Housing Supply (London)

Ruth Cadbury Excerpts

Wednesday 15th July 2015 Westminster Hall

[Dr Roberta Blackman-Woods (City of Durham) (Lab)]

It is a pleasure to serve under your chairmanship again, Mr Chope. I congratulate my hon. Friend the Member for Ealing Central and Acton (Dr Huq) on securing this important debate. I share her strong concerns about the urgent and growing housing crisis in our capital city. She gave an excellent review of the problems with housing in London.

It is worth putting on the record how brilliant it is to see so many Labour London MPs here for the debate, representing their constituencies. Despite the very limited time available, we managed to hear from my right hon. Friends the Members for Tottenham (Mr Lammy) and for Tooting (Sadiq Khan), my hon. and learned Friend the Member for Holborn and St Pancras (Keir Starmer) and my hon. Friends the Members for Hammersmith (Andy Slaughter), for Hackney North and Stoke Newington (Ms Abbott), for Ilford South (Mike Gapes), for Dulwich and West Norwood (Helen Hayes), for Islington North (Jeremy Corbyn), for Hampstead and Kilburn (Tulip Siddiq), for Westminster North (Ms Buck), for Mitcham and Morden (Siobhain McDonagh) and for Brent Central (Dawn Butler).

I congratulate all those colleagues on getting in key points despite limited time. Interestingly, they showed clearly how the policies coming from the Government and the Mayor of London are simply not delivering the housing that their constituents need. They raised important issues about the supply of homes, the quality of homes and delivering genuinely affordable homes. They pointed to increasing homelessness, increasing rents and the subsidy going to the private rented sector that is distorting the market, alongside the acute shortage of land in the capital and policies that will deliver additional land. That was in great contrast to what was said by Government Members, who seemed to be living in a world of housing delivery that has escaped most of us on the Opposition side of the Chamber.

Housing supply is the crux of the crisis. It is estimated that the need for additional housing in England is for up to 300,000 new units a year, or three times the current supply levels. House building has fallen to the lowest level in peacetime since the 1920s. New property listings have declined for four months in a row and have failed to show any meaningful growth for two and a half years.

London is at the heart of the supply shortage. London house prices have increased by 43% in the past five years, primarily as a result of the acute shortage. The average house price in London in 2013 was £475,000, an increase of a staggering £41,000 compared with the previous year. We are looking at a broken market that can be fixed only by bold measures to improve housing supply, particularly in London. As many hon. Members outlined, house price rises in London have outstripped wage inflation and prices have hit an affordability ceiling, with last year’s figures showing the salary to house price ratio at 14 times average wages.

Shortages are pushing up prices not only in London but in surrounding areas as the commuter belt gets wider and wider; that point was made excellently by my hon. Friend the Member for Islington North. To get affordable housing, people are having to move further and further out, often losing their connection with the borough that they want to live in and meaning that children are dislocated. The Government have not addressed that very important issue.

[Ruth Cadbury (Brentford and Isleworth) (Lab)]

I thank my hon. Friend for raising the point about families having to move further and further away. That is not only a problem for those families because of the social pressures that they face; it also places additional pressure on outer London boroughs, which have their own problems because of a shortage of housing and pressures on the small amount of affordable and private rented housing available. We have the additional pressure of families moving from central London.

[Dr Blackman-Woods]

I thank my hon. Friend for making an excellent point.

The cost of renting in the home counties has risen by 5.4% in the past six months, with an estimated 47% of tenancies consisting of corporate commuters, so there is an impact on the outer boroughs and on surrounding areas as well. The poorest and most vulnerable have been hit particularly hard by skyrocketing prices as the crisis has deepened. As hon. Members have said, that is increasing the number of homeless people on the streets of London. The figures are shocking: 7,581 people slept rough in London at some point during 2014-15; that represents a 16% rise on the previous year. There is also a huge impact on the number of people claiming housing benefit.

Analysis published by the National Housing Federation earlier this year forecasts that a 21-year-old Londoner will have to wait on average until the age of 52 before they can afford to get a foot on the property ladder if the current price increases continue. More and more people are relying on the bank of mum and dad in order to take out a mortgage. That is increasing inequality in the city.

Worryingly, the CBI has warned that the lack of housing supply is having a massive detrimental impact on social mobility. If the only young people who can afford to live in London are those whose parents already have a home there and can remortgage it or afford to help them with rent or mortgage costs, the recruitment pool is restricted to the children of more affluent members of society. That is not a sensible policy at any level, including economically.

Even the hon. Member for Uxbridge and South Ruislip (Boris Johnson) acknowledges the need

“to double housebuilding and provide a million more homes by 2025.”

It is just a pity that he is not actually doing anything to deliver on that in London. In fact, as a great many of my hon. Friends pointed out, he is calling in planning applications in order to reduce the number of affordable housing units delivered. Again, that is in contrast to Labour councils in London, which are doing what they can—Islington is a very good example—to deliver more council houses.

The Minister has not answered a question that has been put to him on a number of occasions, which is that, given this policy—[Interruption.] No, outside this debate, but he has another opportunity today to answer the question. Because the Government are requiring or going to require councils to sell off their highest-level stock, will he insist that Islington sells the council houses that it is currently building before they are even occupied by council tenants? That very serious question needs to be addressed.

In the last couple of minutes of my speech, I shall turn my attention to some of the things that I think the Government need to do. First—this point was echoed by many hon. Members—we need a coherent and comprehensive policy to increase housing supply in London that will deliver genuinely affordable houses in communities that people want to live in, with the associated infrastructure and services that are necessary. They do not want to be surrounded by buildings that are empty because the homes have been sold to overseas investors.

--- Later in debate ---

[Andy Slaughter]

rose—

[Ruth Cadbury]

rose—

[Brandon Lewis]

I will not give way at the moment.

A Help to Buy ISA will help those saving for a deposit to have a better chance of owning their own home. The Help to Buy schemes have already supported a total of 210,000 households since 2010 with the measures we have taken. We intend to go further. We will do more to help people reach that aspiration of owning their own home. We will work to deliver that for 1.3 million housing association tenants, supporting their desire to own their own home and making sure that at the same time we are boosting the housing supply in this country.[Official Report, 7 September 2015, Vol. 599, c. 1-2MC.]

Hon. Members mentioned private sector rates in England as a whole, which have been rising at less than inflation during recent years. We need to make sure that good standards are met, and we are taking steps to improve quality and choice in the sector. That is why we have established a fund to deliver a further 10,000 new homes. We will continue to improve the sector’s professionalism and to make it even more attractive to investors, to deliver more homes. We have taken action to tackle bad landlords so that they either improve or, preferably, leave the sector. That is why I support what the Mayor of London is doing with the London rental standard. We have published the “How to rent” guide and the “Renting a safe home” guide to help tenants better to understand their rights and responsibilities.

Opposition Members have talked about different forms of rent control and tried to argue that they are not rent control as any of us see it. If it looks like rent control and it smells like rent control, as the electorate made clear in the general election this year it is rent control—something that the Labour shadow Secretary of State has already said does not work and will not work. Experiences elsewhere have proven that, and we will not do it.

We are also facilitating new ways of regenerating inner-city estates, as we have seen at City Mills in Hackney. We are looking to kick-start more work to deliver more homes. We believe that we can deliver more homes on brownfield land without adopting the plan of the right hon. Member for Tottenham (Mr Lammy) to build across our treasured green belt. We expect to bring more than 134,000 more homes up to the decent homes standard, including around 55,000 homes in London alone. We will be investing a further £160 million to ensure that by April 2016, no more 10% of stock in each local authority does not meet that standard, and £145 million has been allocated to London.

We have, as hon. Members have pointed out, brought forward permitted development rights to get better use of existing buildings, particularly unused office space. There have been 25,700 permissions for home extensions and office-to-residential conversions to date.