---

Housing

My Lords, I start by thanking all noble Lords who have taken part in what I knew would be a challenging debate. This House has a great deal of experience in housing that has been well demonstrated today. It is also clear that we have two new recruits to the housing field. I join other noble Lords in congratulating the noble Lord, Lord Touhig, and my noble friend Lord Gardiner, on their excellent maiden speeches. It is always good when new people who are interested in local government and housing join the troops, and we all look forward to hearing more contributions from them both as time goes by. I am simply not going to be able to deal with every single point that has been raised today. As expected, the debate has covered a wide range of subjects, well beyond the issue of affordable housing, and has touched on the whole housing area. I do not think that one of us here—either those who have been in or those who have just come into government—will be satisfied that we have licked, or are licking, the housing problem. It is a vast issue, and trying to ensure that houses are built in considerable number will not be helped by the current significant economic crisis. I want to confirm immediately—this was made clear in the coalition agreement—that the Government support affordable housing and intend to make sure that there is housing for those in need. However, we have heard the figures quoted today. Indeed, I remember a housing debate that took place some six, seven or eight years ago when we bemoaned the same issues. We said how many affordable, low-cost houses needed to be built for people to buy and rent. The noble Lord, Lord Prescott, is in his seat and I remember having some difficulty with his Minister over the fact that he was going to build 2 million houses within a fairly short space of time. They were grand plans. We debated them at the time but they were not realistic. The number of houses was realistic but actually getting them built was not. We are still faced with the problem of there not being enough housing, and the Government are committed to continuing the programme of affordable housing as the economy allows. I take the point made by the noble Baroness, Lady Wilkins, about demography as well as disability. We cannot just provide homes with two or three bedrooms for the normal family; we have to take into account the fact that people have, at different times of their lives, different needs and requirements. Therefore, the Lifetime Homes standard remains an aspiration that should be met, even if not for every single home. A lot of figures relating to the number of properties that are being built have been bandied around, and I have mentioned some of them. I think that one can trip over numbers wherever one goes, but there is no dispute that the number of affordable houses built over the past few years by the previous Government was very much lower than I expect they anticipated or wanted. It certainly did not increase during their watch. However, we must carry on and do what we can to improve the situation—albeit, as I said, in a difficult financial climate. I was asked many, many questions. I shall touch on some of them briefly, and I assure noble Lords that those that I do not answer will receive full and proper replies, because these are important issues. I start by thanking the noble Baroness, Lady Ford, for the very measured way in which she opened the debate. I also thank her for welcoming me to these Benches as a Minister. As noble Lords will know, I have dealt with housing over a great number of years, and I bear many scars, even at a local authority level. I am sure that those scars will be added to now at a government level. The noble Baroness touched on many aspects of housing, such as overcrowding and homelessness, which we know exist, the reasons why people have to leave and the issue of children not having access to housing. We can all diagnose the problems but we have to try to resolve them. Within the policies that have already been discussed there are some straws in the wind. The Government have been in power for only 60 days, as I keep being reminded, and have done quite a lot of work in that time. But we must look towards things such as local housing trusts which I hope will become part of housing in future. I confirm that we still support co-operative housing which is an extremely useful way of providing housing. Rural housing has an appalling record. I recognise that second homes in villages have often taken up housing that might have been available for younger people who live there. If villages are decimated and people leave, the heart goes out of the community. I can see that. There are proposals on the development and release of land to try to encourage small developments and the local housing trusts will affect that. A small development where we can restrict who the houses go to is probably a good way of going ahead. Much has been said about localism but one aspect of the Government’s policies that will help is to have decision-making at the lowest level and as rational as it should be. I referred to this earlier. In rural housing this is one area where it should work because local people know much more than even those in government where housing is needed and where small plots of land can perhaps be released for housing, with a bit of encouragement. They know where small developments can take place and be made available for young people who live in the community. The right reverend Prelate the Bishop of Gloucester made a stirring speech about rural housing, as did my noble friend Lord Gardiner. This is a very important aspect and I can assure noble Lords that we will be taking it up. The noble Baroness, Lady Wilkins, made a clear speech on Lifetime Homes standards. Local authorities which consent and support the construction of new homes will receive direct and substantial benefits from their actions. That is the incentive but we would not want to lose sight of lifetime homes even if not every home is built to a lifetime standard. Lifetime and decent home standards are extremely important and we recognise that. I shall return briefly to my noble friend Lord Gardiner as I am trying to pick up some of the questions that were asked. The home on the farm policy to bring disused farm buildings back is another aspect of rural housing. There was a question on eco towns. We will not impose them on anybody but if planning permission is given I do not think anyone will stand in their way. Clearly, they are a new and interesting development in times of climate change and the impact that can be made from doing things in other ways. I do not think that there will be any difficulty unless such eco towns are opposed by local people and do not get planning permission. The noble Lord, Lord Touhig, talked about the Co-operative society developing affordable homes. I think I made it clear that we support the Co-operative, which has done a very good job. The noble Lord, Lord Haskel, and others, asked about the Tenant Services Authority. Yes, it is under review, but, having said that, we recognise the importance of the regulation of that sector. Whatever the review reveals, we will not jeopardise that vital function. There will be further information about that in due course. Once the review has been undertaken, I will be able to report back to the House.