Agricultural Property Relief

Jamie Stone Excerpts

Tuesday 28th January 2025 Westminster Hall

[Ann Davies]

I thank the hon. Lady for that intervention. I am coming on to solutions in a minute; I hope that the Minister will listen to my proposed options.

Extending the existing scope of APR to land managed under environmental agreements with or on behalf of, for example, the Government or public bodies also suggests that foundations and large companies could buy up land sold to pay inheritance tax, without being subject to it in the same way. We have a train of people in west Wales who are already buying land for planting trees, carbon offsetting and solar and wind farms.

[Jamie Stone (Caithness, Sutherland and Easter Ross) (LD)]

I find the notion of people buying and selling land purely for fiscal purposes abhorrent. I come from a farming family. My father was broke. He had to sell most of the land. There is not a day that goes by in which I do not look at the fields and regret that my family parted with it. The point I am making is that there is an emotional attachment between the farming family and the land. That is quite different from buying or selling a house, shares or a holiday home in Spain—it is quite different.

[Ann Davies]

As someone who has lived and worked the land all my life, I totally agree with the hon. Member. It is something that is within our soul; it is not just a trading issue.

--- Later in debate ---

[Carla Lockhart (Upper Bann) (DUP)]

It is a pleasure to serve under your chairmanship, Mr Stringer. I commend the hon. Member for Caerfyrddin (Ann Davies) for bringing forward this debate. She is a real advocate for farmers, and her constituents will have noted that.

As has been said, farming is not just a job, but a way of life. It is a generational commitment. In rural Northern Ireland, including in my constituency of Upper Bann, despite the recent inclement weather, rising production costs and the very real concerns of avian flu, bluetongue and the affliction of tuberculosis, our farmers continue to toil away. As we stand here today, they are milking cows and feeding livestock. They are working the land and ultimately feeding the nation. Farmers take great pride in their work, with zero days off and low incomes, and they bear the immense responsibility of being the custodians of our countryside and the lifeblood of our rural communities. Schools, businesses and essential services depend on them.

[Jamie Stone]

I sincerely hope that I am wrong in what I am about to suggest, but if the value of land were to drop as a result of these measures, and a farm had borrowed heavily and owed the bank a lot, it could be the case that the bank would foreclose and force the sale of the farm.

[Carla Lockhart]

The hon. Member is not wrong—he is rarely wrong. That the policy could lead to the splitting up of family farms is a concern for many farming families across Northern Ireland and this United Kingdom.

Agriculture has long been and continues to be the backbone of the UK economy. The agrifood sector contributes significantly to our GDP and employs hundreds of thousands of people across the country, yet, despite their crucial contribution, farmers face ever-increasing pressures that are not of their making.

Farming is deeply personal for me: I was raised on a farm, I am the daughter of a farmer, I am the wife of a farmer and, as I have said in this place before, I am the proud mum of a little boy who aspires to be a family farmer. He also dreams of being a professional footballer, but we will talk about that another day. So when I speak of farming, it really cuts deep, and it is from my heart that I bring the Government the simple but urgent message that they continue down this path at their peril. The proposed tax changes are a heavy blow to those who are already struggling, and they will be a wrecking ball to our rural communities and rural way of life across this United Kingdom. They will undermine our food security, drive up prices and undermine the world-class environmental standards that British farmers adhere to day and daily.

The changes to agricultural property relief and business property relief fly in the face of the manifesto commitments of this Government. Prior to the general election, the Prime Minister told farmers what they wanted to hear. It feels very much like “you’ve threw them under the bus,” as we would say in Northern Ireland, for little monetary return for the Government coffers. He said:

“Losing a farm is not like losing any other business, you can’t come back…You deserve better than that.”

Those words came from the Prime Minister’s mouth, and they ring very hollow in our rural community.

The Department of Agriculture, Environment and Rural Affairs in Northern Ireland has done a deep dive into the figures, which clearly outline the significant and disproportionate impact that the changes will have on Northern Ireland’s agricultural sector. DAERA’s analysis has shown that the vast majority of farms will be affected. In fact, under the current land valuation of £21,000 per acre in Northern Ireland, approximately 40% to 45% of cattle and sheep farms will be impacted, and an astounding 87% of dairy farms will be caught by the tax. It is not a marginal impact; it will affect almost half of farms in Northern Ireland, which together account for 80% of the total agricultural land, 70% of beef cattle, 90% of dairy cows and 80% of all cattle. The proposed changes will disrupt the very heart of our agricultural output. Sadly, that situation is replicated across the whole of the UK.

Despite all the evidence and concerns, the UK Government continue to state that only 500 farmers will be impacted by the changes. The official figures from the Office for Budget Responsibility remain highly uncertain. In fact, the OBR itself acknowledged that the estimates are among the most uncertain in the entire Budget package. According to independent analysis, the true number of affected farmers is likely to be five times greater than the Government’s estimate. I have made this point repeatedly in this place: no farmers, no food.

--- Later in debate ---

[Jim Shannon]

I thank the hon. Lady for that intervention. With those wise words, she has hit the nail on the head. When the Minister looks round this Chamber, he will see that everybody—those who have spoken and those who are here—is united against the change to APR. We are not going to put the Minister under pressure unduly, but if it were me, I would think twice about getting into a fight where it was 27 to one.

[Jamie Stone]

The hon. Member will be aware that my wife’s family come from Northern Ireland. My understanding is that the price of land there is quite a lot higher per acre than in Scotland or England. Does that not mean that what we are talking about today has a disproportionate effect on the Province of Northern Ireland?

[Jim Shannon]

It certainly does. For the Minister, we will lay on the line what we are after. The £1 million threshold is wrong, because it does not adequately reflect the rateable value of a farm. If the threshold was £5 million, that would save the small farms. The hon. Member for Caerfyrddin, who introduced the debate, talked about solutions. I have a solution for the Labour party, and I do not care if the Labour party claims it—that does not matter to me. What matters to me is that the threshold should rise from £1 million to £5 million. If it does, family farms will be saved, and if they are saved, we have a chance of moving forward.

I am trying to put that forward to the Minister as a positive solution. With the Ulster Farmers Union representatives William Irvine and Alex Kinnear, I had a meeting with the Minister away back before Christmas. We put that solution to him, and he said that he would take it to the Chancellor, because ultimately it will be her decision. It is a really clear way forward.

The hon. Member for Caithness, Sutherland and Easter Ross (Jamie Stone) is right in what he says about Northern Ireland. Land values are more expensive in Northern Ireland than anywhere else, which is why the 70% figure is greater for Northern Ireland than anywhere else. We want to have the same mechanism for everybody across this great United Kingdom of Great Britain and Northern Ireland, but there are other ideas about mechanisms such as extended payment windows or graduated tax liabilities to alleviate the financial strain on small farms.

I urge the Minister to provide clarity and reassurance to farmers, who are deeply concerned about the future. Again, I say this to him: if we want to do something positive following this debate—as I think we can and must—the issue of the threshold is the way forward. When people add up the value of the land, the value of the machinery and the value of the stock, they are well over the £1 million threshold, but what if he made the threshold £5 million? I have not grasped that figure out of the air; the Ulster Farmers Union and the National Farmers Union put it forward as a figure that could address the issue.

I am not going to put a lot of pressure on the Minister today—well, actually, I am. We are all putting pressure on him, because we see a way forward—genuinely, constructively and positively. I beseech him to take that message from the debate today to increase the threshold and save family farms.

This is an issue across Northern Ireland, including in the constituencies that my hon. Friend the Member for Upper Bann (Carla Lockhart) and I represent. All my neighbours are worried sick about what the future holds, as are those tenant farmers in Wales and Scotland—across this great United Kingdom. We need the threshold to be raised. If the Minister does that, we will be on his side.