Thank you, Mr Deputy Speaker. I sought to amend the motion—devastatingly unsuccessfully —and I will not mention the matter further. I do, however, want to mention the substantive issues in the Opposition motion, as well as certain things that are not in it but have nothing to do with my amendment—or rather, my proposed amendment that does not exist. It was a figment of my imagination.
On the failure to build, a recent House of Commons Library note shows the long-term steep decline in house building in England over the past 35 years. Nearly 307,000 homes were built across all tenures in England in 1969-1970, but the number fell to just 107,000 in 2012-13. There was a minor increase in housing association building over that period, although it amounted to fewer than 15,000 more dwellings being built last year than in 1969-70. What is most striking is that the steepest decline was in the building of council homes, which fell from 135,000 to 1,360 over that same period.
To their credit, the last Labour Administration did attempt to address the chronic backlog of repairs and maintenance left after 18 years of deliberate Tory neglect. It is just a shame that this was done at the expense of building the council homes that were needed. For example, only 60 council homes—a tiny number—were built nationally in 2001-2002. By 2008-9, the figure had gone up, with 490 council homes completed in that year, but that was still fewer than one per constituency. The number of housing association homes was higher, with 14,000 in 2001 and 26,500 in 2008, but the numbers were still woefully low. The current Government are clearly worse; they have cut funds for social housing by 60%. The need for strong solutions to get the council and social housing we need built is an absolute priority in our discussions this afternoon.
I see the reality of the housing crisis every day in my constituency. The chronic long-term lack of housing supply is evident everywhere in Brighton, Pavilion and I am regularly contacted by people in despair and in real housing need. Our local paper, the Brighton Argus published a housing special last Saturday entitled “Can you afford to live in the city?” This was a rhetorical question, because for most people in housing need, the answer is a very clear no: the average price in the city has been driven up to more than £367,000. We have seen a 13% increase in house prices in the last quarter alone. Therefore, it is no surprise that we have 18,000 people on the council’s housing waiting list.
The city’s housing market is fast becoming known as a “mini-London”, with average house prices in Brighton nearly twice the national average. Young Brightonians who do not have rich family backers have no hope of getting on the housing ladder. The combination of stratospheric rent and price rises and policies such as the pernicious bedroom tax—which appear to be designed to push people in need of housing benefit, particularly those with disabilities, out of desirable areas—has created a situation in which people on low incomes and those on average wages are being pushed to the margins.
The motion does not say very much about how the Opposition would achieve the aims that they are putting forward. Those aims are laudable, but where are the means? I would like the unfair restrictions on local authorities to be lifted. Housing associations are allowed to borrow against their assets to build but councils are not, despite being able to do so more cheaply. That makes no sense. We must fully lift the borrowing cap to get council homes built again. Councils suffer unnecessary restrictions. They are bound by prudential borrowing rules anyway, so the cap is arguably unnecessary; it is just stifling the building of local authority homes.
Using the Department for Communities and Local Government self-financing model, a joint report published in 2012 by the National Federation of ALMOs, the Local Government Association, the Chartered Institute of Housing, the Association of Retained Council Housing and many others showed that if the borrowing cap were fully lifted and councils were able to make prudential use of their borrowing potential, they could borrow up to £20 billion over five years. That extra borrowing could enable between 170,000 and 230,000 extra homes to be built.
The main justification for the imposition of borrowing caps on local housing authorities is that the additional debt incurred by councils would add to the overall Government debt, but that need not be the case. The UK is unique in Europe for classifying a wide range of bodies as coming within the definition of “public sector” that is used to measure public debt. No other EU country treats social housing investment in the way that happens in England. There is a strong case for local authority borrowing for housing not to be counted towards the public sector debt. Local authority borrowing for housing would be largely self-financing in any case, and it is transparent and low risk.
I would be the first to admit, however, that lifting the borrowing cap will not be enough on its own to replenish our social housing stock following the giveaway of council houses under right to buy and the failure to build. A significant increase in grant funding is needed if we are to begin to reverse the chronic failure to build the housing that we need. That money would also create the benefit of a multiplier effect, generating jobs, apprenticeships, an increase in tax revenues and reduced welfare spending. Shelter has said that £1.22 billion extra, on top of the current £1 billion of Government grant spend, could be sufficient to get us building enough homes if it was combined with a package of reform. That would certainly be a good start. Serious consideration should be given to channelling some of the huge windfall increase in stamp duty revenues predicted by the Office for Budget Responsibility into building new council homes. That would be one way of using some of the tax proceeds from our distorted market to increase social housing supply.
Mr Deputy Speaker, you are looking a little fidgety, if I may say so. That indicates to me that you would like me to wind up shortly, and I will do so. However, I just want to mention one other matter, which has not been raised this afternoon. The increase in housing supply that we need must involve housing that people can afford to run, as well as buy or rent. This is an opportunity to tackle the scandal of fuel poverty and the rising cost of living. We must use house building to reverse this Government’s weakening of energy saving, water efficiency and other standards. This Government have acted to prevent local authorities from going further than minimum national standards for energy efficiency, despite those standards looking weaker by the day.
Given the scandal of fuel poverty and the hardship being caused by high energy bills, as well as the urgent need for radical cuts to carbon emissions, new homes must be built to a genuine zero carbon homes standard. The Government’s exemptions for small developments mean that around a third of all homes could be exempted altogether. If the Government were sticking to the original zero carbon homes standard, the situation would not be so bad. Under the original standard, annual energy bills for residents in new homes would be under £300, but the Government are again capitulating to big business, watering down the standards and creating loopholes, so energy bills will be around £800.
In summary, we need sufficient homes, which means lifting the borrowing cap and ensuring that imaginative sources of revenue such as stamp duty funding are properly ring-fenced. It also means ensuring that our homes are fit to live in.
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