Clive Betts
Main Page: Clive Betts (Labour - Sheffield South East)New Housing Supply
Clive Betts Excerpts
Mr Clive Betts (Sheffield South East) (Lab)
It is with pleasure that I speak to the report produced by the Communities and Local Government Committee, “Financing of new housing supply”, which we published last May and to which the Government responded in July. Today provides an opportunity to consider the report’s recommendations and the Government’s response to them. I hope their response today will be more enthusiastic than the written response they gave in July. A new Minister, the Under-Secretary of State for Communities and Local Government, the right hon. Member for Bath (Mr Foster), is now in place, so he might manage to achieve that. We can also consider certain things that have happened since the report was produced about 10 months ago, and see how they may have changed our recommendations or, indeed, strengthened their case.
The Parliamentary Under-Secretary of State for Communities and Local Government (Mr Don Foster)
If it is of assistance to the Chair of the Committee, I am prepared, in the light of developments over the past 12 months, to place an update of the Department’s response to its report in the Library of the House of Commons later today.
Mr Betts
I thank the Minister for that and we look forward with anticipation to reading what he has to say. We will do so closely, and the Committee might give it further consideration.
The report, which was signed up to by all members of the Committee on a cross-party basis, tried to consider the issues in the longer term. I am pleased to see in the Chamber several members of the Committee, both past and present, whom I hope will be able to catch your eye, Mr Deputy Speaker.
We started off from the basic position that we have not been building enough homes in this country for a long time. The basic requirement is about 250,000 homes a year, based on household formation, plus an increasing number to make up for the backlog of past under-investment. Since the report was published, we have had the figures for housing starts in 2012. There were 115,620 housing completions, up 1% on the previous year, and 98,280 housing starts, an 11% reduction. Therefore, if our recommendations were correct a year ago, they are probably just as correct now.
This is not a short-term problem. The report acknowledges that even at the height of building in the mid-2000s, we were building a maximum of only 170,000 homes a year, which was not sufficient, either. The private house-building industry has never managed to build more than 150,000 homes a year, so the likelihood of being able to rely on it to deliver the extra homes is probably very small indeed.
We also know that historically, the percentage of owner-occupied properties has been falling since about 2002. That represents a change. The number of private rented properties has been rising considerably and is now slightly greater than the number of social rented properties.
We can also see the consequences of the failures over a long period and of the immediate problems of 2008 and beyond, including young people in particular being unable to afford a mortgage and increasing waiting lists for social housing. People with heart-rending stories who ought to be given a house immediately visit our surgeries every week, but they cannot all have priority because there are not enough homes to go round. Rents in the private sector are also rising. I will not say too much about the private rented sector today, because we are in the middle of a further inquiry into it and what we should do. We look forward to having Ministers before us at the end of that inquiry.
While we were conducting the inquiry into new housing supply, the Government produced their housing strategy for England. It contained measures that everyone could support, such as the release of public sector land. It also included the NewBuy scheme, on which we were promised an update after 12 months. I am not sure how much there is to update us on, but the Minister may be able to give us a few figures.
The Committee concluded that we needed a long-term strategy. There is an issue with homes, but there is also the immediate issue of jobs and growth. The National Housing Federation gave us the interesting figures that every affordable home built in this country provides £108,000 in added value to the economy and creates 2.3 jobs. We should bear that in mind. We also concluded that we needed radical changes. Members of the Committee recognised that we needed to be brave and think outside the box in coming to our conclusions.
We made a number of proposals because we recognised that there was no silver bullet, magic solution or switch that could be flicked in Whitehall that would make everything okay the following day.
Mr Stewart Jackson (Peterborough) (Con)
Has the hon. Gentleman given any thought to the problem in the planning system of land banking, whereby many approved planning applications remain unactioned? Local authorities have put significant amounts of money into those sites, for example via supplementary planning documents, but they are now idle. Were they to be actioned, it would go some way towards ameliorating the housing shortage.
Mr Betts
The hon. Gentleman helpfully anticipates my next point.
The Committee concentrated on funding issues because that was the remit of the report. However, we said in passing, as we did in our report on the national planning policy framework, that we did not believe there was evidence that planning was the obstacle to growth. We accepted the point, which the Local Government Association has made again recently, that there are 400,000 planning permissions for new homes that have not been activated. Getting at those is a major challenge that we should talk about. I do not believe that the measures in the Growth and Infrastructure Bill will deal with that problem, although that did not form part of our report because it has been published since our inquiry. The LGA also says that 87% of all the planning applications made last year were given permission. Planning is therefore not the problem.
There is a potential long-term problem, which I have raised with Housing Ministers on a number of occasions, if local plans become the heart of the planning system, as they ought to be. Many local authorities ought to speed up the process of getting those plans in place, because they are a crucial part of the planning system. The problem is what we should do if the housing numbers in the local plans do not add up to a figure that meets the national housing requirements. I asked the previous Minister for Housing that question on a number of occasions and he never seemed to have an answer.
I congratulate the new planning Minister, the Under-Secretary of State for Communities and Local Government, the hon. Member for Grantham and Stamford (Nick Boles), who came to the Select Committee a couple of weeks ago with Lord Taylor of Goss Moor, who was reviewing the supplementary planning guidance. At the top of their list of issues that were not addressed properly in the supplementary planning guidance was the need for a consistent measure of housing need that could be incorporated into local plans on a consistent basis. That will be a helpful move. It will take time for it to be effective, but there is a recognition that the abolition of regional spatial strategies and the total reliance on local plans has created a disconnect with the national targets.
Mr Jackson
The hon. Gentleman is being most generous in giving way. Does he agree that when developers have made a value judgment to bank a portfolio of land because the market is failing, there is no fiscal incentive for them to develop that land? We know about housing need, but the Treasury and others are giving no incentives in terms of supply. Perhaps we should consider tax changes as a catalyst for development.
Mr Betts
That is not something the Select Committee looked at. I will pass it over to the Treasury Committee, just as Ministers pass matters over Treasury Ministers.
There is, however, a worse problem in certain areas. I have been advised by Les Sturch, the director of planning at Sheffield council, but this is also happening in other councils. Because of market changes in housing, many developers are saying that although certain sites have—or could get—planning permission because the land is owned for housing in a local plan, they are not developable in economic terms. Local authorities therefore have to revisit their local plans and look for new housing sites in more favourable areas. That is a real problem and will put pressure on green open spaces because developers will say, “These sites are much more attractive to develop in the current climate.” Ministers must address that problem in the planning system, or else Members will be knocking on ministerial doors and saying, “Why do I have to provide lots more housing sites in my constituency when so many sites have not been built on, even though they have planning permission or could get it if developers applied?” That is a longer-term problem.
We recognised that public funding will, of course, be limited for the foreseeable future, so we looked at the private sector and markets to see what was available. There is a long-term problem. Everyone has said that such housing is an obvious form of investment, but sums have traditionally shown that investors believe they can get a 6% return, although they need 8%. There is therefore a gap, and evidence to the Committee suggested that that is why developments have tended not to happen.
However, there is increasing evidence that developments are beginning. The Greater Manchester Pension Fund is working with Greater Manchester council to provide homes, and Aviva pension fund and Derwent Homes are coming forward with schemes. Places for People gave evidence to the Committee.
James Morris (Halesowen and Rowley Regis) (Con)
The hon. Gentleman refers to the scheme in Greater Manchester, but does he agree that there is great scope for local authorities to take on more borrowing capacity and leverage pension funds in order to invest further in houses of different sorts?
Mr Betts
Absolutely, and I was going to welcome the Government’s consultation on relaxing restrictions on local authority pension funds to provide more scope to invest in infrastructure, particularly housing projects. That helpful move forward should be welcomed.
The Committee also considered a bigger deal—a housing investment bank, for example, or an extension of the Green investment bank. Lots of good initiatives scattered around the country are beginning, but small projects often find it difficult to access institutional funds, and small pension funds do not want to get too heavily involved in lending to one particular scheme. A housing investment bank could link up investors who might want to invest—including smaller investors—with borrowers and smaller schemes, and the risk could be spread across those schemes, thereby making the investment more attractive.
Ian Lucas (Wrexham) (Lab)
On speaking to builders in my constituency, it is clear that small-scale construction is supported by individuals buying properties to let, rather than first-time buyers. It seems that considerable numbers of people who want to invest are currently using the buy-to-let market but might be interested in a new type of investment vehicle, provided there was a satisfactory return.
Mr Betts
Yes, and as well as individuals, some potential larger housing providers, which are going to talk to the Committee as part of our private sector inquiry, are anxious to access institutional investment. They want to build properties and manage them in the long term, which is an interesting way forward for the private rented sector. A housing investment bank could provide a significant push in that area.
The Committee visited the Netherlands, which has a similar arrangement. Interestingly, their Government underwrite and guarantee funding that is raised and borrowed by their equivalent of housing associations, but it does not count as Government borrowing. The Government’s response to our proposal on some form of investment bank was that they would keep it under consideration. So, after a year, what has the Minister considered? I am sure that the answer will form an interesting part of his response.
Since then, the Future Homes Commission, which the Royal Institute of British Architects was instrumental in proposing, has had a similar idea: a £10 billion local housing development fund provided by 15 local authority pension funds. The Government told us in response that they would await the Montague report. Of course, Montague said that he did not believe that guarantees were appropriate because they distort the market. The Government have since introduced their £10 billion housing guarantee. They waited for Montague, heard what he said and promptly dismissed it. That is probably an unfair characterisation of the process.
Mr Nick Raynsford (Greenwich and Woolwich) (Lab)
My hon. Friend makes an interesting point about the guarantee, but is not the most extraordinary thing that the guarantee was announced last summer as a key measure to get shovel-ready schemes going quickly, and here we are, nine months later, and not a single scheme has benefited from the guarantee? It is simply a fig leaf to cover the Government’s embarrassment.
Mr Betts
I am sure that the Minister will have a response on when the guarantee will get the shovels digging. The idea of a guarantee is not a bad one if it works, but perhaps it should be linked to some wider proposal for an investment bank. Something that came out in our recommendations is that, if there is a limited amount of public money, it can sometimes work for the best by assisting to leverage in private funding and by providing some guarantee for that private funding. We can then make the most of the two sources of funding together.
George Hollingbery
Will the hon. Gentleman develop some thoughts on how the enormous social housing assets on the books of housing associations might be leveraged? Perhaps he will reflect for a moment on the potential difficulties of governance structures and on having hybrid public-private bodies that would guarantee the public role of housing associations but allow access to private capital.
Mr Betts
On the second point, I can see the problems. I do not think that we went into that issue in detail. I have been involved in such bodies in the past, and the important thing is to recognise that, yes, there can be issues and to try to resolve them right at the beginning. I will say a little more about housing associations in a second if the hon. Gentleman will allow me.
We looked at real estate investment trusts, which are close to the Minister’s heart—or perhaps not quite so close. We wondered why, after years of having them, no one seemed to be using them, certainly not for housing purposes. We had some challenges about how the Treasury treats investment and trading profits for tax purposes and whether that could be changed. It appears that the Government have gone a bit cold on REITs and do not see them as a solution, but I am sure that we will hear more from the Minister.
On social housing, there was a recognition—we might have different views about its appropriateness—that the Government had cut social housing funding over the comprehensive spending review period by 60%. Effectively, the Government are relying on housing associations in particular to increase rents towards 80% of market values on new properties and perhaps on existing properties to help to fund their balance sheets. Rents are rising to take up the slack from the reduced social housing grant that is available.
The National Housing Federation and housing associations told us clearly that they were concerned that this model would not last much beyond 2015. They did not think that was workable in the long term. They asked for some certainty about what would happen, so that they could enter into borrowing arrangements. The Minister for Housing told us in his response that he accepted that point and that the Government would look at it closely. It would be helpful to know what the Government’s response is now, because it is clearly an issue.
Moody’s has downgraded the credit ratings of 26 housing associations, and we are getting to the tricky issue of direct payments, which the Select Committee considered. The National Housing Federation certainly told us that it thought that a number of associations would end up paying more in borrowing costs because of the associated problem of rising arrears. We welcome the Government’s commitment to the pilots, which are going ahead, and we have had further information during our more recent inquiry into the impact of welfare reform on local authorities. We will reach some further conclusions about the direct payment issue. Clearly, the Government must be aware of the impact on housing associations.
Returning to the point the hon. Member for Meon Valley (George Hollingbery) raised a few moments ago, the Committee recognised that there are a number of ways to get more leverage from housing association assets, and people gave evidence on what they were doing in that regard. It is interesting that only yesterday the G15, the 15 big housing associations in London, made an announcement about a common investment vehicle to raise money to enter the private sector housing market. That is one way in which the solidity of their balance sheets is helping them to raise money for a purpose that should, in the longer term, be self-funding. These are interesting ideas.
The Committee also looked at the housing grant. The so-called grant is sat on the books of housing associations and is counted as a debt. Changing that to a genuine grant or equity could release a lot of funds for investment, and is clearly supported by the housing association movement. We suggested that the Government look at that, because we recognised that there could be problems with overloading some associations in some circumstances with too much debt. Nevertheless, we thought that in principle it was an idea worth considering. We hope Ministers will look at it, because some of the stronger, more robust housing associations might want to pursue it. We have to be cautious, however. What might be right for associations such as the G15 in London, where the private market is buoyant and rents are appropriately high, will not be right in other parts of the country where there is not the same ability to leverage funds. We have to be careful and recognise that a one-size-fits-all solution is not necessarily available.
The Committee looked at the role of local authorities. They have not been great contributors to new house building in recent years, and we ought to change that. We welcome the housing revenue account reforms, because they give local authorities the opportunity to take investment decisions, but why, of all the investments made by local authorities, is housing the only form of investment that is controlled beyond prudential rules? Why is it different? It is a ring-fenced account. It should be in the other direction: it is a safer form of borrowing for authorities. It is not only the Local Government Association, but councils such as Westminster, Kensington and Chelsea and Hammersmith and Fulham that are saying, “Get rid of the artificial cap that has been put on housing revenue account borrowing. Why is it there? Why can we not rely on the prudential rules that are in place for all other forms of local authority borrowing?” Ministers always have fall-back powers under the Local Government Act 2003 if they need them. Why can that not be relaxed to allow more borrowing and building?
Heidi Alexander (Lewisham East) (Lab)
Is my hon. Friend aware that in lifting a cap, local authorities could deliver 600,000 new homes over a five-year period if additional borrowing was available to them? Sorry, that should be 60,000.
Mr Betts
I would be more supportive of the 600,000 figure, but we probably cannot deliver that with the money available. My hon. Friend is absolutely right. She anticipates the “Let’s Get Building” report produced by the National Federation of ALMOs, the LGA and the Chartered Institute of Housing, among others. It makes the point that if the cap was lifted the amount of borrowing local authorities could enter into would rise from £2.8 billion to £7 billion. That would allow the building of 60,000 homes and put a lot of people into work. It just seems to be a simple solution. It does not require the Treasury to go out and find any money to subsidise that borrowing, because it is a ring-fenced account, a trading account, and Ministers need to accept that.
The Committee’s report suggests that some authorities may not want to go ahead, because they do not have a housing need. Why can there not be a swapping or trading of borrowing amounts between local authorities? The Government allow and encourage sharing between local authorities on a whole range of areas, so why not on this too? We raised with them the possibility—we did not say they should definitely do it—of changing Government borrowing rules in respect of the general Government financial deficit. To return to our visit to the Netherlands, the Dutch Government guarantee housing borrowing for housing associations, yet it does not count as Government borrowing. It is a problem in this country that Treasury restrictions weigh heavily on local authority borrowing, particularly in this area.
We welcomed the proposed new models of governance for arm’s length management organisations, which, with more tenant involvement and more co-operative-type structures, could borrow in the private markets, as housing associations do. We also made recommendations concerning the right to buy—about trying to ensure one-for-one replacements and about how the Government could help facilitate that—and giving more freedom to local authorities in terms of discounts in areas of great housing stress and to housing associations that might want to enter the right to buy, where they think it right for their portfolios—that comes back to the point about using portfolios in a way that benefits housing associations. We face the great challenge of moving to a better situation in which we subsidise building, not benefits. That is a long-term problem going back to the 1980s—and even earlier—and the change from subsidising the building of homes to subsidising the high rents of people living in those homes. That is a major challenge for all of us.
George Hollingbery
I am grateful to the hon. Gentleman. He is being very generous with his time. In a discussion on this subject last night, a structural problem in the market was raised: a lot of social housing is leveraged out of market housing, so in a time of much lower market housing production it is more difficult to build social housing. This point was not in his Committee’s report, but does he think that a change is required there?
Mr Betts
There is a problem when market housing is not being built. It is because of the over-reliance on section 106 housing in the past. I know the Government have proposals to encourage, if not force, local authorities to renegotiate the terms of 106 agreements to make market housing more viable. I have reservations about that—it was not something the Select Committee considered in particular—although we recommended that any changes to 106 agreements be left to local discretion. The hon. Gentleman makes a valid point, however, about the comfort of relying on section 106 agreements to provide housing. There are two problems with that: first, when the market collapses, there is not the alternative balance of social housing to replace it in the construction industry, so that element falls at the same time, and secondly social houses are not necessarily needed in exactly the same places as market houses.
Mark Pawsey (Rugby) (Con)
I am sure that the hon. Gentleman will agree that for some time local authorities have had the power to renegotiate their section 106 agreements in order to move away from an arbitrary set figure for social housing. Perhaps the Government should be encouraging local authorities to do that, rather than dictating to them.
Mr Betts
That is absolutely right. I completely agree with the hon. Gentleman. As we know, many local authorities of all political persuasions are doing just that and being sensible about it.
The Committee made a recommendation about self-build—or rather self-contracting, which is what we probably saw at the massive site at in Almere. When I was told, “You’re going to see a self-build”, I expected to see the teacher, the bank manager and the postman in their wellies and overalls on a Sunday morning digging away and laying the bricks, but that was not what we saw. We saw a local authority site on which individuals had bought plots at a given price and with limited restrictions on what they could do—some areas were reserved for bungalows and others had a three-storey height limit, and obviously there was a boundary to the site. These individuals had either contracted a local builder or designed their own homes on the internet, as we saw at one place we visited. In effect, they had contracted their own homes. That seemed a brilliant way forward. I see no reason why we cannot build 50,000 self-build homes in this country, instead of the 10,000 we build at present. That could go a long way to meeting the gap. We found that people were satisfied because they had the homes they wanted with the money they had. They did not have to have something off the shelf that did not really meet their needs. Their homes were being built for only 75% of the cost of a similar home from a volume builder.
There are clearly challenges in getting the whole thing up and running. I welcome the Government’s £30 million of funding to try to encourage such activity. How far have we got? I have not yet been invited to the turning of the first sod on such a site, let alone the first home to be finally built and opened, so I suspect we have not made as much progress as we might have. I think all members of the Committee who went were enthused by self-build and thought it was a good way forward. It needs a push from the Government and local authorities to release land—it might need the Ministry of Defence to release some—but it seemed an excellent way forward. Self-build also helps small builders, who have been hit more by the recession of the last few years than the volume builders have, because they cannot get funding from the banks and face real difficulties. The challenge with self-contracting is to get the building societies and the banks to understand that they can lend money on a house that does not yet exist and—because people have to live in one home while the other is being built—to put bridging arrangements in place. In the end, however, people end up with something that costs only 75% of its market value, so we really ought to push on self-build.
Our report is not a complete solution to all our housing problems. It is not right in every respect, but it contains a number of proposals, and if the Government made a clear commitment to implementing them—not necessarily all of them, but a significant number—that would go a long way towards delivering the 250,000 new homes that this country so badly requires.
The Parliamentary Under-Secretary of State for Communities and Local Government (Mr Don Foster)
It is a great pleasure, as ever, to follow the hon. Member for Birmingham, Erdington (Jack Dromey). I always enjoy hearing his housing speech. Indeed, I heard it only on Friday, when we were together in Bristol. As ever, he makes some interesting and useful points, as did a number of those on the Opposition Benches. If I do not have an opportunity to respond to all the points that hon. Members on both sides of the House have raised, I will write to them.
The hon. Member for Lewisham East (Heidi Alexander) made some very helpful remarks about the need to look at the bundling of land together. I will of course look into the discussions that we have or have not had with the Department of Health in relation to the land to which she refers. Although from time to time I am critical of much of what the right hon. Member for Greenwich and Woolwich (Mr Raynsford) says, I was delighted to hear him make a robust argument for the great value of further improvements in the energy efficiency of our buildings. Although the hon. Member for Hammersmith (Mr Slaughter), who is no longer in his place, was very critical of right to buy, he raised a number of points that the Government would do well to attend to.
Above all, I pay tribute to the excellent Chairman of the Communities and Local Government Committee, the hon. Member for Sheffield South East (Mr Betts), who opened the debate with what my hon. Friend the Member for Meon Valley (George Hollingbery) described as an eloquent contribution. Indeed it was. It was eloquent in giving just praise to the report that the Select Committee produced more than a year ago. As I said to the hon. Gentleman in an intervention, in the light of the fact that a year has passed since that report, I have made available in the Library an updated response from the Government, which I hope he and members of the Committee will consider and, if necessary, quiz us on further.
As the hon. Member for Sheffield South East said, it is important that we acknowledge, as the hon. Member for Birmingham, Erdington did, that the Government have done a number of things that are supported in all parts of the House. Reference was made, for example, to the reform of the housing revenue account and to the greater flexibility given to the many excellent arm’s length management organisations. The Chairman of the Select Committee even praised the Planning Minister for his willingness to accept the need for an agreed methodology for determining housing need. The hon. Gentleman will be aware that this is being addressed by Lord Taylor in his report, which we hope will be available in the summer.
The Chairman of the Select Committee pointed out that the Montague report said that guarantees distort the market. May I tactfully suggest that the Montague report was referring in that instance to rent guarantees? If he reads the report thoroughly, as I am sure he has, he will know that it strongly supports the guarantees to reduce the cost of borrowing, which is part of the Government’s package.
On that point, the right hon. Member for Greenwich and Woolwich asked what has happened to the £10 billion loan guarantee and where it is. He will be well aware that it takes time to work through the details and to put an offer to the market. We have done all that and I am delighted to tell him that we will make a detailed announcement next month about the appointment of people to run it, so progress is being made. He also challenges us about shovel-ready projects, which he is clearly concerned about. As he knows, because he looks at these matters in great detail, the Get Britain Building fund of £570 million has already signed contracts with 120 projects that will provide us with no fewer than 8,600 homes, and more are on the way. Under this coalition Government, shovels are in the ground. We are delighted that more is still to come.
Like all Members who spoke in the debate, we believe strongly in the importance of building more houses, both to meet the housing need and because of the real economic benefit that that can bring. We agree with so many speakers on all sides who said that there is no single silver bullet to tackle the long-standing under-supply of housing. The Government cannot do it alone and we need to work with others.
The report recognised that a basket of measures is needed, covering all tenures of housing, and we are taking action to deliver that basket of measures: the spending review, the Localism Act 2011, the 2011 housing strategy, the housing and growth package and the autumn statement. But as so many hon. Members have said, a new Budget and a new spending round is due shortly, when I have no doubt that further announcements on housing will be made. I was not meant to say more than that, but my hon. Friend the Member for Meon Valley helped to further the leaks that have appeared in newspapers today on what might be covered. We will just have to wait and see what is around the corner. As the Chair of the Select Committee, the hon. Member for Birmingham, Erdington and others on both sides of the House have said, it is important to recognise that more still needs to be done to take a comprehensive approach, making best use of existing stock, unlocking stalled sites and stimulating new housing supply across all tenures.
I remind my hon. Friends the Members for Meon Valley and for Peterborough (Mr Jackson), who raised the issue of ensuring that within all forms of tenure we take account of older people, that we now have the care and support specialist housing fund of £300 million specifically to develop specialised housing for older and disabled adults.
All Members who have spoken agree that we need more housing, but agree that the politics at the local level can often be difficult. That is why I said that the first thing that we have to do is ensure that we make the best use of the built environment that we already have. That means, for example, tackling empty homes, providing for the change of use from commercial to residential referred to by a number of my hon. Friends, and, as has been debated a number of times in the Chamber, tackling under-occupancy and affordable housing. The new homes bonus gives local authorities not only reward for new homes, but also for bringing empty properties back into use. It is a powerful incentive that is really working. From next month, local authorities will have further flexibility to remove or reduce council tax discounts on empty homes, and in some cases where they have been empty for more than two years, to charge even higher rates.
We have £235 million of direct funding to help local groups to tackle some of the most problematic empty homes that would not otherwise come back into use. I was grateful to my hon. Friend the Member for Folkestone and Hythe (Damian Collins), who spoke about the need specifically to address properties above shops in our high streets, and he will be aware that we are seeking to do that. There will always be a number of homes that are unoccupied for a short period, and we obviously need that for the market to operate, but the House will be pleased to know that the latest data show that only 260,000 have been empty for longer than six months. That is still far too many, but the figure is now 20,000 fewer than last year, so we are making progress.
We are also taking action to free up land. It was rightly said that Governments of all shapes and sizes have long argued for the need to free public sector land. We are determined to take action on that. We hope to release sufficient land for 100,000 homes, and wherever possible we will use the bill now, pay later deferred payment scheme to help get that under way, but a further announcement may or may not be made in a few weeks’ time. I was grateful to the Chair of the Select Committee who said, in relation to those issues, that local authorities do in some cases need to be quicker with their planning applications, and he will be aware that we are dealing with that in the Growth and Infrastructure Bill. We are also consulting on a package of measures that I think will be welcomed on both sides of the House to make the planning appeals process swifter and more transparent to reduce wasted time and expense and, I hope, lead to quicker development.
The Growth and Infrastructure Bill, which was referred to only briefly in the debate, is very important because it will allow developers to review with their local authorities the viability of the affordable housing contribution on proposed sites. As the House will know, we are committed to a further £225 million, and to the loan guarantee scheme, to ensure that we can meet any reduction in the number of affordable houses that might result from those renegotiations. In addition, we have the £475 million local infrastructure fund—we published its prospectus only a few days ago—which will help local areas to deliver much larger-scale developments to meet need. We want to go still further. The House will be aware that there has not been a single new development of more than 13,500 homes in this country since the 1970s, so we intend to promote and support larger scale garden cities where there is clear local support and private sector appetite. We are currently working through the details on that.
As my hon. Friend the Member for Rugby (Mark Pawsey) rightly said, we must support home ownership, and we are doing that with a number of measures. Reference has been made to the Firstbuy scheme. Over 10,000 reservations have now been made towards our target of helping 27,000 first-time buyers into shared equity. Reference has also been made to the NewBuy scheme, which gives prospective buyers the chance to buy a home with a fraction of the deposit normally required. As we have heard, there are already 3,000 reservations and the figure is rising rapidly. As he also said, the Bank of England is crediting our £50 billion funding for lending scheme for increasing mortgage availability and driving down the cost of loans for home owners.
However, I accept the point made by the right hon. Member for Greenwich and Woolwich about the need to look at additions to the offers that are made, either developments of existing ones or additions to the products available, and that is what we are doing. We are also looking at the issues that many Members have raised in relation to the right to buy, but it is pleasing to note that sales between October and December topped 2,000, helping to fund the one-for-one replacement of the homes that have been sold.
Mr Betts
I will be brief, because the Minister need give only a one-word answer. Is he prepared to look again at the cap on borrowing to fund housing at local authority level? Why is housing the only form of borrowing that local authorities cannot enter into simply because of the prudential rules?