David Lammy
Main Page: David Lammy (Labour - Tottenham)(9 years, 4 months ago)
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Stephen Hammond
I do not accept that. The market has various sections, and affordable homes are clearly aimed at a particular section. The strategy that the Mayor claimed to be able to deliver is being delivered. He is investing £1.25 billion in the supply in London, which will lead to another 42,000 homes being provided between now and the end of 2018. Such allocations of money will support the delivery of homes on the scale announced for the next two years.
No one is suggesting that we do not need to build more houses, and in all areas of the market, but we need to be clear about what is already being done. The affordable homes scheme is delivering more affordable homes in London than ever before. Furthermore, the Mayor’s First Steps strategy, a single brand for shared ownership products throughout London, is clearly part of an ambition to deliver a number of homes in the capital, doubling by 2025 and helping about 250,000 Londoners into home ownership. That will make a significant impact on affordable home ownership, ensuring that 36,000 more affordable homes in London will be coming through, and have been built in the past five years.
The biggest issue in London is the cost of a home and how that cost starts: with the basic cost of land. One of the major promises that the Chancellor of the Exchequer and the Mayor, the hon. Member for Uxbridge and South Ruislip (Boris Johnson), set out in February this year was the London land commission. Members on both sides should be standing up to welcome the fact that we are bringing into use public sector land that is not being used operationally.
Mr David Lammy (Tottenham) (Lab)
It is fantastic to have a land commission bringing public land into use, but not if such land continues to be sold off to the highest bidder. Scotland Yard has been sold off for penthouses. Can the hon. Gentleman understand the outrage in London when no affordable homes are built?
Stephen Hammond
I would have listened more carefully to the right hon. Gentleman’s comments had he not said that no affordable homes were being built—that is simply not true. As I have already laid out, 15,000 will be built this year in London. Clearly, the Mayor is delivering.
The sources of land and the value to the public sector— how the land and different elements of it are used—will vary, but the London land commission has an opportunity to bring land into use for home ownership of all types throughout London. Significant tranches of land are involved. Transport for London, for example, has 568 designated sites where non-operational land could be brought into use; 98 of those are ready to be rolled out pretty much immediately, according to the TfL development director, Mr Craig.
We should not squander the opportunity, which is significant. Such land has involved work in London’s east end and the Royal Docks; we have already mentioned Old Oak Common. We should also consider the potential that the Mayor has given in the money allocated—not only to land, but to the new housing zones, which are an initiative to accelerate housing developments in areas of high potential. Last year London boroughs were invited to participate in a programme, and I am delighted that my borough will be seeking to participate. The programme is likely to deliver a significant number of homes across the borders of my constituency and that of the hon. Member for Mitcham and Morden (Siobhain McDonagh). Those will not only be affordable homes, but homes in the social rented sector as well as in the private sector.
Mr David Lammy (Tottenham) (Lab)
I am grateful, Mr Chope, to have the opportunity to speak, although I will not speak for too long as many colleagues want to get in. I will concentrate on a few points that would change the situation for many people.
Right from the beginning, we must say that there is a big difference of opinion about what is affordable. Frankly, it is not acceptable for the hon. Member for Wimbledon (Stephen Hammond) to use the word “affordable” and not accept what has already been said: that 80% of market value is not affordable for Londoners, who have average earnings of £32,000 a year when the average property in London costs £470,000. It is also not acceptable for the hon. Gentleman not to understand and to say nothing in his contribution about the concept of council or social rents. Most Londoners find themselves in an overheated market, so they want to see affordable social or council rents. That is the dispute.
Other difficult issues face the city. There is deep concern about another word used by politicians that is coming to mean very little—“viability”. It is used too often by developers and local authorities, including Labour ones—this is not a partisan point—to say that the proportion of affordable homes on a development will be low, and that is using Boris’s definition of affordable. That is why two weeks ago I rejected a plan in my constituency to turn a police station into flats, given that only 14% of them were to be affordable. That is not acceptable when public land is involved.
The hon. Member for Wimbledon shouts about the land commission, but he needs to understand that it means nothing if it amounts to the selling off of public land, to which taxpayers have contributed over so many years, to the highest bidder and moving it from public to private ownership. That is not acceptable. It must be fought and stood up to in this city.
Stephen Hammond
What is equally not acceptable is to mischaracterise the situation. A huge number of Londoners want to get on the housing ladder, and some of the housing now being provided represents exactly that sort of opportunity. We are not talking only about social rents and affordable housing; some of the opportunities enable young Londoners to get on to the housing ladder.
Mr Lammy
Do the maths: the average house costs £470,000 and the average salary is £32,000. With loans at three and a half times a person’s salary, many Londoners will not be able to get on the ladder. People are therefore looking for a Government and a Mayor who have something to say about social housing. What this Government are saying about social housing is, “We are going to extend the right to buy even further and take even more property off the ladder.”
Jeremy Corbyn
Before my right hon. Friend gets fully into the issue of social housing, he must be aware of the problems of the permitted development rule, by which any industrial or office premises can be converted into private sector housing with no need for planning permission and therefore no control whatever over the kind of property put there. That is yet another example of missed opportunities: good quality council housing could have been provided but instead there is very expensive, upmarket private rented stuff.
Mr Lammy
I am grateful to my hon. Friend for raising that point. We need homes, but not at the expense of business and industry in this city. Of course, these are developments of homes with no infrastructure or support. Office space and facilities are dwindling in the city of London. Again, the hon. Member for Wimbledon had nothing to say about that.
There are some things that need to happen. We need a redefinition of affordability. We should make the plans that developers put forward for public land transparent and open. All of the accounts of viability on public land should be available to the public, so that they can interrogate whether the proportion of affordable homes is in fact fair.
We also need a degree of rent stabilisation. The vast majority of people moving into homes in London this year are not buying their own homes, but are in the private rented sector. Rents are soaring—in the past two years they have gone up by 20% in the London borough of Haringey and 40% in the London borough of Richmond. Given those soaring rents, does the Mayor have anything to say about the private rented sector? No. He has nothing to say at all. He has nothing to say about the licensing of landlords. A mother came to see me two weeks ago. She was fleeing domestic violence, and was sleeping in a friend’s hallway with her three children. That is what is happening in London’s private rented sector.
Where is the plan for the licensing of landlords and what do the Government have to say about overheated rents? If Angela Merkel can run on rent stabilisation in her country and Mike Bloomberg can run on rent control in New York, why is this brand of conservatism so extreme and so set against that?
Mr Burrowes
I will give the right hon. Gentleman one example. What about the London Housing Bank using loans of up to £200 million to ensure that there is affordable rental accommodation? That is an example of a one nation Conservative Mayor tackling the issue of affordable rents.
Mr Lammy
I am afraid we have come back to the original debate about what is in fact affordable. Too many people are not seeing that affordability.
I suggest that we create a new vehicle—a Homes for London agency. The Government are set against any borrowing, but it is important to understand that a large part of the problem in London has been caused by the entire withdrawal of public grant to build homes in the city, amounting to £4 billion lost from this Government. That has to be replaced somehow. A new agency in London with a triple A rating could go to the bond markets and raise money against gilts, as Transport for London does. That would get us to a £10 billion fund—we will need a fund of that size if we are to make a difference. It is not about Government borrowing but a vehicle in London that can do something.
We need some kind of bond system to raise significant money for building social and council homes. We need to redefine affordability. We need rent stabilisation—every major city in the world understands that overheated rents lead to chaos and overcrowding; in some cities, such as Paris, they have led to riots. It is also important to hear what is being said in communities about estate regeneration.
Mr Lammy
I am against setting up a 1970s-style bureaucracy to impose rent control. I am for a rent cap, linked to interest rates, to ensure that our more excessive landlords are not able to drive up rents in the way that we are currently seeing. That model would require much less bureaucracy. It seems to work, in continental Europe in particular, and we should adopt it. It is the one that our party had in our manifesto at the last election, and I thought we had landed in the right place.
Finally, there is the issue of brownfield land—this relates to what my hon. Friend the Member for Islington North (Jeremy Corbyn) said about permitted development. If we stick to the idea that all our solutions can be built solely on brownfield land, we will end up driving out business and industry, and building solely upwards. I suspect that absolutely no one in this Chamber lives on the 22nd floor of a development, particularly if they have kids. In the 1960s and 1970s, we built things all over London that people simply do not want to live in. There is a real danger that we will do that again. We need some mechanism for green belt review.
A lot of the green belt is not green; it is car parks, quarries and waste land. Using just 3.6% of the green belt would let us build 1 million homes. In the London area, having the outer boroughs make a contribution with redesignation would get us much further along in this journey. The vast majority of housing being built is small—in fact, tiny—two-bedroom flats. That does not help the families in real need in this city.