Housing and Planning Bill (Fourteenth sitting)

Debate between Helen Hayes and Stephen Hammond

Tuesday 8th December 2015 Public Bill Committees

[Stephen Hammond]

My hon. Friend is, as ever, persuasive and logical in his argument. It would be appropriate therefore, on the basis of his reassurance that he intends to keep the matter under review, that I beg to ask leave to withdraw the amendment.

Amendment, by leave, withdrawn.

[Helen Hayes (Dulwich and West Norwood) (Lab)]

I beg to move amendment 284, in clause 104, page 49, line 3, at end insert—

“( ) When granting development orders, local planning authorities shall prescribe, in accordance with the objectively assessed needs identified in the Local Plan—

(a) Appropriate density;

(b) Suitable dwelling mix;

(c) Affordable housing required, and

(d) Community and social infrastructure requirements.”

This amendment would ensure that development is suitable in planning terms on a site specific basis, and will also assist in controlling the price of land. The upfront identification of planning conditions will speed up the time it takes for developers to start on site, and also complete development.

Housing and Planning Bill (Tenth sitting)

Debate between Helen Hayes and Stephen Hammond

Tuesday 1st December 2015 Public Bill Committees

[Stephen Hammond]

If the hon. Gentleman looks carefully at new clause 1, which I and others tabled, he will see that it is more ambitious than the amendment because: first, it seeks a greater number; and secondly, it uses the term “Greater London”. I absolutely agree with the thrust of the hon. Gentleman’s point, but this amendment has some real potential dangers that would go against what the hon. Lady actually wants to do. We also really need to look at the spread of tenures that could be replaced to be more in line with London’s needs. The money could be kept in London, and this amendment is too restrictive. I urge the Minister to accept the principle but to firmly reject amendment 151, because I do not believe that it is in the best interests of London.

[Helen Hayes]

I want to speak briefly—I am conscious of time this morning—in support of the amendment in the name of my right hon. Friend the Member for Tooting (Sadiq Khan). I will refer to a specific example that illustrates why we on the Opposition side are not at all opposed to the principle of extending home ownership, but why that must not be at the expense of other housing needs in London.

A family came to my surgery on Friday—I have their permission to use their example because they were very keen that the Minister should hear it. Simret and Petros came to my surgery with their 14-year-old daughter, Mariam. They have three other children: a 12-year-old daughter, a five-year-old daughter and a three-year-old son. Petros worked as a dispensing technician in the local pharmacy, and Simret is a part-time teaching assistant who is studying to be a teacher. They are housing association tenants living in a two-bedroom property. Their children sleep in bunk beds, with the older two girls on the top bed and the younger boy and girl on the bottom. They came to see me on Friday and they told me, with great grace and forbearance, about the impact that this housing situation is having on their lives. It is having an impact on their health and wellbeing as a family, on the ability of their children and Simret to study, and on their family relationships. I was extremely moved by their story.

Would the Minister be able to tell me what there is for this family in the Bill? They do not earn enough or have sufficient savings to raise a mortgage, so although they are housing association tenants they will be unable to access the right-to-buy provisions. They certainly do not earn enough to raise a mortgage to buy a starter home at £450,000. If Simret qualifies as a teacher, they will be over the pay-to-stay threshold and will have to pay market rent, further reducing their ability to save for a mortgage. In the meantime, they are bidding each week with their housing association and the council, but there are never any three to four-bedroom properties available. Three to four-bed properties are exactly those most likely to be sold under the right to buy, and they are the most likely to fall into the category of high-value council homes.

There is a final point to make about this family. They are settled in Lambeth. Their children are at local schools, and Simret and Petros make a valuable contribution to their local community through their work and the life of their local church. They are Londoners, and they are Lambeth Londoners. They should not have to move further afield in order to access the housing they need.

Housing and Planning Bill (Third sitting)

Debate between Helen Hayes and Stephen Hammond

Tuesday 17th November 2015 Public Bill Committees

[Stephen Hammond]

Q 272 Presumably it is that mix that gives you confidence that some of the infrastructure that is needed will be built.

Mr Spiers, and indeed the GLA, have suggested that 95% of the brownfield sites are already under development or have planning permission attached to them. Is that a number that DCLG recognises?

Brandon Lewis: No. What we have said we will do, and what we were elected on a manifesto to do, is to make sure that 90% of brownfield sites have planning permission by 2020. I do agree with Shaun Spiers and others who have commented that we need to identify these brownfield sites. I have worked with the Campaign to Protect Rural England over the past year or so to make sure that we do everything we can. We all want to see those sites built out first. The brownfield fund is also part of making sure that we deal with some of the viability issues of some of those sites. It is important that we encourage local authorities to do this. Having the register out there in a way that is transparent and in the public domain will help that. Planning permission in principle goes a long way to help that.

You also make a very good point, as Mr Jackson did earlier, about infrastructure. By having mixed sites and larger sites, of course the part of the site that is not delivering starter homes will still be creating both the community infrastructure levy and section 106 agreements, where that is appropriate and relevant for that local authority. That is putting aside local growth fund issues and devolution deals, which are also providing infrastructure. It is right to do so, and we need to make sure that we are providing infrastructure as well as well designed homes for people.

[Helen Hayes]

Q 273 Yesterday in the Communities and Local Government Committee, we heard evidence from four councils. Two of them were Conservative-led, one Liberal Democrat-led and one Labour-led. All of them gave very compelling evidence that, despite the comments you just made about the ability of the Bill to deliver a mix, it simply isn’t there. They talked about the way in which the 1% rent reduction will undermine the ability of councils and housing associations to deliver new socially rented stock. One of the councils was up against its borrowing limit on its housing revenue account already, and said that once that is taken into account the receipts from homes that are sold under the right to buy will not be there to replace homes that are lost to the rental market.

The evidence from housing associations, which was previously heard by this Committee and also by the Communities and Local Government Committee, is that while many of them say that the Bill will deliver more homes as a whole, most of them say that they as individual housing associations will be delivering fewer of those homes at social rent. I am afraid that I am just not convinced by the statement that starter homes will be part of a mix, and that they will not crowd out much-needed homes for rent. I would be very grateful if you would say a bit more about where the evidence is for those statements, because I have not seen it.

Brandon Lewis: You have conflated a few things there, so I will try to cover all of them if I can. First, the 1% cut is obviously an advantage to tenants in social housing of both local authorities and housing associations, and I am slightly surprised that you seem to be against us reducing the costs for residents.

Local government has done a phenomenal job in the last few years of realising efficiencies, sharing management, sharing chief executives, reducing its costs. I will be quite up-front about this, as I was in the Select Committee: I think local government can go further. I think it has a long way to go in doing similar things on planning. Touching on some of the evidence given this morning, I think that local authorities can go a lot further in terms of having good resilient resource as well as saving efficiencies.

Housing associations have not been subject to that kind of transparency. I think a 1% reduction year on year over the next four years is not an unreasonable thing for the public to expect them to do, which tenants then benefit from as well. Equally, I have spoken to housing associations that have made the point to me that they expect to reduce their rent by 4% to 5% next year, in one case because they are being challenged by the private rented sector. That is no doubt because social housing rent has gone up in the last four or five years by roughly double what the private sector has. We need to be up-front about that.

You say it affects housing supply, but we have housing associations saying quite the opposite. The largest, Sanctuary, is talking about increasing housing supply; L&Q just last week, I think, published the fact that it has had a very successful bond issue to go and build further. It has very ambitious plans to build more, some of which, like others, it does in partnership with private developers. It shows and backs up the point in the closing remarks of David Orr in his evidence. He said that yes, this will drive up housing supply, and yes, housing associations will want to deliver starter homes. That is a good thing.

Touching on the point about HRA, we have to be very cautious about the housing revenue accounts situation. We gave local authorities some headroom last year for those who wanted to bid to go a bit further if they were near the headroom. There is more than £2 billion-worth of headroom in the HRA nationally for local authorities to use to build, and I think that they should be doing that if they want to show they are building more. We also need to bear in mind, however, that any use of HRA affects the public sector borrowing requirement. It affects the country’s books, and we need to do what we can to make sure we are managing our deficit so that we can get on top of the debt we inherited.