Affordable and Safe Housing for All

Tim Farron Excerpts

Tuesday 18th May 2021 Commons Chamber

[Robert Jenrick]

I will come to that point in a moment, if I may, because the good news is that the planning reform Bill does that as well. We are not divided on this issue; we are united. We want a better planning system, and we want planning applications that are granted to be built out as quickly as possible. The Bill will achieve both of those objectives.

But again, just as no reasonable person could contest the fact that we need to build more homes, no reasonable person could argue that we are going to achieve those aspirations through the demand-side interventions that this Government have been pursuing alone. However significant those are—even though we have now given the keys to the 300,000th property purchased under Help to Buy—and however beneficial those schemes are to people across the country, we also need to tackle the supply side of this challenge, and we are doing that.

Last year alone, more homes were delivered—244,000—than in any year in my lifetime. Were it not for the pandemic, more would have been delivered than at any time since Harold Macmillan stood at this Dispatch Box as Housing Secretary. To put these numbers into perspective, under the last Labour Government, in one year work began on just 95,000 homes—the lowest peacetime level since the 1920s. Behind these numbers and targets, the millions of ordinary working people trying to achieve their dream of getting on the property ladder are being frustrated.

[Tim Farron (Westmorland and Lonsdale) (LD)]

The Secretary of State cites some interesting statistics, and I will cite one back at him. In the last 12 months, 80% of house sales in Cumbria have been to the second home market—for people who already have a house and are therefore depriving, in numbers, the communities they bought a home in of a full-time resident population. Does he understand the damage that does to communities such as the lakes and the dales, and what will he do to make sure the houses he builds actually end up in the hands of people who will live in them?

[Robert Jenrick]

I would say two things to the hon Gentleman, who makes an important point. First, my right hon Friend the Chancellor and his predecessors have brought forward tax changes so that there are further costs involved in purchasing second homes or for international buyers to enter the market. That money of course helps to fund our affordable homes programme. Secondly, I hope he will become an enthusiastic advocate of First homes, because not merely does it provide homes for first-time buyers and key workers, but it does so for people in their local area. So his constituents will be able to benefit from those homes, and then they will be locked for perpetuity to first-time buyers and key workers from his area. If he wishes to work with me on that, I would be delighted to ensure that some are brought forward as quickly as possible in his constituency.

--- Later in debate ---

[Tim Farron (Westmorland and Lonsdale) (LD)]

On the planning Bill, the Secretary of State, and the Government, could have listened to those concerned about high land values. He could have tackled the Land Compensation Act 1961 to bring down unrealistically high land values and to make more land available for developing more affordable homes. He could have listened to those who had called for councils to be given the power to do what Macmillan did in the 1950s and to build directly within communities with the support of communities. He could have listened to those observing the situation with the already parlous state of the construction workforce, noting that the Government’s immigration changes have now reduced that workforce by a further 9%.

The Secretary of State could have listened to all those sensible voices. Instead he listened to the voices of a few people saying that all we need to build more homes is to have permissive planning legislation. That is bogus because, as we have heard from other hon. and right hon. Members, nine out of 10 planning permission applications are granted and over 1 million planning permissions were given over the past 10 years and not delivered.

[Jim Shannon]

When it comes to the issue of land that has been banked for development, some 1 million homes are set aside for that purpose. Does the hon. Gentleman feel that there should be a timescale on when that land can be dealt with? Does he also feel that, within the land banked development plan, there should be provision for social housing for people who cannot afford housing by going for a mortgage?

[Tim Farron]

I agree with all those points. It is vitally important that land that can be used for housing is made available for affordable housing—for homes for local people that they can afford.

It is worth bearing in mind that there are other problems in the planning system. In my part of the world, south Cumbria, we have three planning authorities—the district council, the Yorkshire Dales national park and the Lake District national park. One problem there is not the overweening power of the planners, but the overweening power of developers to be able to run rings around the community. The viability assessment, for example, allows a developer to get planning permission for developing, let us say, 30 or 40 houses and then, having agreed to build a dozen or so affordable homes, to tell the planners, and indeed the local community, “We’ve changed our mind; we’ve found a few rocks, so we won’t go ahead as we had promised.” The planners’ lack of power to ensure developers do what the community wants them to do undermines local democracy and undermines the ability to deliver affordable homes to local communities.

One hugely worrying aspect of the Government’s proposals is that developers will be able to build up to 50 homes without any affordable homes among them whatsoever, which will be massively ruinous to a community such as mine where the majority of developments are smaller than 50 houses and where the average wage is less than a 12th of the average house price. I heard the Secretary of State’s offer earlier about first homes and I will take him up on his offer. In the South Lakes we will offer to be a pilot for first homes, on the understanding that it is not a replacement for the existing provision for affordable homes through the planning system. I am all ears because we need to do everything we can to ensure there are local homes for local people.

I mentioned in an intervention a desperately worrying thing. People talk about an increased number of homes being available, but in the past 12 months we have seen a reduction in the number of homes available for local people in south Cumbria, and other parts of the country as well, as second home ownership has rocketed, in part fuelled by the Government failing to think through the impact of the stamp duty holiday. Eighty per cent. of homes purchased in Cumbria in the last 12 months have gone into the second home market. They are not lived in. What does that mean for the local community? It means we are robbing that community of a permanent population.

People can talk about levelling up, but it does not look like levelling up to me when we see a school closing because there are not enough permanent homes locally to send children to that school. Levelling up does not mean very much to us in Cumbria if there is no demand for the bus service, so the old person who wants to attend a GP appointment 10 miles away cannot physically get there; and the post office shuts down because there are not enough homes in the village to sustain the post office all year round. That does not look like levelling up; that looks like the Government deciding to ignore the plight of rural Britain, including my part of Cumbria.

Therefore, I urge the Secretary of State to look at my early-day motion, which has the backing of the Lake District national park and the Yorkshire Dales national park, calling for councils in England to be given the same powers they have in Wales to increase council tax on second homes, but also to intervene to change planning law to protect first homes in communities such as mine, so those places do not become ghost towns. It is deeply troubling that there is nothing in the Queen’s Speech that allows us to tackle the explosion of second home ownership, which is undermining community in places such as mine.

I want to say a few words about the Building Safety Bill. That is an opportunity for those of us who care about those who are the victims of the staggering unfairness of the cladding scandal to seek to address it, but it would be even better if the Government were to do a U-turn now and decide not to lay at the door of those people who are blameless the price incurred by those who are guilty of recklessness and lethal decisions in both the development side and the Government regulation side of the development of properties over years. It is outrageous that we are apparently about to penalise the innocent for the failures of the guilty.

We must protect our environment, create a planning system that listens to local people and protects our landscape, and make sure that we have homes that are available and affordable for local people, so that our communities in the likes of the lakes and the dales remain sustainable. My great fear is that the Secretary of State’s plans are all about listening to the people with the power and ignoring communities such as ours, which are in desperate need of support.

[Several hon. Members rose—]