Housing and Planning Bill

Baroness Warwick of Undercliffe Excerpts

Wednesday 4th May 2016 Lords Chamber

[Baroness Bakewell of Hardington Mandeville (LD)]

My Lords, I rise to speak in support of Motion B1 in this group and remind the House of my interests as a vice-president of the LGA and a South Somerset district councillor. I note that Amendments 1A, 1B and 1C give a commitment to a taper and that the affirmative procedure will be used, as is only right and proper.

I shall be brief, as all arguments have been fully made previously. However, I have one query and ask the Minister to clarify what the Minister of State in the other place meant yesterday when he said in response to one of his honourable friends:

“As the discount is proportional, the difference in values will be dealt with by the way in which the percentages will work”.—[Official Report, Commons, 03/5/16; col. 63.]

On Motion B1, these Benches support the noble Lord, Lord Kerslake, in his wish to ensure that types of home ownership other than the Government’s starter homes programme are available to residents. We fully support the Government in their wish to see an increase in the supply of housing across the country—it is much needed—but we are concerned that there should be a true mix of alternative forms of affordable home ownership. This amendment would go some way towards meeting that requirement.

Finally, I thank the Minister, the noble Lords, Lord Best and Lord Cameron, and the noble Baroness, Lady Royall, for securing Amendments 10A and 109B on rural exception sites. These are to be welcomed and give some reassurance on the future of rural communities across the country, including national parks and AONBs.

I note that consultation is continuing on what constitutes “rural”; I hope it will be short and productive. Given the discussion we had in this House about the meaning of “rogue” in the context of rogue landlords, I hope we will not go down rabbit holes in defining what is meant by “rural” community.

[Baroness Warwick of Undercliffe (Lab)]

My Lords, I speak in support of government Amendment 10A, which safeguards the provision of affordable homes on rural exception sites, as well as Amendment 10B in the name of the noble Lord, Lord Kerslake, which would add to it. I declare an interest as chair of the National Housing Federation, which represents England’s 1,000 housing associations. As many noble Lords will be aware, housing associations work with local authorities across the country to deliver the homes and services needed by each local community.

The Government have a manifesto commitment to deliver 200,000 starter homes by 2020, which will help many people on to the housing ladder. They have also shown a welcome commitment to shared ownership. However, as the Bill allows developers to deliver starter homes as part of their Section 106 obligations, this puts the supply of all other forms of affordable homes at risk. I welcome the Government’s Amendment 10A, as it allows local authorities to protect rural exception sites, making sure that the housing delivered will be affordable in perpetuity for the local community. It recognises the value that rural exception sites bring to our rural villages.

Unfortunately, however, the rejection of Lords Amendment 9 by the other place puts the much needed delivery of all forms of sub-market rent at risk by undermining local authorities’ power to plan to meet objectively assessed local housing need, as they are required to do by the National Planning Policy Framework. Local authorities should have the freedom to plan for the different tenures that people living in their area might need. In many cases, these will include starter homes, but local people may also need affordable or social rented homes, or homes for shared ownership.

I understand that the Government are not willing to grant this flexibility given their focus on delivering starter homes. Although I stand by my position that local authorities should retain the freedom to plan for all local housing need, I voice my support for Amendment 10B in the name of the noble Lord, Lord Kerslake, which would enable starter homes to be built while giving local authorities flexibility to deliver other forms of low-cost home ownership products to meet the needs in their area. This would include shared ownership —an affordable way for those on low incomes to own their own home which was originally pioneered by housing associations.

Local authorities know best the housing needs of the people in their areas. They are in the best position to determine the right mix of homes in their areas. This amendment is an elegant way to enable the Government to meet their manifesto commitment to boost home ownership, while giving local authorities some flexibility to serve their communities by planning sensibly for the homes that meet those communities’ needs.

[Lord Kennedy of Southwark (Lab)]

My Lords, as this is my first contribution today to consideration of the Commons reasons and amendments to the Housing and Planning Bill, I draw noble Lords’ attention to my declaration of interests and further declare that I am an elected councillor in the London Borough of Lewisham. Generally, it is disappointing that we are back here today following the rejection by the other place yesterday of a number of amendments proposed by your Lordships’ House. There has been some movement in the Government’s position on the taper but they have not gone as far as we would have liked, and I think the noble Lord, Lord Best, got this one right. Nevertheless, we are pleased that there has been some movement. Recycling a proportion of the discount through a taper if the property is sold is a much better way of delivering this policy and I am pleased that the Government have accepted that.

On Motions B and B1, proposed by the noble Baroness, Lady Williams of Trafford, and the noble Lord, Lord Kerslake, respectively, the latter amendment gives local authorities the ability to demonstrate the case for delivering other forms of low-cost home ownership to the Secretary of State along with their general duty to deliver starter homes. That is all the amendment does: it gives the local authority the ability to demonstrate the case. If that is not done to the Secretary of State’s satisfaction, approval will not be given. I cannot see why the Government want to resist that. Again, it is disappointing that the other place has not accepted Amendment 109 proposed by my noble friend Lady Royall of Blaisdon, but there has been some movement, which is to be welcomed. Like my noble friend, I will be looking carefully at what emerges from future discussions, and we will press the Government further in that regard.