals still have a funding gap of £30,000 per unit, and that is despite the generous registered providers and grant rates from Homes England’s affordable homes programme.

I hope that I have detailed the magnitude and complexity of the problem. I have been walking this road for over 18 months and am grateful to the ministerial team for hearing from me quite so often on this topic. However, what I am struggling to convey is the urgency of the need for a solution.

With summer approaching, we are expecting and, indeed, seeing another surge in section 21 notices, as landlords find ways to evict tenants to enable them to convert these homes into holiday lets. With no registration scheme in place, there is no formal record of how many people are renting properties out on a short-term basis. We desperately need the consultation on the registration of short-term holiday lets to conclude, but it has not even started, despite having been announced last June. The Department for Digital, Culture, Media and Sport assures me that it is imminent, and even Airbnb is calling for one.

Having spent much time with housing providers, I know that they believe that the only solution is to devise another class of planning for short-term rentals, so that councils can differentiate between C3 housing and what would be, in essence, a commercial venture in short-term holiday lets. Local councils could then require licences to run that type of business in a property that was initially built for full-time residency, and limits could be placed in a community if there is deemed to be an imbalance.

We have always welcomed holidaymakers and second-home owners to our beautiful coast, but we have got out of balance, leaving the fabulous pubs, restaurants and hotels that people come to visit—and even our surf schools—unable to recruit enough staff. The situation has extended to our public services, with transferring personnel, however senior, struggling to find housing. With vast distances between so many communities, the increase in the cost of fuel and the absence of public transport, if there are not enough people living close to jobs that are paid a living wage, it is simply not worth travelling to get there in North Devon. We have already seen teaching assistants move out of jobs they love, simply so they can work closer to home. If there are no homes near someone’s job, it leads to jobs being returned, as people simply cannot move into the area.

I believe that we also need to go beyond just tackling business rates on short-term holiday lets; we need to tackle the inequalities between mortgage relief on long-term and short-term rentals, which are viewed as capital assets. Their profits are taxed differently, as returns on capital. Both types of property were built as homes, and they should be taxed comparably. Without a register of short-term holiday lets, I imagine that many are paying no tax at all, which is another opportunity for the Treasury. This is a step that could be taken rapidly to make the private rental sector more appealing to landlords, which is ultimately a step that we need to take quickly in order to begin to provide more housing in the south-west.

Other steps that could be taken rapidly include recognising that Devon has a large number of small planning authorities that all tackle the same challenges, with most having under-resourced planning departments, as detailed in previous recruitment challenges. Will my right hon. Friend the Minister commit to assist our planning departments to reverse building where appropriate, to stop building properties solely for holiday lets or second homes, and to have a clause that exempts people from living there full time? It is one thing for holiday parks, which are designed that way, but actual housing is being built with this restriction in place along the North Devon coast. Clearly that is needed on occasion, but as we have such a shortage of long-term housing, can we not focus on this, given that we are short of the other necessary resources—land, builders and materials?

Will my right hon. Friend the Minister also commit to work with the Treasury to look at taxation reforms and how to tackle the issue of empty properties? We have an abundance of them in North Devon, but it is simply not viable for the council to spend its time and resource on tackling this issue. If we could breathe life into empty buildings, we could take steps to regenerate additional housing, without building all over the beautiful fields of North Devon. I keep being told that the councils have it in their remit to convert space above empty shops into homes. Will someone please come to Barnstaple and make that happen? We have so many empty units with huge storage areas, rather than flats, above them, and tackling this issue could transform our town centre as well as provide vital accommodation.

Finally, please can steps be taken to tackle the issue of viability and barriers to councils being able to build developments with more than an 18% social housing component? I know that we English believe that our home is our castle, but far too many of the residents of North Devon worry about not having a home at all. That causes mental health issues, which are exacerbated further by having so many shortages in mental health services, as we cannot recruit to fill the vacancies.

We get really big storms in North Devon, and we are stuck in a really big housing storm right now. Without urgent intervention, we will have literal ghost towns and villages along our coast next winter, as locals have their homes and opportunities to live and work in their community ripped away from them by something like the Kansas twister. I hope that we can say goodbye to the yellow brick road and that some affordable housing wizardry will be expedited this afternoon.

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[Derek Thomas (St Ives) (Con)]

I can only echo all that has been said so far about the challenging situation in Devon and Cornwall. This acute problem particularly affects Devon and Cornwall, and I commend my hon. Friend the Member for North Devon (Selaine Saxby) for securing an extremely timely debate.

The lack of good-quality, affordable housing for local people is not new, but it is not helped by significant population growth. In the past couple of years, Cornwall has had the highest net internal migration of any local authority area in England and Wales. I do not want to say this, but I know it is a fact as I do a lot of work on empty homes in my constituency: the problem is not helped by the fact that the Church of England, the Methodist Church, Cornwall Housing, an arm’s length company of Cornwall Council, and LiveWest, which we all know in Devon and Cornwall, have a lot of empty homes across Cornwall. The Methodist and Anglican Churches have empty homes in my constituency, and I am trying to get them used to address the significant need that hon. Members have set out clearly. Nor is it helped by the fact that long-let homes are being flipped to holiday lets at an alarming rate.

I refer the House to my entry in the Register of Members’ Financial Interests, and to my housing debate in December, when I had more time to set out the difficulties and potential solutions. During the debate, I called—more ambitiously than has been done so far—for devolved powers to local authorities such as Cornwall Council through the levelling up and regeneration Bill. I believe I have the support of Cornish colleagues in suggesting that all new homes be restricted for permanent residents only in perpetuity, and for a licence requirement if someone wants to use a home that is lived in as a holiday let, a bolthole or for any other business purpose.

Since December, the Government have not done a great deal to resolve the problem, although I appreciate that legislation is to be announced in the Queen’s Speech, but they have sought to address the exemption of second homes from business rates and council tax. From next year, as a consequence of lots of work that many have done—I have raised the issue twice in the Chamber over the years, and the Government ran two consultations—people will have to prove to the local authority that they have rented their house for 70 days before they qualify for the exemption. I still think council tax should be paid on all homes built to live in. That would be very good for our police and our town and parish councils, which at the moment are losing that income.

[Anthony Mangnall]

If the Government decide not to take up my hon. Friend’s suggestion, they should extend that 70 days to 140 and make it more rigorous.

[Derek Thomas]

And stop the opportunities for fraud. At the end of the day, it is fraud for someone to say they have a business that they do not have. I would happily welcome that.

Today, I want to explain why the pressure on housing has intensified in recent months and years. Regrettably, that is in part an unintended consequence of Government policies. I want to pick on two of them. Government policy is effectively driving landlords out of the market. We hear landlords saying—I could use some French, but I am not going to—“We’re not going to do this anymore. We are going to flip our homes into holiday let or do something else with our property,” and they are partly supported by Government policy, such as changes to long-let allowable tax benefits. Since April 2020 —not that long ago—landlords have no longer been able to deduct any of their mortgage expenses from their rental income to reduce their tax bill. The new system means higher or additional-rate taxpayers can no longer claim tax back on their mortgage repayments. Less obviously, the new rules could force some landlords’ total income into the higher or additional-rate tax bracket, depending on their pension or other income. I do not particularly object to that if it is fair across the board, but at the moment it favours holiday lets and does not help private landlords.

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[Tim Farron (Westmorland and Lonsdale) (LD)]

It is a pleasure to serve under your chairmanship, Mr Hosie, and I offer massive congratulations to the hon. Member for North Devon (Selaine Saxby) on securing a really important debate. I apologise to colleagues, but I am a Member of Parliament for a western county—[Laughter.]

More seriously, I think we need to hunt as a pack because the issues that affect Devon and Cornwall affect Northumberland, North Yorkshire, Somerset, Wiltshire, Cumbria, Shropshire and other places as well. The hon. Member for North Devon was right to say that we should be sparing in our use of the word “crisis”, but she was right to use it in this case, because there is no doubt that rural communities like ours are under huge pressure. They were before the pandemic, but the pandemic has turbocharged a problem that already existed.

I want to echo something that the right hon. Member for Exeter (Mr Bradshaw) said earlier. The word “affordable” has become almost meaningless in how it is applied. In Devon, Cornwall or Cumbria, a house for sale at £200,000 is not affordable. The reality is that when average household incomes are in the £20,000s and average house prices are at least £250,000, that is a broken system and a broken market. I believe in a free market but I would intervene and referee to try to make it fairer. We are all trying to encourage the Government to take that seriously.

We represent desirable and beautiful places, with great, welcoming communities. We must get the tone spot-on, as we are not saying to people who visit or make their homes in our communities, or even have second homes in our communities, that they are not welcome. We are welcoming, British people—that is what we are. Our communities and economies thrive because of the tourism that underpins them, but we cannot ignore the fact that excessive second home ownership and holiday lets, excessive house prices in general, and a lack of availability of affordable homes for families who are either local or want to become local, are serious problems. We have a broken market, and we have to intervene to fix that.

The impact of excessive second home ownership is the death of communities. When a village or a town lacks the number of permanent residents needed to allow it to support a school, a pub, a post office or a bus route, its community becomes sad and dies as it no longer has any functional existence. No one wants to come on holiday to a dead community. We want to protect those communities so that they are alive and living.

I talked about the pandemic turbocharging an existing problem, but during the pandemic estate agents in my patch reported that anything between 50% and 80% of all house sales in the lakes were in the second home sector, showing a steady attrition of the already reducing permanent housing stock.

Holiday lets are vital and underpin any tourism economy, but if there are too many, where do they come from? In one year during the pandemic, there was a 32% rise in the number of holiday lets in my district council area. They are not being magicked from nowhere, but, as the hon. Member for North Devon rightly pointed out, arise from long-term lets where the landlord has ejected tenants using a section 21 eviction, and they then typically end up on Airbnb and similar places.

In my area, and I imagine Devon and Cornwall are very similar, we have high levels of employment and low levels of unemployment. Typically, we see couples, both of whom have jobs, with children at local schools, having to leave those jobs and take the children out of their schools in order to move to somewhere urban that is just about affordable, perhaps 50 miles away. That kills local communities, is tragic for the individuals and families concerned, and is a massive blow to the life of that community.

That point is worth bearing in mind when we look at new-build homes, wherever we live. There is a danger that we have got into the mindset that fewer planning regulations are better for creating more homes; that is not true. Planning authorities, whether they be national parks or local authorities, have to have the power to direct what kind of homes are built, in order to make them more likely to happen. In this country, we are constantly building to meet demand, but not building to meet need, which is what creates opposition to new development.

In most communities like mine, the people are the opposite of nimbys. They are desperate for new homes, but for homes that people need. Of course, a nice new-build four or five-bedroom property in Cornwall, Devon or Cumbria will sell and someone will buy it, but it is not what that community needs. We need planning laws that make sure that the homes that are built are green, sustainable, affordable and underpin the local community and economy.

[Anthony Mangnall]

Does the hon. Gentleman recognise what the Secretary of State is trying to do through his BIDEN acronym, which means build beautifully, make sure there is infrastructure, hold developers to account, take into account the environment and make sure neighbourhood plans are fully weighted?

[Tim Farron]

Yes. That is massively important, because if a community supports a development, it is more likely to happen. I regret that we do not enforce zero carbon homes and that we still permit the inflation of the value of land through the massively outdated and hugely damaging Land Compensation Act 1961, which inflates the price of houses. Those issues could be tackled by giving local authorities and communities more power, and if better, more beautiful and greener houses are built.

[Anthony Mangnall]

The hon. Gentleman makes an excellent point, with which I wholeheartedly agree. When a planning Bill is introduced, will he support the measures set out in the Planning (Enforcement) Bill, the ten-minute rule Bill introduced by my hon. Friend the Member for Runnymede and Weybridge (Dr Spencer) a few months ago? Those measures were specifically designed to ensure that plans presented to a community or a local council are not altered when the site is developed, driving down the affordability, greenness or environmentally friendly nature of the original proposal.

[Tim Farron]

The hon. Gentleman makes an excellent point, and risks my going off on one about viability assessments and so on, and the fact that when conditions are made, they should be applied. We need the Government to back national parks and local authorities, who impose conditions, get through the planning game and put affordability in there, and then developers say, “We have found some rocks in the field. It will cost too much money to do that now.” We need to ensure that communities get what they were promised and not otherwise. He makes an excellent point.

I will be quick in my final remarks. The impact on communities is huge and the impact on the economy is massive. We had a vote the other night on the amendment on health and social care workforces. In communities such as ours, as has been mentioned by right hon. and hon. Members, we have a serious problem. On the whole, these are older communities. My community is about 10 years above the national average age. That means smaller working-age populations. If those people are squeezed out even further, there is no one to run the health service. People will take jobs in the local hospital or care home, check the housing market and then give back word. That happens all the time, as has already been mentioned.

Cumbria Tourism carried out a survey of members a few months ago and discovered that last year 63% of Lake District hospitality businesses worked below capacity, despite demand being there. Why was that? Because they did not have the staff to meet that demand. That is in part due to the issues that we have raised today. What can we do? Change planning law to make first homes, second homes and holiday lets separate categories of planning use, so that planning authorities and councils can enforce affordability and availability, and ensure there is a limit on the number of second homes and holiday lets in a community. We could allow, as the Welsh Senedd has decided, local authorities to increase council tax above 100% on second homes. Councils would have the choice to do that; they would not have to. As the hon. Member for St Ives (Derek Thomas) mentioned, quite rightly, we should ensure that council tax is paid on every property that is built as a residence.

The simple fact is that a wealthy person, with a second home on the Lizard peninsula or in the Lake District, is subsidised by somebody on the breadline and going to the food bank in the same community because they have let their second home for 70 days a year. That means they pay no council tax and, as a small business, pay no business rate. That is an outrage from the Exchequer’s point of view. It is also morally outrageous, that people barely getting by are subsidising wealthy people who can afford two, three, four or more homes.

We also need to ensure that section 21 evictions are abolished, as the Government promised in their manifesto. We need to decide the point at which a second home has become a holiday let, and raise the bar from 70 nights to more than 100 nights. It could be made consistent with the HMRC requirement of 105 nights a year to qualify as a holiday let.

My final point is this. I agree with pretty much everything everyone has said in the debate so far. We have been raising the matter for years. I remember raising it with the junior planning Minister a few years ago, a gentleman who is now Chancellor of the Exchequer. I am concerned that we make these points, which are obviously an issue, showing the need to tackle the lack of affordable housing in rural communities, yet the Government still refuse to take the action needed to deliver for those communities.

I hope that in a spirit of solidarity and hunting as a pack, we might persuade the Minister to listen and take the action that rural communities need.

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[Sir Gary Streeter]

I do agree. People used the word “crisis” earlier—none of us likes to use it, but this is a crisis. Many constituents are struggling to find a suitable home.

I want to add some questions to the others posed to the Minister. Let us be honest: we know this Minister has the intellect and stamina to grapple with these complex problems. What is the Government going to do about this current gross distortion of the private rented market in regions such as Devon and Cornwall to ensure our constituents can access reasonably priced housing? Is he having discussions with the Treasury about taxation policy on Airbnb? Is his Department looking at new regulations to ensure that Airbnb standards and safety are at least as high as in the general rented market, to ensure a level playing field? Why has the consultation on these issues taken so long? We are Conservatives and we believe in the market, but where it moves so dramatically and quickly against our constituents, we have to find effective ways to intervene.

On the wider long-term affordability problems, the Government appear to be placing their trust in two main pillars: First Homes and shared ownership, with very little between. I wonder whether the First Homes policy, with an in-built discount to be handed on in perpetuity, will survive the test of time. I must confess that I foresee tremendous problems when owners of their first house have to pass on the discount when they sell it. How will they then make the jump to their second house, which will be priced in the open market? I have never understood how that is going to happen, so I question that policy.

Then there is the continued focus on shared ownership, which few people like and where few people ever end up owning the whole property. It has not delivered the scale of accessible homes that was originally envisaged.

[Anthony Mangnall]

I apologise for interrupting my hon. Friend and constituency neighbour, who is making a brilliant speech on this point. I thought I would remind the House and this gathering of MPs that we have the highest rate of second homes and Airbnb properties in Devon, at 8.2%. My hon. Friend is making a point about how we can help people get on to the housing ladder. Could I add a third suggestion? We should enable people to use their pensions as their deposits to get on the housing ladder, which are then ring-fenced in the value of their house and, if they ever sell it on, can be put back into their pension for the future.

[Sir Gary Streeter]

My hon. Friend is full of interesting ideas. That is another one, which I am sure the Minister will look at carefully and be sympathetic to.

There is a significant gap in the middle between the two main policy pillars that the Government are currently pursuing, and many of our constituents are falling into that gap. As such, here is a thought for the Minister, with which I will conclude. Will he give some thought to calling a conference or roundtable in the south-west this summer to discuss our challenging housing needs? We could hear from key workers and employers about the frustrations and costs of accessing housing in our hotspot area, from housing providers and landlords about the current landscape, their frustrations, and the things that work and do not work, and from innovative providers of housing how, working together with Government, they might help meet the needs and aspirations of our constituents. Such a collective brainstorm could help find both short-term and long-term solutions to our housing crisis.

The housing market in Devon and Cornwall, whether to rent or to buy, has always been challenging for local people, but in my 30 years, it has never been as bad as it currently is. It is a crisis, and urgent remedial action is required.

[Luke Pollard (Plymouth, Sutton and Devonport) (Lab/Co-op)]

I thank the hon. Member for South West Devon (Sir Gary Streeter)—my constituency neighbour—for those remarks. There is cross-party agreement on this issue that I have not seen from Devon and Cornwall for quite some time, and I thank the hon. Member for North Devon (Selaine Saxby) for her introduction, in which she summed up the problem very well. I am on the opposite side of Devon to her, but the challenges on the south coast are similar. They are all part of the same pattern.

This problem is a frustration for many of us in the west country, because it has been growing for years and years. I like this Minister—I think he is a good Minister—but I also know that Housing Ministers are ticking time bombs who will get replaced at the next inevitable reshuffle. We need to make sure that an impact is made early—not long consultations, not long discussion documents, but action delivered in the near term. That is what I hope the Minister will be able to achieve.

My starting point for this debate is a simple one: every family in the south-west should be able to afford a first home, be it to rent or to buy. However, we are fast becoming a region of second homes, Airbnbs and holiday lets. Our communities are being hollowed out, and that is proceeding at pace. The pandemic is turbocharging the housing crisis in the south-west, but the measures to react to it are not coming at the same pace, so we need to look at this issue again.

Far too many people are on housing waiting lists—nearly 10,000 in Plymouth. Those people are living in overcrowded accommodation, living in bed and breakfasts—not the Airbnbs we have spoken about, but accommodation that is not suitable for long-term occupancy. We need to do something about it that will mean everyone can have a first home.

Plymouth operates the Housing First model. I commend the council, be it red or blue, for adopting an approach that says the first thing we should do for any person who is in crisis or having difficulties is provide a safe and secure roof over their head. I wish all councils would follow suit, but it is a good approach. However, we are running out of roofs to put over people’s heads. We need to make sure that we are building at the right pace and making sure those homes are genuinely affordable. I agree with the remark about 80% affordable not being affordable—that is a simple spin to try to persuade the public that enough action is being taken, when it is not. Eighty per cent. affordable is not affordable, and we must not fall for that. Nor should we believe that the dream of home ownership is available for everyone—that is spin from decades ago. Home ownership is out of reach for the vast majority of young people in the south-west. It is something that is accentuating the brain drain in our region, at the very point when we have an opportunity to seize the potential of the south-west to have more people living there.

The average house price for a first-time buyer in Devon is £258,000, and people need a 10% deposit to get a mortgage. That is £25,000, which is too much for many people on low incomes in the west country, and we need to ensure that there are alternative routes. With more families struggling to pay bills, it makes saving up for a house deposit, be it for the private rented sector or for purchase, so much harder. We have seen a massive surge in houses being purchased to become second homes, which is contributing to the hollowing out of our communities. At the same time, we have also seen people renting a property on the private rented market and being removed under a section 21 no-fault eviction, with the property appearing on Airbnb on the same day as the eviction. It is a good way for landlords to make a lot of money, but it is a bad way to have a sustainable community, and the cost of the family now in crisis falls on the taxpayer. It is completely unsustainable.

The private rented sector in large parts of the south-west has collapsed, and we are experiencing market failure. There is a need for urgent intervention, which we have not seen in the past decade.

[Anthony Mangnall]

The hon. Gentleman is making an excellent speech, and I totally agree with his point, but what we need to do—exactly as my hon. Friend the Member for St Ives (Derek Thomas) said—is look at having covenants on properties that say “primary residence only”. That must be on new builds, but it can also be on buildings that are bought into housing associations or on houses that are sold on the market. We must look at how we can adopt that strategy.

[Luke Pollard]

I think there is a good route for covenants. As someone whose little sisters work in farming, I know that the agricultural ties on some properties are a really important way to ensure that some people are able to afford to live in a rural area and work in agriculture. However, we know that those agricultural ties are too often being severed from properties, which are then turned into holiday lets or empty homes.

I agree with the suggestion made by my constituency neighbour, the hon. Member for South West Devon, about an urgent housing conference in the south-west. There is a special need for it, because the south-west is experiencing this problem ahead of many other regions, notwithstanding the constituency of our Lib Dem friend from Cumbria, the hon. Member for Westmorland and Lonsdale (Tim Farron). We are hitting this problem first, because we have the highest number of second homes and Airbnb penetrations, but it will come to every other region of England and the rest of the country. Instead of receiving bright ideas from London, let the bright ideas come from the communities that are being affected the most. I think that is an excellent suggestion, which I am sure will enjoy full cross-party support to ensure it works, but there are other opportunities in this space.

As I have badgered the Minister and shadow Minister, they will know that the proposals for a First Homes not Second Homes campaign that I have worked up with colleagues from Cornwall and across Devon put the policy emphasis on ensuring that everyone can afford a first home. We need to have a principled moral stance on home occupancy, and I hope the Minister will look carefully at Devon and Cornwall’s devolution proposals on what additional powers over second homes and Airbnbs could be included in our devolution deal to ensure that we are better able to take that on board.

The personal stories are harrowing. Ellen from Plymouth told me that she and her seven-month-old daughter have had to flee domestic violence and be placed in a hotel, but there is building work outside from 8 am to 8 pm. It is simply unaffordable for her to move into the private rented sector, and there is no social housing available in her band. Colleagues from Cornwall have also shared stories of working people who are unable to afford the rent increases this year and who are now facing homelessness or the need to move out of our region.

There is one case that I have been working on for many years, which is about the lack of not just affordable housing but accessible housing for those with disabilities. The problem is especially acute in a city such as Plymouth, where our housing stock is already compressed. It might be possible to accommodate a person with a disability in a one-bedroom flat—we have a few of those—but if they have a family, as many of them do, they are not able to access accommodation, because it simply does not exist. There is no vehicle for their accommodation to be built and funded, so they sit in no man’s land in perpetuity, which is simply unacceptable.

I agree with nearly all the suggestions that have been made so far. The First Homes not Second Homes campaign has been picking up some of the suggestions that are not always in the public domain. I would like the Minister to consider allowing local councils to quadruple council tax not just on empty properties, but on second homes. The Welsh Labour Government introducing that 300% council tax on second homes is, I think, an interesting pioneer project here. I would encourage the Minister to look at it, notwithstanding the difference between party colours, because we must get this right.

Our communities are being hollowed out by second homes. That means looking at how they are getting hollowed out. I would like the Minister to look at the enforcement of covenants on right-to-buy properties. Councillors Jayne Kirkham and Kate Ewert, two Labour councillors in Cornwall, have been pressing Cornwall County Council to ensure that covenants on right-to-buy properties, which exclude those properties from being used as holiday lets, must be enforced, because far too many of them are being used as such. That, I think, is an opportunity for us to reconsider, and I commend the work that they have been doing.

The First Homes not Second Homes manifesto also deals with the fact that our communities have been hollowed out to the last shop in the village. It is about the bus routes going because there is not enough daily traffic and about the shop not being able to make enough money all year round, even though they might do well in the summer months. There is a real opportunity for that.

My final point is that we must build more homes, but must also retrofit the homes we have. Far too many of our homes—especially in places such as Plymouth—are frankly too poor in quality. Some 43% of the people I represent live in the private rented sector. There are some brilliant landlords in Plymouth but, sadly, a number have let their houses deteriorate, so we must ensure that there is an incentive to properly insulate and secure properties. That will lower the bills, which might make the end product more affordable.

However, we are in a state of housing crisis here. Our market is failing. That is why I look to the Minister for urgent action that can be delivered this year—not some time ahead. I commend the suggestions that have been made on a cross-party basis here today.