Julian Knight
Main Page: Julian Knight (Independent - Solihull)
John Healey
My hon. Friend is right. Obviously, the Select Committee is examining those matters. It is not the first time that the sums do not add up, but if the Government are going to force the sale of council assets to fund the programme to extend the right to buy to housing associations, why do they not start with some of their own assets? Why do they not start by funding their policy with Government support, instead of taking it, like some medieval baron, from councils because their coffers are empty?
Ministers made much of starter homes and there is clearly a need for more affordable homes to buy, especially given that the number has fallen in the past five years by nearly 30%. However, the Government’s starter homes will be a non-starter for families on ordinary incomes. Shelter calculates that, across the country, one would need an annual income of around £50,000 and a deposit of £40,000 to afford a starter home. In London, one would need an income of £77,000 and a deposit of £98,000. That is simply out of reach for most of those on middle incomes—working families, who need help to buy the most. Of course, there are no controls to stop those who can afford to buy without help from the Government taking advantage of the scheme. There is a big risk that those who need it least will benefit most.
Julian Knight (Solihull) (Con)
The right hon. Gentleman is being most generous in giving way. If right to buy is, as he suggests, such a disaster for housing associations, why have they entered into a voluntary arrangement with the Government to deliver it? Will the right hon. Gentleman explain that?
John Healey
Has the hon. Gentleman ever heard the term, “shotgun arrangement”? If he talks to a lot of housing association chief executives, their boards or their tenants, as I have done, he will find that they feel that they are left with no choice. They do not like it, they do not believe it, they do not trust Ministers, but they signed up to it because it is the least worst option for them.
With so many people’s dreams of buying their own home out of reach, Ministers have responded by announcing plans to fiddle the figures again, by changing the definition of affordable homes to include so-called starter homes for sale at up to £450,000. That is an insult to young people and families on ordinary incomes, and a mockery of common sense and sound policy. It is like the Health Minister tackling the GP shortage by reclassifying cashiers at Boots pharmacy as qualified doctors.
The second area that demonstrates the direction that the Government are taking in this Parliament is the systematic side-lining of local people and local decision making. Whatever they say, Ministers’ actions are anti-localist. At every turn since the election, housing policy has been set to undermine the say of local people and override their local representatives. The Housing and Planning Bill puts 33 new centralising powers in the hands of the Secretary of State, from directing starter homes to be built instead of affordable homes, to fixing rents for so-called high-income tenants.
Those powers include a legalised annual cash grab from councils, which totally undermines their ability to plan for housing need in their area. The Bill also rips up the contract of localising local finance for housing, which until this point has been the subject of all-party support. Ministers will have sweeping new powers to award “automatic planning permission”—the so-called “permission in principle”. That is not, as the House has been led to believe, simply a policy for dealing with brownfield sites; it is a power and policy for any site allocated for use in a local plan. There will be no need to apply for full planning permission, no limitations on what sort of development can be built, and no planning gain or obligation on developers. Only the technical details will be left for the elected local planning authorities to deal with.
A host of organisations now echo Labour’s concerns about such open-ended powers, including the Campaign to Protect Rural England, Friends of the Earth and the Woodland Trust. There will be deep concern in all parts of the House if the Government’s dramatic failure on housing leads to such drastic steps and denies local communities a voice on development in their areas.
Brandon Lewis
No, not at the moment.
Housing associations have recognised this inequality and have signed an offer to the Government that we have accepted—a historic agreement to end it. I thank the housing associations for doing that, and I applaud them for their forward thinking and their eagerness to help tenants own their own property, especially in light of the fact that this has bitterly disappointed the Opposition. Clearly, the housing associations have not followed the Labour party script and fallen obediently into line. Instead, what housing associations are doing is giving tenants what they want. That should not be a surprise, because the mission of housing associations is to deliver for their tenants. They are now passionate about doing that, providing tenants with an option to buy their home and a ladder to opportunity. Every property sold will lead to an extra home being built.
Julian Knight
Is the Minister aware that in the Select Committee I asked three leaders of housing associations whether they thought that Government policy would lead to their building more affordable homes to buy, and the majority agreed that it would?
Brandon Lewis
As my hon. Friend will know, having given evidence after being quizzed by the Select Committee, I am an avid proponent of what it does, and my hon. Friend makes the very good point that the policy will increase housing supply. The reality is that every property sold brings in money that will mean that extra homes get built—housing supply will go up. So it is time to end the baseless scare story that right to buy reduces the number of homes, particularly in London.
Let me provide hon. Members with some figures. After we reinvigorated the scheme for council tenants in London, 536 additional homes were sold in the first year, and 1,139 were built. Yes, hon. Members heard that correctly: two for one on right to buy homes in London already. We are building even more, and that success will now be repeated on a much grander scale.