Mark Pawsey
Main Page: Mark Pawsey (Conservative - Rugby)New Housing Supply
Mark Pawsey Excerpts
Mr Betts
There is a problem when market housing is not being built. It is because of the over-reliance on section 106 housing in the past. I know the Government have proposals to encourage, if not force, local authorities to renegotiate the terms of 106 agreements to make market housing more viable. I have reservations about that—it was not something the Select Committee considered in particular—although we recommended that any changes to 106 agreements be left to local discretion. The hon. Gentleman makes a valid point, however, about the comfort of relying on section 106 agreements to provide housing. There are two problems with that: first, when the market collapses, there is not the alternative balance of social housing to replace it in the construction industry, so that element falls at the same time, and secondly social houses are not necessarily needed in exactly the same places as market houses.
Mark Pawsey (Rugby) (Con)
I am sure that the hon. Gentleman will agree that for some time local authorities have had the power to renegotiate their section 106 agreements in order to move away from an arbitrary set figure for social housing. Perhaps the Government should be encouraging local authorities to do that, rather than dictating to them.
Mr Betts
That is absolutely right. I completely agree with the hon. Gentleman. As we know, many local authorities of all political persuasions are doing just that and being sensible about it.
The Committee made a recommendation about self-build—or rather self-contracting, which is what we probably saw at the massive site at in Almere. When I was told, “You’re going to see a self-build”, I expected to see the teacher, the bank manager and the postman in their wellies and overalls on a Sunday morning digging away and laying the bricks, but that was not what we saw. We saw a local authority site on which individuals had bought plots at a given price and with limited restrictions on what they could do—some areas were reserved for bungalows and others had a three-storey height limit, and obviously there was a boundary to the site. These individuals had either contracted a local builder or designed their own homes on the internet, as we saw at one place we visited. In effect, they had contracted their own homes. That seemed a brilliant way forward. I see no reason why we cannot build 50,000 self-build homes in this country, instead of the 10,000 we build at present. That could go a long way to meeting the gap. We found that people were satisfied because they had the homes they wanted with the money they had. They did not have to have something off the shelf that did not really meet their needs. Their homes were being built for only 75% of the cost of a similar home from a volume builder.
There are clearly challenges in getting the whole thing up and running. I welcome the Government’s £30 million of funding to try to encourage such activity. How far have we got? I have not yet been invited to the turning of the first sod on such a site, let alone the first home to be finally built and opened, so I suspect we have not made as much progress as we might have. I think all members of the Committee who went were enthused by self-build and thought it was a good way forward. It needs a push from the Government and local authorities to release land—it might need the Ministry of Defence to release some—but it seemed an excellent way forward. Self-build also helps small builders, who have been hit more by the recession of the last few years than the volume builders have, because they cannot get funding from the banks and face real difficulties. The challenge with self-contracting is to get the building societies and the banks to understand that they can lend money on a house that does not yet exist and—because people have to live in one home while the other is being built—to put bridging arrangements in place. In the end, however, people end up with something that costs only 75% of its market value, so we really ought to push on self-build.
Our report is not a complete solution to all our housing problems. It is not right in every respect, but it contains a number of proposals, and if the Government made a clear commitment to implementing them—not necessarily all of them, but a significant number—that would go a long way towards delivering the 250,000 new homes that this country so badly requires.
Mr Raynsford
I am interested by the agreement between the coalition partners but it reinforces my point about the lack of certainty being a deterrent.
Mark Pawsey
The right hon. Gentleman referred earlier to the regional spatial strategies. Does he consider them a success?
Mr Raynsford
When the regional spatial strategies were in place, the housing output was substantially higher than we are seeing now. Government Members sometimes forget that from 2000 to 2007, before the impact of the recession, there was continuing year-on-year growth in the supply of housing. It reached 180,000 new starts in 2007, since when it fell—not because of planning but because of the recession—so that we are now seeing starts of fewer than 100,000. I would not say that the regional spatial strategies were entirely satisfactory, but the output of housing under them was substantially higher than it is today.
I have spent too long, I think, on those issues and I need to move on. Behind the statistics I have talked about are a huge number of human tragedies: all the young families unable to get a home within their means, all the people trapped in hopelessly overcrowded or squalid conditions, the huge numbers languishing on local authority housing waiting lists and the number of homeless households, which has been rising again after many years in the noughties during which the numbers came down.
Quite apart from the human consequences, there are economic consequences, too. As our economy is in difficulty— everyone who has spoken has acknowledged that housing has a critical role to play in helping to boost the economy—we must consider ways of helping to increase the output of housing. What should we do? First, we must ensure that the economic climate is one in which people can feel more confident about investing, in which people are willing to buy homes and in which house builders are willing to invest more in development. That is fundamental. Whatever else we do will make some difference, but it will not make an adequate difference if the economy is not strong. We need to turn around the economy first of all.
Secondly, we must ensure that housing is directly assisted by measures that can ensure that confidence returns and that houses are provided by developers and bought by people who want to get a mortgage. I have talked about the tight restrictions on mortgage availability and the fact that it seems to me that the pendulum has swung too far in the other direction after the boom years when the restrictions were excessively loose. We must send a powerful message that the test should be whether people have the means and the capacity to repay the debt, rather than the loan-to-value percentage that is too often used in a mechanistic way by lenders to determine credit-worthiness. If we focused more on people’s ability to repay, we could relax some of the restrictions that prevent people without the adequate means for a deposit from getting into owner-occupation.
We also need to do a lot more to assist those people who cannot afford outright home ownership but would be happy to buy a share in a property. Over 30-odd years, various schemes for shared ownership, shared equity and low-cost home ownership have had some success, but they have tended to be marginal. Although NewBuy and Firstbuy are perfectly admirable schemes in their way, they are still relatively marginal. The Prime Minister talked about NewBuy helping 100,000 people when it was launched, so when we hear from the hon. Member for Meon Valley that some 3,000 homes have been delivered so far that puts it in context. It is important and significant, but it is relatively marginal.
We must also ensure that there are other options to help people who are not looking for a new home purchase. I am cautious about the idea of extending the NewBuy formula to existing homes. I think about—I am sorry, it is one of the problems of being old—a scheme known as DIYSO, do-it-yourself shared ownership. Those who have long memories of housing will recall it. It was very popular. People liked the idea of being able to go out and select their own home and get a shared-ownership mortgage on that home. It did, however, prove extremely expensive. It also had an element of risk because there was no guarantee that it would be a newly completed home that was subject to the various checks that apply to a new home. In some cases the properties that were being bought under the DIYSO scheme were not suitable. I can hear the attraction of the message. I read it, like the hon. Member for Meon Valley, in today’s Financial Times, but I caution against putting too many eggs in that basket. However, it is important that we renovate existing homes and make them available for people, possibly through shared-ownership/shared-equity means, as well as building new homes.
I shall talk briefly about energy efficiency and housing. This is an area where there has been a great deal of poor information, inadequate information and prejudice. I feel very nervous that the voices that are hostile to improving the energy efficiency of housing are getting in the ascendancy. Some rather pernicious views are being put forward that somehow this is putting an impossible burden on house builders. The example that I will take is a simple one. It is a scheme known as AIMC4, which has been put together with the participation of some of the largest house builders, including Barratt. The purpose was to demonstrate that they could build a code level 4 home under the code for sustainable homes for no more than the cost of a code level 3 home. That scheme has succeeded; they have demonstrated that it is possible.
That is the challenge we should adopt to ensure that our new homes are built to a high standard, that they achieve energy efficiency, that they contribute to our commitments to reducing global warming and that they do so in an economic and cost-effective way. We should not to try to ditch the whole commitment to the greening of our existing housing stock and improving the standard of our new housing. That is a very important message. Also, there is the economic message that this will help the economy, because green investment and the development of some of the industries that will support more energy-efficient housing will be helpful to the UK economy.
I agree very much with the hon. Member for Meon Valley about the importance of housing for older people and providing them with appropriate housing which, in turn, can release homes that are currently under-occupied. There is something rather unfortunate about a Government demonising many tenants in social housing who are occupying one bedroom more than they might need, on some pretty tight definitions of need, when two children of the same sex are expected to share a bedroom right up to the age of 16, and two children of different sexes under the age of 10 are expected to share a single bedroom, so no single bedrooms for children are allowed.
That definition is being used to justify some pretty punitive cuts in benefit while at the same time there is a huge level of under-occupation among older people, particularly in the owner-occupied sector but also in the rented sector, on which no action is being taken. That seems to me to be unfair and it is a policy that will not achieve the effect that it should.
Mark Pawsey
The right hon. Gentleman and I had an exchange on this at the Chartered Institute of Housing event only yesterday. The fact that my local authority will benefit from the new homes bonus has greatly contributed to local people accepting the principle of a substantial new housing development in the community. That is not included in the right hon. Gentleman’s figures because the application has not yet come in, but it will benefit my community because the local authority will have the funds generated by the new homes bonus to put towards facilities for the community as a whole. That is one reason why it is taking a while; the applications have not yet come in. The right hon. Gentleman needs to be rather more patient than he has been so far.
Mr Raynsford
As I said to the hon. Member for Meon Valley, let us look at that in a year’s time, when we will have more evidence. However, I must say that it is taking a very long time for something that is supposedly, to use the Government’s own phrase, a “powerful incentive” for authorities to give planning consent for new housing. I hear what the hon. Gentleman says about his local authority, but I am afraid that the figures do not support his optimism. For the 17 authorities that have received the largest amount of new homes bonus—this is all based on an answer to a parliamentary question I asked the Housing Minister earlier this year—the level of major residential schemes getting planning consent in 2011-12 was 607, compared with 969 in 2005-06, a 37% reduction and 10% below the previous year, so there was no growth at all. It does not look convincing for a very large outlay of public money. The £3.3 billion, if it were applied to direct investment in new housing, would certainly be likely to achieve far better consequences.
I put it to the Government that if they are keen to stimulate house building and the economy, greater investment in housing will be necessary. What has been put forward by the Select Committee and argued for by Members on both sides of the House this afternoon is a way forward that could get us out of the mess we are in and ensure an increased level of house building. That will meet important social needs and help to revive our economy. The case for it is overwhelming. I sincerely hope that the Government will recognise that the current policy is not the right way forward. We need a change of policy and we need some of the policies we have been talking about today to be put into effect to secure that increase in house building.
Mark Pawsey (Rugby) (Con)
It is a pleasure to follow the right hon. Member for Greenwich and Woolwich (Mr Raynsford), whom I know has spoken on housing in this Chamber for many years. It is also a pleasure to speak as a member of the Communities and Local Government Committee, whose report we are debating. I pay tribute to its Chair, the hon. Member for Sheffield South East (Mr Betts), who brought together Members from both sides of the House in the Committee to produce a report that we were all happy to put our names to. He referred earlier to the report’s key finding, which is that there is no “silver bullet” for removing the housing deficit our country faces. The report goes on to state:
“Many of the measures in the Government’s housing strategy will provide a welcome boost in the short to medium term”.
I hope to demonstrate that the pessimism exhibited by the right hon. Member for Greenwich and Woolwich is misplaced.
We know the serious problems we face. Many Members have referred to the need for some 230,000 new homes every year until 2033 just to cope with the increase in household formation. The other factor we must take into account in our deliberations is the state of the economy that the Government inherited. Of course, there will be many areas relating to the financing of new housing where the Government would wish to spend more to achieve more, but we must recognise that at present that is simply not possible. Housing is important not only for providing homes for our people, but for our economy. The previous Housing Minister reminded us that every 100,000 houses built adds 1% to GDP. We certainly need that growth in our economy. The National Housing Federation, which provided a briefing for the debate, tells us that every affordable home built generates an additional £108,000 in the economy and creates 2.3 jobs.
I will speak about each sector in turn: the Government’s initiative in the private sector, the importance of the private rented sector, and changes the Government are making to the social sector. I make no apology for starting with owner-occupation, because fulfilling people’s aspiration to own their own home is a key principle for Conservative Members. As the Prime Minister said in his party conference speech last year,
“We are the party of home ownership.”
Over the past few years home ownership, which currently stands at 65%, has been falling. Lots of statistics abound. My hon. Friend the Member for Meon Valley (George Hollingbery) said that the average age of a first-time buyer is now about 37. It is therefore entirely appropriate that the Government have brought forward schemes to stimulate owner-occupation, of which three are key: NewBuy, First Buy and Funding for Lending. The Select Committee report suggested that the Government should review NewBuy after its first year of operation. When I talk to house builders, I sense that a degree of momentum is building up behind the scheme. Forty builders and six lenders have signed up to it so far, and in November last year the Home Builders Federation estimated that 2,000 reservations had been made.
Statistics show that there were 6,780 sales in the first 13 months of the First Buy scheme. The Government are committed to increasing the funds available to it: the Chancellor announced in last year’s autumn statement that an additional £280 million will be available on top of the £900 million announced in the 2011 Budget. That should help 16,500 first-time buyers.
There has been evidence in the past couple of days that Funding for Lending is not finding its way into industry as fast as we might like, but it is starting to work its way through to mortgages. The Bank of England’s “Credit Conditions Survey”, published on 3 January, found that lenders were intending to increase their mortgage lending significantly in the first few months of 2013 thanks to the funds they can now borrow under Funding for Lending. On 22 January, the BBC ran a news item pointing out that house loans have risen to their highest level in five years—which suggests loans are easier to come by—quoting Halifax’s chief economist, Martin Ellis, as saying that this is due to the scheme. Mr Ellis says that the benefits of the scheme are now feeding through to the mortgage market. He states:
“I suspect Funding for Lending is having an effect…The scheme has only been in place since last summer, but it’s helping to support, and push up, the level of sales.”
In addition to Government schemes, there are local authority schemes. My hon. Friend the Member for Meon Valley referred to schemes in other parts of the country. I might add that my local authority, Rugby borough council, in conjunction with Lloyds bank, has introduced the Lend a Hand scheme, which lets people borrow with a 5% deposit and puts in a fund of £1 million that will enable 40 buyers to buy their first home.
Much of what people know about house building revolves around anecdotal evidence. Over the past couple of weeks I have picked up two bits of anecdotal evidence in my constituency. The first arose from a visit I made to a volume house builder who told me that since Christmas, inquiries and sales on the development he is marketing have been at their highest level for many years. The second is not so positive. A young man came to see me in my surgery. He has finished his apprenticeship and is on a very good salary of £38,000 working for one of Britain’s best companies. He is at an age and in a position where he is ready to buy his first home, but regrettably he has never borrowed. He bought his car and met all his expenditure out of savings. He is unable to get a mortgage because, not having borrowed, he is unable to demonstrate the ability to pay off a loan. He knows what he needs to do—to take out a loan and repay it on time. This has put back by six months to a year that young man’s aspiration to get started on the housing ladder.
In referring to people’s aspiration and desire to own their own home, it is important to talk about the right to buy. Recent statistics show that the reinvigoration of this Government’s scheme has doubled right-to-buy sales from 1,041 between July and September 2012 to 2,010 between October and December 2012. That means that 3,495 council-owned properties have been sold to tenants since the scheme was launched last April, which is a third more than the whole of the previous year and the highest number of sales since 2007. I know that some in this Chamber will think that that is not a good thing, but I think it is because it enables people to get started.
Mr Andy Slaughter (Hammersmith) (Lab)
I doubt whether anybody in this Chamber thinks that the principle of someone being able to buy their own property is a bad thing, but does the hon. Gentleman agree that what is a bad thing is that a third of right-to-buy properties are now owned by private landlords?
Mark Pawsey
The properties have been sold and that provides for a mix of tenure among that housing. I do not see any difficulty with that. It is a perfectly sensible right.
The hon. Gentleman moves us on to the private rented sector. The Committee’s report says that the Government should focus on helping small private landlords to
“expand their portfolios and invest in new build housing.”
The Chairman of the Committee reminded the House that we have just started our inquiry into the private rented sector, and I look forward to a similar debate on that report in the coming months and years.
It is important to note that the private rented sector should no longer be seen as the poor cousin to home ownership. For many people, renting privately has become a preferred choice, because they want the flexibility the sector can provide. In many instances, private renting is becoming a new norm. More than 8 million people in England now rent from a private landlord, an increase of more than 69% over the past 10 years, as the sector has moved from accounting for 9% of housing to 18%. Interestingly, the Chartered Institute of Housing has suggested in its presentations that that figure could rise to 25%. I accept that, in many instances, renters would prefer to be in other tenure—they would prefer to be an owner-occupier or in social rented accommodation—but private renting has its benefits, particularly for those who want flexibility and do not want the responsibility of maintaining the fabric of a building through owner-occupation.
The Committee looked at institutional investment in the private rented sector, and I am pleased that the Government commissioned the Montague report, which shows their commitment to dealing with housing issues. The report’s key recommendation—it was also a key recommendation of the Committee report—was the need to attract institutional investment into the system.
One of the issues we discovered when taking evidence is that institutions are not keen to invest directly in the residential sector because of the amount of management and administration that looking after residential property entails. It is striking that institutions invest in commercial buildings because of the lower management costs involved. They send out a rent demand once a quarter, for example, and are able to pass on repair obligations to occupiers. A tie-up between housing associations and institutional investors might be possible. Housing associations are very good and have demonstrated over many years a strong track record in managing social rented accommodation. I do not see why they cannot offer their services to institutional investors, whereby the investor owns a stock of private rented accommodation and tells the housing association, “You’ve got the skills and the experience to manage it.” That is a business opportunity for the housing association sector, if it wishes to take it up. I would be interested in hearing any thoughts the Minister may have on that issue.
The Select Committee talked about the need to make it easier for landlords to let homes, and about build-to-let developments built specifically for the private rented sector. Sir Adrian’s report highlighted the potential for investment and said the Government should consider providing incentives to encourage the development of build-to-let business models. I am pleased the Government have made a commitment to that sector. A press release from the Minister for Housing launched a £200 million fund to boost the construction of new homes specifically for private rent.
Any remarks on the social housing sector need to have regard to the changes to the Government’s welfare system, which were referred to by the right hon. Member for Greenwich and Woolwich. I will draw attention to some striking figures. There are currently 2 million households in England on housing waiting lists and 250,000 families living in overcrowded accommodation. Under the last Government, local authority housing waiting lists rose from 1 million in April 1997 to 1.8 million in April 2010. However, nearly a third of working-age social tenants on housing benefits are living in accommodation that is too big for their needs. That equates to nearly 1 million spare rooms that are being paid for by the taxpayer, denying many hundreds of thousands of people the chance to house their family adequately. I am sure we all agree that every family deserves the chance to be housed comfortably. Hard-working taxpayers, many of whom face tough choices of their own, will have a view about these properties.
Mr Slaughter
I will leave it to the hon. Gentleman to resolve for himself the moral certainty with which he blames existing social tenants for the housing crisis. What percentage of the people who are subject to the bedroom tax does he think have been offered smaller accommodation? I will give him a clue: in Hammersmith, the figure is 5%.
Mark Pawsey
I accept that that is a concern. Indeed, the issue arose in the Select Committee’s report on the effect of changes to the welfare system that the stock is not available for people to move to. That point clearly needs to be considered.
I had the opportunity to talk about many of the welfare reform issues when I visited sites in my constituency managed by Orbit, a social housing provider. I was taken around by Elaine Johnson. I congratulate Orbit on the high quality of the leaflet it has prepared on the effects of the changes.
It is not possible to talk about the supply and financing of housing without having regard to the planning system. As all speakers have said, we need to create more supply. The changes the Government made to the planning system in the national planning policy framework have been criticised in this debate. However, the presumption in favour of delay has gone and has been replaced by a presumption in favour of sustainable development. The Select Committee’s view on the final version of the NPPF was interesting.
I was pleased to see the planning Minister, the Under-Secretary of State for Communities and Local Government, my hon. Friend the Member for Grantham and Stamford (Nick Boles) in his place earlier, but I am disappointed he is not here now, because I regret that the Government have recently been tinkering with the system after the implementation of the NPPF. That has not been particularly helpful. Changes bring a degree of uncertainty and it is important to allow the new planning system to bed in. Some of the Government’s proposals, such as changing the regulations on converting properties from office to residential use, and changing permitted development rights regarding the size of extensions and, more recently, the right to light, are not helpful. I understand what the Government are trying to do; the aim is clearly a further freeing up of the planning system, but I fear that some of the changes may be counter-productive and will not lead to the growth we need in the sector. In fact, they could lead to more uncertainty in planning.
One recent Government development, however, is most welcome. In the autumn statement the Chancellor announced a new £474 million local infrastructure fund to support investment in key local projects and crucial sites. That is of particular interest in my constituency, and I recently met the Housing Minister, the local authority and developers, to consider a site where the development of a new road will be a key part of building 6,200 new homes. Money from that fund will provide additional housing.
In conclusion, I welcome the report by the Communities and Local Government Committee and it is right to say that the problem of housing will not get sorted overnight. I believe, however, that we are already starting to see the benefits of Government policy through the First Buy and NewBuy schemes, funding for lending, and changes in the right to buy. I commend the Government on the measures they have introduced, which show that they view house building as one of the most important factors in getting our country growing again.