Housing (Horden, County Durham)

Brandon Lewis Excerpts

Wednesday 11th February 2015 Westminster Hall

[The Minister of State, Department for Communities and Local Government (Brandon Lewis)]

It is a pleasure to serve under your chairmanship this morning, Mr Owen. I congratulate the hon. Member for Easington (Grahame M. Morris) on securing a debate on this topic, which bears directly on his constituency.

First, I will respond to the specific points he raised about the challenges faced by his constituents who are living in places blighted by empty homes. I am absolutely committed to bringing empty homes back into use. Secondly, I will explain that our welfare reform programme is part of the solution—not part of the problem, as has been suggested by some. Thirdly, I will look more widely at the action we have taken to reduce empty homes and improve affordable housing for tenants. Finally, we need to acknowledge that we are fixing a broken housing market and reviving an economy that will give Horden and Blackhall the hope and economic future that they are looking for. We should bear in mind that in 2010, we inherited the lowest level of house building that this country has seen since 1923.

[Grahame M. Morris]

I am looking for some constructive help, so I do not want to have a row, but I point out with all due respect to the Minister that the issues we face in the north—I believe he represents a northern constituency, although it is not as far north as mine—are very different from those faced in the south and the south-east. The issue is not so much the lack of housing, but the lack of decent housing. That is why Labour concentrated on reaching the decent homes standard, particularly in the local authority stock.

[Brandon Lewis]

That is the first time that I have heard the East Anglia coastline described as the north, but I will take that as a compliment for Great Yarmouth. If more people from the north want to visit our fantastic seaside resort this summer, we will be pleased to see everyone.

The hon. Gentleman made the point about what the Government are doing with housing programmes in the north more generally; I would point out that Durham is the fifth highest beneficiary in the entire country of the benefits introduced by the Government’s Help to Buy scheme. We are very much helping people in the north. Durham is not the only part of the north that is one of the higher beneficiaries of Help to Buy, let alone other schemes.

The hon. Gentleman painted a sobering picture of a town struggling with empty homes and the damaging impact that that can have on the wider community. Horden is in one of the most beautiful corners of the country. I appreciate that, having visited the north-east in the past few weeks: I visited Newcastle and took part in announcing the £40 million of devolved money that we have given to the local enterprise partnership there. That money is there for regeneration as well. The north-east has a lot to offer in terms of location and, as the hon. Gentleman says, environment, but the blight of empty homes is an issue.

I assure the hon. Gentleman that I keep a close eye on the effectiveness of the Homes and Communities Agency and have confidence in its work. In the local area that he discussed, the HCA has been working with Durham council and Accent, seeking to allow the two parties to reach an agreed way forward. He mentioned the examples that we have seen in the past few weeks of schemes, which I fully support, in Liverpool and elsewhere in the north and south of the country to get empty homes back into use and to get discounted sales to benefit local residents. I understand that Accent is currently working on a homesteading initiative, whereby, as he said, properties can be sold at a discount in return for the purchaser guaranteeing that the property will be their home for a specific period. That proposal will require the consent of the HCA, bearing in mind its objective to ensure value for money from public investment in social housing. As we have seen elsewhere in the country, such schemes can work very well.

The HCA is not only taking action in Horden, but working across the wider area to ensure that empty homes are brought back into use and that new affordable homes are delivered. I am pleased to report that the HCA has been working with Durham county council in nearby Seaham, for example, where it has entered into a joint venture agreement to provide a site for the new Seaham school of technology, as well as the delivery of more than 400 homes on HCA and council-owned land, of which a percentage will be affordable. I can tell the hon. Gentleman that more than 1,000 homes will be delivered in County Durham under the affordable homes programme, from more than £25 million of funding. As of the end of September 2014, 843 of those homes had been completed.

Empty homes on the scale we are talking about is a particular issue to the communities and the provider that the hon. Gentleman mentioned. To provide a point of comparison, a local arm’s length management organisation, East Durham Homes, also owns stock in the area, albeit with some different types of property—I acknowledge that—but it has a very low vacancy rate of less than 1%.

Some of the media coverage of the issues in Horden has seemed to imply that the removal of the spare room subsidy was part of the picture. That is not an implication that I accept. The removal of the subsidy not only balances fairness in a system based on what the previous Government did in the private rented sector, but is encouraging the more effective use of social housing by addressing issues of overcrowding and under-occupancy. Let us be clear about the facts: in this country, 820,000 spare rooms in social housing in working-age households were being paid for by housing benefit, while about a quarter of a million households live in overcrowded accommodation. The removal of the subsidy has already introduced greater fairness between claimants living in the social and private rented sectors, where benefit entitlement has been based on household need for more than two decades. In the current climate, let us also remember that it is achieving savings of more than £1 million per day.

More widely, we have made significant changes to encourage local authority and housing association landlords such as Accent to provide decent homes for their tenants. We have put in place measures that have brought empty homes to their lowest level since records began. Bringing empty properties back into use helps to support local economic growth. We have brought forward a number of measures related to that. Self-financing reforms give local authority landlords a long-term, stable source of funding—on average, 15% more to spend on their homes than previously. The new homes bonus rewards local authorities for not only delivering new homes but bringing empty homes back into use. Local authorities have received £3.4 billion from that, and 100,000 empty homes have been brought back into use.

Durham’s unitary authority is the 24th largest earner of bonus funding in the country: taking account of the recent allocations, it will have received almost £24 million by the end of the financial year. We have set up a £200 million direct funding programme for community groups, councils and housing associations, that has so far created just shy of 5,000 homes from empty property, with the potential to deliver more. That has provided opportunities for apprenticeships, training and employment, as well as homes and better neighbourhoods for local people. We have promised almost £2.5 billion of funding going forward to 2016 to make social homes—to take the hon. Gentleman’s point—decent. In addition, the affordable housing programme prospectus for the years to 2018 makes it clear that private registered providers of social housing are expected to take a strategic and rigorous approach to considering vacant properties as part of their active asset management.

We have not only made substantial progress in social and affordable housing, but are fixing the broken housing market. We have to look at things in the context of some 700,000 new homes having been delivered, including just shy of 220,000 affordable homes. We have got house building up to a seven-year high. Councils are giving planning permission at a rate that we have not seen for a long time—650 homes a day—and local people now have a real say in local development. That turnaround bears testament to our approach to housing and planning—as well as to our action to cut the deficit, which has sustained low interest rates and economic growth—giving local people local power in planning while ensuring that we are building the homes that we need and getting empty homes back into use on a scale that we have not seen before.

I recognise the particular circumstances in Horden that the hon. Gentleman has highlighted today. We need to see beautiful places such as Horden thriving, but we must also ensure that we fix the broken market so that they can deliver on that. That is why we are taking action in the wider Durham area, and nationally, to tackle the underuse of social housing, reduce the numbers of empty homes, and deliver the affordable homes that we need. The Homes and Communities Agency is working with local partners to seek a solution to the problems being experienced in Horden. If it would be useful, I will be happy to facilitate a meeting between the hon. Gentleman and the HCA so that he can discuss some of the ideas that he has outlined. I will take that up with him after the debate. I wish all parties well with the work that they are doing.