Low-Cost housing

Jackie Doyle-Price Excerpts

Wednesday 8th February 2017 Westminster Hall

[Jackie Doyle-Price (Thurrock) (Con)]

It is a pleasure to serve under your chairmanship, Mrs Gillan. It is a great pleasure to respond to the debate introduced by my hon. Friend the Member for Weston-super-Mare (John Penrose). He has been fortuitous in securing this debate on low-cost housing the day after the White Paper was published, but he is rather disadvantaged by the fact that the Minister responsible is so busy selling the White Paper that he has to put up with a reply from me, but I will endeavour to answer the points he has raised.

The tone of the debate has frankly been a bit miserable, in truth. My hon. Friend has come forward with a proposal to expand the supply of housing. We all know that supply is the biggest challenge in delivering low-cost housing. Houses have become less and less affordable because we have not been building enough houses, period. We need to look at what we can do to unlock a bigger supply of houses, and that is what the White Paper is all about. I could happily trade statistics with Opposition Members, but the reality is that we have not been building enough housing in this country for decades. There are many reasons for that. Some of them are to do with planning, public opinion, finance and land prices, but what is clear is that our housing market is broken, and I do not think we should be ruling anything out in fixing it, because we have a real problem in terms of fairness for everyone in society being able to live in a decent home that they can afford. We in Government and as politicians should be seeking to deliver that.

That is where my hon. Friend has it in a nutshell, in coming forward with a proposal that could unlock substantially more housing. Listening to him and the reaction to his remarks from Members highlighted a massive cultural prejudice against building up, rather than building out, and there is a reason for that, which he alluded to in his remarks. We were very badly let down in the ’60s. That was the zenith of building up, not out, but we built buildings that were ugly and unpleasant, and they became unpleasant places to live. That is in people’s minds when they start thinking about high-rise housing and development. I have it in my constituency. We are on the border of London, so we have a substantial need for new houses. We have a substantial amount of brownfield land and green belt. Members will not be surprised to hear that we get a lot more planning applications for housing on green-belt sites, because we all know that it is cheaper to build there. We are also on the river, and if there is one place where high-rise developments would work, it is on the river.

My hon. Friend the Member for Grantham and Stamford (Nick Boles)—I think we were all impressed by his courage in turning up for the vote yesterday—came to my constituency when he was housing Minister. He did me no favours because he described one of my riverfront housing developments as pig ugly. It was a four-storey housing development on the river, and people want to live on the river, but his point was that if the planners had been a little more adventurous, we could have built something higher and more beautiful. When one visits places such as Greenwich in south-east London, one can see that they have shown imagination. They have opened up the river and created nice places to live, so I very much welcome my hon. Friend’s interest in this.

To give my hon. Friend the Member for Weston-super-Mare some comfort, the White Paper sets out clearly the importance of high-density brownfield development, which is a part of his proposal. We propose changes to national policy to make it clear that local plans and individual development proposals should encourage building up where acceptable. We also propose to make better use of public land. The Department would welcome my hon. Friend’s response to the White Paper so that we can take this forward. It is incumbent on all of us, and it is very easy. We all react to our postbags—Mr Grumpy always complains about the planning application that is proposed—but we have a role now, because this is such an important issue, to sell what will really deliver more housing, so I encourage my hon. Friend to make his submission as robust and as forthright as he wishes.

The Government welcome the opportunity to discuss low-cost housing in its wider sense. The hon. Member for Brentford and Isleworth (Ruth Cadbury) made some excellent points, but we need to recognise that the problem has been in the making for decades and the issues are complex. We do not say that the White Paper has all the answers or all the solutions. There is no silver bullet. If there was, the previous Labour Government would have delivered it, as would we in the last Parliament. Let us get real here. This is a serious problem, and unless we have a grown-up discussion about it, we will not solve it and we will let down future generations.

[Dr Huq]

There is some stuff in the White Paper that was nicked out of the Ed Miliband playbook—we are pleased to see that there will be a ban on letting fees—but it could have been a little more aggressive on the “Use it or lose it” idea. I apologise, Mrs Gillan; I should have said my right hon. Friend the Member for Doncaster North (Edward Miliband). In Ealing we have a site, which my 12-year-old remembers as a building site for most of his life—it was a cinema—that is going to be rebuilt for residential use, but it has been land-banked for the best part of a decade. What does the White Paper say about that, and how can we be more aggressive with developers who simply sit on land while the value goes up?

[Jackie Doyle-Price]

The hon. Lady has hit on a major structural problem that is inhibiting the ability to supply. There are many examples of what she talks about. Some developers are bringing forward a supply of housing and others are sitting on the land.

The White Paper on housing that we published yesterday advocates shortening timescales for the implementation of planning permissions where appropriate. That is very much on our agenda. We are considering legislative changes to simplify and speed up completion notices, which will encourage developers to build out or face losing the site. I am a big fan of naming and shaming. Transparency is an effective tool. Sunlight is the best disinfectant. Where we have developers clearly engaging in predatory behaviour and exploiting the marketplace, we should be prepared to name and shame them. Every one of us in this room has a voice. Where we see bad behaviour by developers, let us shout out about it, because we have to deliver more houses. It is that simple.

I trust that hon. Members have had the opportunity to digest some of the housing White Paper, if not all of it, and I hope that they will engage with the debate. I want to make it incredibly clear how committed the Government are to grappling with this problem. We want to make sure that all hard-working families have the housing that they need at a price they can afford. The root cause of the problem is that demand outstrips supply. Only by increasing supply substantially will we stop the increasing spiralling of house prices and rents.

[Alan Brown]

If all options are on the table in the White Paper, will the Government reconsider the right to buy and extended the discount? Have the Government put a cost against how much money has been paid out in the extended right-to-buy scheme and how many properties might have been delivered had the money gone directly to house building?

[Jackie Doyle-Price]

The hon. Gentleman will not be surprised to hear that I disagree with his point about right to buy. We are firmly committed to it. We want to encourage the aspiration for everyone to own their own home. We want to enable that, and right to buy is very much a part of it. He made very thoughtful remarks in his earlier contribution, and we have answers. We are firmly committed to making sure that, for every additional home sold, another social home will be provided—nationally. There is a rolling three-year deadline for councils to deliver the affordable homes to replace right to buy. We must also remember that when someone exercises their right to buy, the house is not removed from the stock. They still have a housing need. Again, the issue comes back to making sure that we increase the supply of houses.

Perhaps I can give the hon. Gentleman a little more comfort. It was said by the hon. Member for Brentford and Isleworth that councils were not building more homes. Actually, they are. Some councils are showing considerable imagination in unlocking new homes. They are establishing local housing companies and we are encouraging them to do that. We see local councils as part of the partnership to help to increase supply.

[Ruth Cadbury]

I am sorry if the hon. Lady feels that I said councils are not building new homes. They are building new homes, but they are having to use other resources now that there is no Government funding. They could build an awful lot more if they could be released from the borrowing cap. My own council is building about 400 new council homes. The problem is that councils are losing their own stock at a faster rate through the right to buy than they can build new council homes. They are building them using capital funds that could also be used for other infrastructure such as schools and so on.

[Jackie Doyle-Price]

I am not sure I entirely accept that. Certainly local authorities have the powers to borrow using their general power of competence, and they have established local housing companies to do that. There is an obligation to replace one for one, following the right to buy being exercised. Ultimately, we see local authorities as a partner in delivering more housing. That is the message I want to press home today.

Our broken housing market is one of the greatest barriers to progress in Britain today. If we are really serious about building a fairer society for everyone, we need to tackle that. We need to fix this to make sure that housing is more affordable. As has been mentioned, many people spend significant amounts of their income on rent or mortgage payments. Building more homes will slow the rise in housing costs so that many more families will be able to afford to buy a home or enjoy the benefits of lower rents.

To summarise and put what the housing White Paper proposes in context, first, we will insist that every area has an up-to-date plan, because development is about far more than just building homes. This is where the challenge is for local authorities. The planning process and building a vision of where new homes will be built and what the future will be for a local economy is so important. It is about getting community buy-in. It will help to tackle some of the cultural prejudices that we discussed earlier in the debate. If communities have ownership of a local plan for their local area, they will get the attractive homes that they want and need. My challenge is for local authorities to step up and deliver. We are all aware that there are far too many local authorities that have not risen to the challenge of identifying where houses are needed. There are still too many councils that do not have a local plan, and they need to show leadership and deliver.

Secondly, and as the hon. Member for Ealing Central and Acton (Dr Huq) noted, we need to ensure that homes are built quickly once planning permission is granted. We will make sure that the planning system is much more open and accessible. We will improve the co-ordination of public investment infrastructure to encourage that, and we will support timely connections to utilities to tackle unnecessary delays, but the real issue is developers. We will give councils and developers the tools they need to build more swiftly and we will expect them to use them. I suspect that this is an issue that we will look at as reactions to the White Paper unfold and we consider whether there is a need for further legislative change.

We will also diversify the market. We want to bring new players in to the supply of housing. We need to give support to small and medium-sized builders and custom builders and to champion modern methods of construction to support new investment to build to rent. Those measures could be transformational. The idea of institutional investment that builds property estates or residential blocks that are specifically for rent, which people can rent for a long time, could transform the housing market and make renting much more affordable.

The White Paper also sets out how we will support housing associations to build more and explores options to encourage local authorities to build again. As I have said, we will also encourage further institutional investment in the private rented sector. Finally, because we recognise that building the homes we need takes time, we will also take more steps now to improve safeguards in the private rented sector. Hon. Members who represent constituencies in London will be particularly concerned about that.

We have seen the need to do more to prevent homelessness. I am very pleased that the Government have committed to fully funding the Homelessness Reduction Bill introduced by my hon. Friend the Member for Harrow East (Bob Blackman). We will provide £61 million to local government to meet the costs of the new burdens associated with that Bill over the course of the spending review period.

We could easily trade statistics, but I do not think there is any value in playing the blame game about where we are now. We need to look at how we fix it. Everybody has a role to play in that—including the former Leader of the Opposition, the right hon. Member for Doncaster North (Edward Miliband), who the hon. Member for Ealing Central and Acton mentioned. The Government are very clear that fixing the problem is a real priority.

We have already delivered 313,000 affordable homes in England since 2010. The affordable homes programme alone delivered 193,000 affordable homes, exceeding expectations by 23,000. At the autumn statement, the Chancellor announced the expansion of the affordable homes programme with an additional £1.4 billion, which increased the overall budget to £7.1 billion. That is a significant investment from the Government in tackling the problem. The expanded programme also allows a wider range of products to help people on the pathway to home ownership and to continue to provide support for those who need it. Those products include shared ownership, rent to buy and affordable rent.

Opening up the programme in that way will help to meet the housing needs of a wider range of people in different circumstances and at different stages in their lives. We have to recognise that there are different problems in different areas of the country, but also different problems hitting people at different stages of their lives. We need to make sure that we have a solution for all of those.

Affordable rent was a policy introduced to get more bang for our buck in providing social rent models. It allows rent to be set at 80% of market rents so that we can unlock more supply. Those tenants will still benefit from a sub-market rent. This is a particular issue in London, where the affordable rent can be set even lower.

Home ownership, however, continues to be the aspiration for most people, which is why we have looked at the Help to Buy products, right to buy and shared ownership. Shared ownership offers a route through the part-buy/part-rent model to enable people to get on the housing ladder sooner than if they were saving for a deposit. Purchasers buy a minimum 20% share in the new-build property at market value, pay a controlled rent on the remainder and may continue to buy further shares until the property is owned outright. We will continue to use that tool to expand home ownership. Since 2010, around 45,000 new shared ownership schemes have been delivered and we will continue to deliver more.

Help to Buy has already helped more than 200,000 households to buy a home, including through the equity loan scheme, which has benefited 100,000 households—81% of whom were first-time buyers. We have also committed £8.6 billion for the Help to Buy equity loan scheme to 2021, to ensure that it continues to support homebuyers and stimulate supply. We recognise the need to create certainty for prospective homeowners so we will work with the sector to deliver that.

I come back to the issue of the planning regime and how we can speed up its ability to help to deliver the volume of supply. My hon. Friend the Member for Weston-super-Mare is quite right to look at tools for how we can do that. He highlighted the importance of increasing brownfield development and building to higher densities to deliver more homes. If widely adopted, that could reduce the need for green-belt development. What excites me about the idea is the ability to regenerate our high streets. I am sure I am not alone, given the way that retail is moving today, in seeing some of my high streets really struggling. The idea that we could create a new, mixed-use high street, rather than a retail-dependent one—one where people can live above the shops or behind the shops in new high-rise developments and be able to go downstairs and visit cafes and restaurants—is quite an exciting concept, which would particularly appeal to the younger generations coming through. There is massive potential, and I encourage my hon. Friend to carry on trying to open people’s eyes to the potential of this initiative.

The Department has been engaging with my hon. Friend on his work and has taken up his proposals. We consulted last February on proposals to allow limited upward extensions in London, no higher than the height of an adjoining roofline. Following that consultation, we recognise that there is potential to deliver more homes nationally, not just in London, through a change to national planning policy to support upward extensions in suitable locations. As set out in the housing White Paper, we propose to amend the national planning policy framework to make it clear that local plans and individual development proposals should address the particular scope for higher-density housing in urban locations where buildings can be extended upwards by using the airspace above them.

In the White Paper, we have committed to reviewing the nationally described space standards, because of feedback from the sector that in certain places, space standards make it hard to use land efficiently and stop cheaper houses being built, which more people now want to rent or buy, such as Pocket Homes. We have to recognise the limitations. When we write planning law, we write it at a given time, in a given set of circumstances. When the world changes, we need to be prepared to be fleet of foot in dealing with new opportunities to address the issues we face. However, this is not a race to the bottom, and Government are clear that in assessing the options we will be looking for a solution that combines greater local housing choice with good quality and with decent places to live.

As I have set out, in the past few years we have seen over 300,000 affordable homes built in England. We now need to go much, much further and meet our obligation to build many more houses, of the type people want to live in, in the places they want to live and at a price they can afford. Doing that will give those growing up in society today more chance to enjoy the same opportunities as their parents and grandparents. I am struck by the fact that this is the first time that the future generation will be less well-off than their parents, when for many decades we have been used to high living standards. It is firmly my view that the price of housing is central to that.

We will ensure that the housing market is as fair for those who do not own their own home as it is for those who do, and we will continue to look at what is happening in the private rented sector. All that is a vital part of our plan for a stronger, fairer Britain, and a critical step along the road to fulfilling the Government’s mission to make Britain a country that works for everyone.