Tom Brake
Main Page: Tom Brake (Liberal Democrat - Carshalton and Wallington)(8 years, 5 months ago)
Commons ChamberRead Full debate Read Hansard Text
Tim Farron
The hon. Gentleman is basically saying, eloquently, that, despite the Government’s attack on housing associations, they will somehow muddle through. Many of them will, indeed, have to increase their efficiency; otherwise, people will be hit, including those in supported accommodation, young people who are attempting to get back on the straight and narrow after a difficult start in life, and people living in sheltered accommodation. Others will also be affected by the lack of investment resulting from the reduced income. Good, decent, responsible housing associations will not just sit and grump and sulk; they will make the best of things, but they will do that despite the Government, not because of them.
Tom Brake (Carshalton and Wallington) (LD)
May I update my hon. Friend on the conversation I had with a local housing association? It had put in place investment plans to build new homes, but all of a sudden those plans have been blown apart because their income is going to fall as a result of the rent cut. It therefore has to readjust its investment plans downwards.
Tim Farron
My right hon. Friend makes a perfect point that is relevant to my experience in Cumbria. None of this is to say that a reduction in social rents is a bad thing—it is a good thing—but, as I have said, there is something utterly mean-spirited and counterproductive about being very generous with other people’s money.
Rural areas such as mine in Cumbria face particular challenges in tackling the issue of affordable housing. If we consider the fact that some 8% of homes in rural areas are affordable, compared with 20% across the country, we will realise how difficult it is for children who grow up in rural communities to cling on, make a living there and raise their own families when they get older, and, indeed, for key workers to live in the areas in which they work.
On the positive side, when councils have been empowered and supported to deliver homes, they have proven that they can do so. South Lakeland District Council has delivered hundreds of new affordable homes, bringing the waiting list down by 18% in a single year. It is a fantastic example of a council with the right priorities delivering to meet the needs of its community. So many communities are under threat. The growth in second home ownership means that communities can be hollowed out as the result of a diminished resident population and the subsequent loss of schools, post offices, shops and public transport links.
The increase in stamp duty on the purchase of second homes is good news, but mostly for the Treasury. When communities such as Hawkshead have roughly 50% second home ownership, why cannot those funds be redirected to those communities, to support local services and to help provide new affordable homes? Why will the Government not support Liberal Democrat plans to allow second homes to be charged double council tax, to tackle the immense damage that excessive second home ownership does to towns and villages in places such as the west country, Northumberland and Cumbria?
Councils have a valuable part to play in providing the homes we need to tackle the crisis of supply. They could play an even greater role in providing homes of all tenures, by which I mean not just social homes, but homes for sale and private rent, improving the quality of homes in that sector. Yet councils are being hit with cuts and extra taxes from every side by this Government in what appears to be a war of attrition aimed at putting councils out of the business of providing homes.
Councils are not the whole answer to the housing crisis, but they are part of the solution, as are starter homes. We must trust our democratically elected councils, which know and understand local needs, to deliver for their communities. That is why we are calling on the Government to lift the borrowing cap to enable councils to borrow to build. That could lead to an extra 80,000 homes over four years, each providing a secure home for a family to bring up their children. That has been called for by the London Chamber of Commerce and Industry, the Local Government Association and others. Most solutions to the housing crisis are long term, but where immediate action can be taken, the Government surely must take it. Ideology must not be allowed to get in the way of supplying the homes that are needed. It is time to trust councils again.
The Minister for Housing and Planning (Brandon Lewis)
Once again, I thank an Opposition party—a different one this time—for choosing housing as the subject of its debate. We are a one nation Government, and our goal is to have a Britain where everyone who works hard can have a home of their own. That ambition is possible only because of our tough action to drive down the deficit, and it is conceivable only because of the progress we made during the last Parliament. I therefore want to start with a word of thanks not for the hon. Member for Westmorland and Lonsdale (Tim Farron), who refused to serve in the coalition Government, but for his party, which did, and for his colleagues who played their role in helping to turn around the broken housing market we all inherited in 2010.
I just hope that this is a debate that the hon. Gentleman will remember. I say that because at his party conference in September, he declared:
“Housing is the biggest single issue that politicians don’t talk about.”
That is news to me and, no doubt, to many Members across the House, because this is the eighth debate about housing in recent months, and that is not including the debates on the Housing and Planning Bill. On none of those occasions did we hear a contribution from a Liberal Democrat. On 10 June 2015, we had a debate on housing; on 24 June, we had a debate about leaseholders and housing association ballots; on 14 July, we had a debate about shared ownership housing; on 15 July, we had a debate on housing supply in London; on 9 September, we had a debate about affordable housing in London; on 4 November, we debated prefabricated housing; on 15 December, we debated housing again; and on 27 January 2016, we debated housing benefit and supported housing. Not a single Liberal Democrat took part in any of those debates. Even during the passage of the Housing and Planning Bill, the hon. Gentleman was the only Liberal Democrat who bothered to speak on Second Reading and on Report, and they did not take a seat on the Committee—not once. If the hon. Gentleman believes that politicians should start talking about housing, I suggest gently that he should give his lectures closer to home.
Brandon Lewis
The right hon. Gentleman will appreciate that, as the hon. Member for Westmorland and Lonsdale said, we have built more social housing in the past few years than was built in the entire 13 years of the last Labour Government. In fact, we built more social housing in 2014-15 than was built in those 13 years.
Members may recall that during the last Opposition day debate on this matter I said that there was an appropriate film for the return to his old brief of the shadow Housing Minister, who I notice is missing yet another housing debate. I said that it was rather like the Soviet version of “Back to the Future”. It would be unfair to deprive the hon. Member for Westmorland and Lonsdale of a cultural reference of his own. Hon. Members will, by now, have realised that I like to use the odd film analogy. On account of his completely forgetting that politicians do occasionally talk about housing, I suggest a film from 2007 called “Goldfish”. It may be a little-known film—I admit that it is hardly a box office smash—but it is highly rated by the few people who have bothered to watch it. I admit that the plot bears little relevance to today’s debate, but if you will bear with me, Madam Deputy Speaker, I can explain its relevance. Crucially, there were just eight people in the official cast.
Most hon. Members will know that housing issues are given great prominence in this House, and that is entirely welcome.
Teresa Pearce
I thank the Minister for his intervention, but with Help to Buy and starter homes, many developers are seeing people queuing round the block for the opportunity to buy the few houses and flats that are available. That shows that people want to buy, but it also shows that more people want to buy than developers have properties to sell. In my experience, such a position simply inflates prices. What is more worrying, however, is the fact that developers can deliver starter homes to help the few, rather than affordable homes that would help the many. I do not think that Labour Front Benchers would have such a problem with starter homes if they were in addition to, but they are not in addition to; they are instead of.
Where are people supposed to live if they cannot afford a starter home? They will find themselves in the private rented sector, with insecure, short-term tenancies, unable to save for deposits on homes of their own because their rents are so high. In 2010, the average deposit was £43,000; it is now close to £60,000. If that trend continues, by 2020 the average deposit will be about £76,000.
At the core of the housing crisis is a fact that has already been touched on. Not enough homes are being built, but although in a year’s time we may be judged by the number of homes that we have built, in 10 years’ time we will be judged on the basis of the quality of what we have built. Although we need to build more homes, it is a question of not just number but quality, and the growing skills shortage in the construction industry seriously threatens our ability to deliver the types of home that we need.
The Construction Industry Training Board recently revealed that in 2013-14 just over 8,000 apprentices had completed their training, 10,000 fewer than in 2008-09. Many construction apprentices are working towards an NVQ level 2 qualification, which means that they will not have the complete skills set that would enable them to become fully trained construction workers. The Government need to tackle that growing skills shortage, because it is a key issue, and I look forward to hearing what the Minister has to say about it. We need the land, the developers and the people who want to buy, but we also need the people who can build.
In 2010, one of the first decisions made by the Chancellor in the coalition Government was to cut investment in affordable homes. Partly as a result of that short-term cut, the housing benefit bill has risen in the last five years as families have been forced into the expensive private rented sector. The provision of affordable homes would save money for the taxpayer by lowering expenditure on housing benefit.
The housing benefit cuts will have a devastating impact on supported housing, which we debated in the House two weeks ago. The Secretary of State is pressing ahead with the cuts although the evidence review on supported housing that he commissioned, which was supposed to be completed in November last year, has still not been completed. The National Housing Federation predicts that 156,000 supported homes could be forced to close. Moreover, the building of a further 2,400 homes has been stopped because of the proposals. The cuts in housing benefit, which supports thousands of elderly, disabled and homeless people, will have a catastrophic impact on those who can least afford it. Homelessness is becoming a national scandal. According to Shelter, rough sleeping has increased by 55% since 2010. In fact, those statistics understate the true picture, because many thousands of people are hidden from view because they are sofa-surfing or staying temporarily with friends or family, with nowhere to call home. In London, that must be a priority for the next Mayor.
Tom Brake
I wonder whether the hon. Lady, like me, is surprised that on Monday the Prime Minister—rightly, in my view—spoke of the need to address reoffending, given that many organisations that provide supported housing for ex-offenders are telling us that they will have to close hostels, bedsits and one-bedroom flats because they will not be able to go on providing them from April 2018 onwards. That will clearly boost the level of reoffending.
Teresa Pearce
There are three prisons in my constituency, and that issue worries me greatly.
Private rents have soared well beyond inflation, which places more strain on tenants’ finances. Although most landlords do provide good-quality accommodation, the English housing survey estimates that almost one in three privately rented homes are non-decent. A quarter of a million properties in the sector are estimated to have a category hazard. According to a major report by Shelter which followed a YouGov survey, 61% of tenants had experienced mould, damp, leaking roofs or windows, electrical hazards, animal infestations or gas leaks in the last 12 months.
Tom Brake (Carshalton and Wallington) (LD)
First, I thank everyone who has contributed to this good-natured debate, leaving aside the unfortunate references to the size of the Liberal Democrat party. We can live with that for the next four and a half years, and we look forward to 2020 and seeing the Conservative Benches severely depleted.
We have heard contributions from a number of Members, and I hope to make a brief reference to each. My hon. Friend the Member for Westmorland and Lonsdale (Tim Farron) set out why lives are blighted, insecure and unfulfilled without housing. He rightly dwelt on the coalition Government’s record, which was in some aspects very positive, particularly on empty homes—all Members have campaigned on that, because it is such a waste of resource—and on scrapping the planning guidance. In a meeting with planning officers a few days ago, they described how the guidance had shrunk, and that is clearly welcome. My hon. Friend also focused on the negative impact a lack of housing has on rural communities.
I thank the Minister for his thanks for what the Liberal Democrats contributed in the coalition Government. I intervened on him to ask whether he would confirm how many social homes had been built during the time the debates he mentioned had taken place, but he did not give me that answer—I suspect it was probably not many more than the number of those debates. He focused on Eastleigh and it is worth pointing out, just in case any Members were of the opinion that nothing was happening on the local plan in Eastleigh, that it is being consulted on it at this very moment.
The hon. Member for Erith and Thamesmead (Teresa Pearce) spoke for the official Opposition and referred to the fact that starter homes should be additional, and I agree with her. There is nothing wrong with a starter homes initiative if it is part of a package and provides additionality. She referred to the skills shortages and helpfully referred to what the Liberal Democrat London mayoral candidate, Caroline Pidgeon, is planning.
The hon. Member for Pudsey (Stuart Andrew) is no longer in his place, but he said that everyone has the right to a decent home, and I completely concur with him on that. That of course applies whether they can afford to buy their own home or whether they cannot and need to rent an affordable home. He touched on the issue of the sustainability of housing, and I am sure that is key in his area. There is no point in building housing that is not sustainable, particularly in areas where flooding is prevalent.
The hon. Member for Glasgow Central (Alison Thewliss) is no longer in her place, but she presented a glowing picture of the housing situation in Scotland under the Scottish National party. She did not, however, refer to figures from June 2015—it may be that things have moved on since then—when there were 150,000 families on the waiting list for a decent place to live in Scotland, and there were 1 million people suffering fuel poverty and 60,000 overcrowded homes. The picture is not quite as glowing as the one presented earlier.
The hon. Member for South Norfolk (Mr Bacon) complained that, although our motion contained a reference to self-build, my hon. Friend the Member for Westmorland and Lonsdale did not refer to the issue. Of course, the hon. Gentleman will know that that was because my hon. Friend knew that the hon. Gentleman was going to concentrate exclusively on the subject of self-build in his speech and in a series of interventions, so he should be grateful to my hon. Friend for allowing him to focus on that in the way he did.
My hon. Friend the Member for Ceredigion (Mr Williams) focused on rural communities and rural services, and the impact that seasonal tourism can have on a range of services and the social fabric in areas where it means many homes are unoccupied at other times of the year.
The hon. Member for North West Leicestershire (Andrew Bridgen) rightly focused initially on Labour’s poor track record over a 13-year period in its level of contribution to housing stock. He also focused on the importance of good design. That is particularly true, as I suspect that many of the developments we are going to see in future years will be at a higher density and therefore the design will need to be of even better quality.
My hon. Friend the Member for Leeds North West (Greg Mulholland) talked about prioritising brownfield sites. Well, I have been a Member of Parliament for 18 years, and for each of those 18 years there has been a call for brownfield sites to be prioritised. It seems as though we have never quite got to the point where it has happened. He also pointed out that councils can take advantage of their borrowing powers—certainly my local council has done this—to invest in council housing. Like him, I regret the fact that his local authority has not done so. He also referred to his excellent National Planning Policy Framework (Community Involvement) Bill, which he would like all Members to support for the good ideas that are contained therein.
The hon. Member for Solihull (Julian Knight), who is in his place, praised Help to Buy, which was an excellent coalition policy that continued into this Government. The scheme clearly has made a contribution at a difficult economic time, where the market was dead, the skills associated with house building were being lost and something needed to be done, and the Government acted on that.
The hon. Member for York Central (Rachael Maskell) mentioned the impact on businesses when employees cannot afford to live in the city in which they work. That is not just an issue for York. At the first meeting organised around the mayoral hustings for London, we heard about a large firm of accountants—a household name—that was having to find accommodation for their young employees, as those employees could not find anywhere in which they could afford to live, so affordable housing is a big issue for employers in London. As she pointed out, it is regrettable that, when there are sites that could provide a substantial level of affordable housing, very little, if any of it, ends up being used for social housing. In London, for example, New Scotland Yard has been bought up by a developer from Abu Dhabi for £370 million. The starting price for a flat is just below £1 million. I do not know whether there will be any affordable homes in that development. Clearly, that is a huge missed opportunity.
The hon. Member for Eastleigh (Mims Davies) had a number of pops at her Liberal Democrat councillors. I simply point out to her that the local plan in Eastleigh is under consultation, and I hope that she is encouraging her constituents to take part, either by email or in writing.
The hon. Member for South Suffolk (James Cartlidge) talked about the importance of regenerating estates, which is essential, and can work effectively. In the London borough of Sutton, we have a good example in the Roundshaw estate, which was completely regenerated under Labour’s single regeneration budget, and it works very well. The residents of the old estate—it is the concrete monstrosity with 1960s tower blocks and aerial walkways that features in “The Bill”—wanted to stay on the estate, and were able to do so. The scheme was a total success. We need to regenerate, but, at the same time, maintain our communities.
In my last couple of minutes, I should like to comment on a couple of things that have not been mentioned in as much detail as I would like. The first is supported housing, to which I and the hon. Member for Erith and Thamesmead referred. I hope that the Minister will listen carefully to this, because it is an issue to which the Government need to respond. In my constituency, I had a meeting with Transform Housing and Support and Langley House Trust that provide supported housing. They are very concerned about what will happen from April 2018 onwards when they will receive the housing revenue account figure only for that particular area. They say that they will not be able to provide supported housing. One housing association predicts that it will lose 300 units. I hope Ministers will listen to that concern and look carefully at the position. We do not want to see ex-offenders turfed out on to the streets because their housing providers cannot continue to meet their housing needs. That will not help the Prime Minister’s drive to cut reoffending rates.
On environmental standards, to which we heard reference, the Liberal Democrats pushed hard on that in coalition and made it a priority. It did not last very long once the Tories came to power. It is clear that the Prime Minister’s beloved huskies have been taken out and quietly shot. As the Wildfowl and Westland Trust requests, we should not neglect the quality of new housing from the perspective of resilience and environmental sustainability. When building new homes, we should have regard to natural resilience, such as sustainable drainage, which is vital for flood mitigation. We also need to have regard to carbon emissions and energy costs. What is the point of cutting the cost of new build by a fraction, thereby guaranteeing extra energy costs associated with heating that home for the next 50 or 60 years? That is what the Government have done by scrapping the zero carbon homes initiative.
I do not want to say that everything is bleak and there are no good opportunities out there. There are, and my local authority has taken advantage of them. It took up the ability to borrow and is building an extra 140 council homes as a result. It has set up a company, Sutton Living Ltd, which will build homes across all tenures—homes for sale, which will subsidise homes for affordable rent. That will provide hundreds of new homes.
In conclusion, I do not always agree with the Institute of Economic Affairs, but I share its view that unless we address the supply problem, we will not bring down prices or ensure wider home ownership. The Government’s plans do nothing to address the scale of the supply problem for would-be homeowners on lower or middle incomes, and their ideological opposition to social housing will ensure that the supply of affordable homes is cut. We often hear from the Government Benches the refrain “the long-term economic plan”. What families in overcrowded homes and young people still living at the hotel of mum and dad want to hear echoing round this Chamber is a long-term plan for housing. That is what we offer in our motion and what the Government have failed to provide. I commend the motion to the House.