Housing and Planning Bill

Debate between Ruth Cadbury and Roberta Blackman-Woods

Tuesday 12th January 2016 Commons Chamber

[Dr Blackman-Woods]

My hon. Friend has won that round of the debate.

So shocking is chapter 5 of part 4 that we have tabled amendments to remove all of it from the Bill. We have tabled amendments to leave out clauses 89 and 90 and the schedules relating to them. We saw no value in amending these elements of the Bill as the ending of security of tenure for council tenants would be one of the greatest travesties for the future of affordable housing in this country. The only position we can adopt is to ask for it to be removed from the Bill entirely.

Three decades from now, when our grandchildren look back on the decisions of our generation concerning housing, their social mobility will have declined compared with that of previous generations, despite what David Cameron may think, as a result of the instability that this Government’s policy creates. Having a stable home to grow up in is crucial for working families whose income barely affords them an adequate standard of living. Children should not be faced with the threat of having to change schools every two to five years when the council is forced to review the tenancy contracts of their parents. This could have disastrous effects on their education. Like a number of colleagues, I was brought up in a council house and thus was able to acquire better educational opportunities than my parents as a result of growing up in a stable home with security of tenure. We want to ensure that that option exists for families who need it today.

However, the Government are removing the most basic protection for tenants that has existed in our country for decades—that council housing would be provided by local authorities to secure rented homes for people on low incomes, and that those homes would be of good quality. The Government need to stop attacking council tenants. I thought that we had cross-party agreement not only that the council housing sector should be valued, but that measures should be put in place to enhance its attractiveness and availability, rather than it being attacked in the way that it is in this Bill.

In 1979, 42% of Britons lived in council houses. Now, that figure is less than 8%. Government investment in social rented housing was cut by two-thirds when the coalition Government came to power. While the Government pledged a one-to-one replacement for every home that was sold under the right to buy, the latest figures show that for every nine homes sold, only one is being replaced.

The Government are wrong in their assumption that council tenants with security of tenure can afford to buy a home or live elsewhere. A recent study found that 91% of homes in England and Wales were unaffordable to homebuyers even in some areas where they had the national average income of £26,500. Local authorities, under the Localism Act 2011, already have the ability to offer flexible tenancies if they so choose. Why are the Government introducing this degree of compulsion and why do they attack council housing tenants in this way?

Recently a woman living in a council house in London told The Guardian:

“In the long run, London needs us service workers more than we need London. Most of us will not be able to survive with the current rental prices. We are no longer children, to be able to share a flat with 10 other people. This is a shift of the goalposts and will leave people in desperate conditions.”

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

My hon. Friend mentions a lady working in London who was concerned about people like her for economic reasons. Is my hon. Friend aware of the concerns about the housing crisis as iterated by the London chamber of commerce and industry? It said that the housing crisis in London is affecting London’s economy, as well having a human cost, as we all know.

[Dr Blackman-Woods]

My hon. Friend makes an excellent point. We have pointed that out to the Minister on a number of occasions and provided evidence to him in Committee.

Housing Supply (London)

Debate between Ruth Cadbury and Roberta Blackman-Woods

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.