Suitably admonished, I shall keep my remarks brief to allow other colleagues to get in, Mr Deputy Speaker.
I wished to pick up on the comments made by the right hon. Member for Greenwich and Woolwich (Mr Raynsford) about what is “affordable”, because in an area such as St Albans house values and land values are so high that it is genuinely difficult for any local authority and any house builder to deliver social housing and affordable housing. That is why I wanted to ask him whether he supported considering some form of means-testing for those currently occupying social housing. I just wanted to throw that into the mix.
My council in St Albans has the second oldest district plan in the country. I brought my council leader, Councillor Julian Daly, to meet the Secretary of State because I
wanted my right hon. Friend to have a sense of the pressures on a place such as St Albans. There is high demand to live in our beautiful area. It is very commutable to London. It suffers similar housing pressures to London and has similar prices. The average house price in St Albans is £401,811. That is a massive sum for any young family to afford. The average mortgage repayment in St Albans is £738 or 16.1% of average income.
Another part of the mix, which has not been mentioned today, and about which I put in a plea to the Chancellor, is stamp duty. That has not been considered by the Opposition. In high-price areas such as mine, we have the Help to Buy scheme through which the Government are helping young families and young people to get on the housing ladder. Those people are saving hard for deposits, yet they have to give over a large whack in tax. Stamp duty has not been considered by the House since 2003 and I make no bones about the fact that I am trying to lead a charge on the matter.
Stamp duty means that some people are unable to trade down and free up homes for other couples because their house values have risen so much that they would pay a large amount of tax. It also makes it difficult for expanding families to move up. It is a barrier to fluidity in the housing market and to young people moving. It seems rather odd that we as a Parliament want to get young people on the housing ladder, yet we are happy to take large sums of money off them in areas such as mine. The cost of an entry-level property in St Albans is probably more than the national average house price, so for the many people trying to get such a property in our area, stamp duty is a big deal.
The reason for our having the most out-of-date district plan is not that we have a slovenly and lazy council—far from it. Our planning department is the busiest in the country. A huge number of people want to build in our area, and we have loads of challenges from developers. My council regularly spends large amounts of money fighting off predatory developers. The Under-Secretary of State for Communities and Local Government, my hon. Friend the Member for Grantham and Stamford (Nick Boles), smiles at me—I will be making my rail freight point—but it has cost my council millions of pounds to fight off inappropriate development applications.
The reason we have such an out-of-date district plan is that my council, along with other councils in Hertfordshire, was desperately trying to resist the high housing targets that were imposed top-down by Labour. If the Opposition go back to imposing top-down targets, there will be sclerosis in planning departments again. I welcome the fact that the Government have taken by the horns the point that local areas should decide. Local areas know their housing need best.