Levelling-up and Regeneration Bill

Lord Jackson of Peterborough Excerpts

Committee stage
Tuesday 18th April 2023 Lords Chamber

I urge my noble friends on the Front Bench that, if they agree with the spirit of these amendments, the Government should come back on Report with their own amendments, and that they should before that date publish a revised National Planning Policy Framework, as I mentioned previously, showing that as a consequence they propose to reinstate the housing target and the standard method as the basis for local planning authorities to assess their housing requirements.

[Lord Jackson of Peterborough (Con)]

My Lords, I will speak to all the amendments in this group. I support them all, with the exception of the amendment tabled by the noble Lord, Lord Bradley, on which I am agnostic at the present time.

The comments made by my noble friend Lord Lansley were interesting and I completely endorse them. I was extremely disappointed by Ministers resiling from their original commitments to planning targets that arose from the ministerial Statement last December. Noble Lords might wish to look at the excellent paper that was published in January by the Centre for Policy Studies, The Case for Housebuilding, which disabuses people of the canard that housing targets, and local housing in particular, are unpopular. Qualitative and quantitative data collected in that paper by the CPS shows that this is not the case.

My noble friend Lord Lansley is absolutely right that Ministers now have the opportunity to restate their commitment to housebuilding—a commitment made in the 2019 general election manifesto. Clearly, it is imperative. There is an urgent need to reassure people, particularly people under the age of 40, that they have a Government who are committed to providing them with the options to at least think about owning their own home. It is difficult, of course, because there are competing interests. It is basic economics that, if you own capital, you do not want to diminish the value of that capital by giving capital to other people. However, the bigger issue here is one of fairness and social equity, particularly for younger people. The Government have an obligation to look again at ways they can facilitate more homes to be available through strategic planning policies, not just in cities but on brownfield sites and urban extensions in rural and suburban areas.

I commend the Home Builders Federation for its unfortunately titled Planning for Economic and Social Failure, published in March, which contains a lot of interesting data, and the Housing Today magazine’s campaign, A Fair Deal for Housing.

I want particularly to talk about the very interesting remarks made by the noble Lord, Lord Best, who brings great expertise and experience to this issue around housing for older people. He is absolutely right that the figures are pretty stark. There will be around 500,000 new over-75s within the next five years. As he said, by 2032, there will be 5 million people over the age of 80. This is not a luxury that we can dismiss with any degree of insouciance. Older people’s housing is an important issue, for a number of reasons.

If I can take noble Lords back to 2015, I was fortunate, or unfortunate, enough to attend a barbecue at No. 11 with the then Chancellor, George Osborne, as a bright-eyed and bushy-tailed—well, slightly addled—Back-Bencher in the other place. He asked: “What policy do you think I should put forward in this Parliament that would really make a difference?”—this was just after the general election. I said tax breaks for extra-care facilities to help older people in need into extra care and to alleviate the cumulative impact over time on acute district hospitals, general practice and social care. Clearly, I did not make much of an impact, because successive Administrations have not necessarily followed my advice.

I think the beauty of the amendment from the noble Lord, Lord Best, is that it is a probing amendment that begins the debate. Ultimately, the debate will land at the feet of the Treasury, because in our centralised system it makes the decisions. For very narrow financial reasons, because of the demographic time bomb we face, it makes sense that we focus, look again and review housing for older people.

McCarthy Stone makes the assertion, which I am sure it can support by data, that pursuing a policy of encouraging downsizing of older people into extra-care facilities might release 2 million rooms across different tenures of housing. That accommodation would be available to families, younger people and those who are languishing on social housing waiting lists. It is something we need to look at; we desperately need new national guidance. We should require local authorities to assess local housing need and to include policies for older people in their local plans. We also need to think, potentially, about exempting older people moving into a retirement community home from paying stamp duty; that is extremely important.

This will have a wash-through into the health service and social care. It is about not only money but providing good-quality facilities for older people to support their dignity and independence, because too much of social care is about trying to solve a problem. I will finish with some statistics. If noble Lords remember the excellent report published by the Built Environment Committee in January last year, entitled Meeting Housing Demand, they will remember that by international comparison the UK is in a very poor place in the provision of housing for older people. In Australia, New Zealand and the United States, approximately 5% to 6% of over-65s have access to housing with 24/7 staffing, community facilities and bespoke care facilities. In this country, it is a pitiful 0.6%.

We can do better. I do not expect Ministers to develop policy on the hoof straightaway, but by accepting this excellent amendment by my noble friend Lord Young of Cookham and the noble Lord, Lord Best, we can begin the debate and discussion. I think there is a political consensus across parties that this is an issue and a problem that we cannot turn away from for very much longer.

[Baroness Fox of Buckley (Non-Afl)]

My Lords, I like this group of amendments. We have just had a group of amendments in which we talked a lot about protecting species’ habitats. I am an enthusiast of the hedgehog as much as anyone else, but I am worried that the Bill neglects human habitats: housing. I am really glad that we are going to focus in on that.

We heard an imaginative, problem-solving amendment from the noble Lord, Lord Best, who brilliantly motivated homes for older citizens, something that I would like to see developed. I have added my name to Amendments 215 and 218.

I am grateful to the noble Lords, Lord Lansley and Lord Young of Cookham, and the noble Baroness, Lady Hayman of Ullock, for focusing on housing supply. I made that the focus of my Second Reading speech and I continue to raise the issue, but it has been explained and motivated so well so far that I will confine myself to Amendment 210 in my name. However, unless there is some movement from the Government on tackling the blocks to building more homes and increasing the stultifying and sluggish housing supply, I will happily support the noble Lords and the noble Baroness if they table similar amendments on Report, because this is an issue of great urgency.

Amendment 210 is a modest amendment that deals with how homes are categorised and marketed in local plans. It would ensure that any local plans are honest and transparent about housing data and targets. Housing is usually categorised as either rented or owned, but I suggest that we need a third category that might more honestly reflect reality. If you go into an estate agent’s or look longingly in the window, you look at either rented accommodation or accommodation for sale. If you are lucky enough to buy a home, you assume that it is fully yours, but the sad reality is that the one in four so-called home owners who buy a leasehold property—nearly 5 million homes are in this category—are not home owners at all.

People should know what that means. When they go to an estate agent, we need to ensure that there is less mis-selling and that the estate agent advertises in its window “homes to lease”, rather than “homes to sell”, when it comes to leaseholders. This is important, because a lot of the Government’s rhetoric on housing and levelling up is intended to motivate an increase in the number of home owners. Arguably, leaseholders should not be counted in those figures.

I will give a few definitions and a bit of history. The reality of what the nature of leasehold really means came as rather a shock to many of us when it was exposed by the post-Grenfell building safety crisis. It has become increasingly apparent, at least to leaseholders, that we are not home owners—I declare an interest as a leaseholder. We realised that what we had purchased was a time-limited licence to occupy a concrete shell, of which the leaseholder does not own a brick, even after the mortgage has been redeemed.

In contemporary debates on this issue—of which there have been many recently, in both Houses—leasehold is often described as feudal serfdom. When I heard that, I thought it was just a bit of political hyperbole, but in fact leasehold tenure harks back to an age when land was correlated with power; and even in 2023, leasehold is indeed still firmly rooted in a sense of serfdom and manorialism. The medieval aristocracy enjoyed perpetual land ownership by allowing serfs to occupy premises on their land in return for labour and, later, in exchange for financial contributions.

As if to emphasise how much of that ancient history continued well after the end of feudalism, for many years leaseholders did not have the franchise. Why? Because the property qualification that was required in order to have the vote meant that you had to own your own property before you could choose who governed you. Because leaseholders did not count as owning their own property, they were not given the vote. When the democratic struggles succeeded in abolishing this egregious property requirement for voting, there was, unfortunately, no abolition of leasehold—but not for the want of trying. Even in 1884, Lord Randolph Churchill decried leasehold for empowering landowners to

“exercise the most despotic power over every individual who resides on his property”.

Indeed, between 1884 and 1929, there were at least 18 attempts to legislate against leasehold. It seems ridiculous that this has been going on for so long. But here we are, in 2023, with seeming cross-party unanimity, at last, on abolishing leasehold altogether.