My Lords, I will speak to Amendment 20 in this group, calling for the provision of safe and affordable homes for all. It references a definition of affordable homes that appears in Amendment 242, to which we will come in due course.
Mission 10 in the White Paper—although they are not actually numbered as such, but it is the 10th mission —sets a target that is only seven years away, focusing on creating a secure path to home ownership. According to the technical annexe to the White Paper, it aims to ensure that everyone has access to good-quality housing, with a particular focus on improving areas where quality is low—I underline that. That is a very big ambition and a very worthy one, and seven years is an awfully short time to deliver it.
It is very important because it is also going to be the gateway to tackling a whole set of other missions, which the noble Baroness, Lady Hayman of Ullock, set out in her speech on Amendment 7—which of course we support very much. Health and well-being are essentially connected to the housing quality of the people who are being measured, and that includes their overall capacity to participate properly in education. Is there somewhere for children to spread out their homework? Is there a bedroom that they can sleep in properly? There is no argument that this is a good idea, and indeed the Government have, within planning policies, an intention at least to make sure that affordable housing is provided.
However, what those non-governmental organisations, the homeless organisations and many local councils’ housing departments fret over is that affordability as defined in the planning regulations is actually unaffordability in real life. If we do not shift that definition of affordability and take a more realistic view about what it is, it is absolutely clear that, however much effort is put into housing and affordable housing, it will fail to deliver what the Government want to achieve by 2030. Homes will be simply too expensive
for lower-income purchasers, while renters will remain trapped in overpriced and undermaintained property well beyond that seven-year target.
This amendment is designed to come to the rescue. It sets out clearly a route for the Government’s missions to deliver genuinely affordable and safe housing for everyone, creating enough space in the housing market for people with limited means to afford a roof over their head through either renting or buying or through shared ownership schemes. The amendment also requires homes to be safe. I have to say to noble Lords that 10 years ago it would not have been seen as necessary to include that point in a Bill, but the devastating revelations following the horrific Grenfell Tower fire have undermined that complacent view. Again, we know from Shelter and others working in the field that too many people are living in unsafe as well as unaffordable homes.
However, the substantive part of this amendment and the part I want to explore a little more is “an affordable home for all”. It is a great slogan, and of course it is at the heart of the housing debate currently running in our town halls and planning departments, and of course throughout the Government and particularly among their Back-Benchers, among many others. Every local planning authority has an affordable housing policy—and so do the Government. As I am sure the Minister will tell us, they are spending a lot of money on it. Why, then, does it turn out that so many affordable built under these carefully crafted policies are in fact unaffordable to those who need them most? The fact that undermined so many good intentions is that affordability in planning policy is being calculated by the Government by reference to house prices and not by reference to buyers’ income or spending capacity. Obviously, a home which is going on the market at 80% when the 100% figure is £1 million is a very different animal from one that is going at a time when the housing price is £500,000 or £250,000.
This amendment addresses the slippery word “affordable” head on and proposes a definition of affordable that is based on the income of those seeking a home and not, as at present, a notional discount on current market prices. That definition is set out in detail in Amendment 242, which obviously we shall come to in a different group in due course, which is referenced as “Meaning of ‘affordable home’” in Amendment 20. Briefly, we define affordable in terms of local housing allowance for units provided for renters and as a percentage of income in relation to the mortgage costs for buyers. It provides a fundamental reshaping of the term “affordable” so that there is an objective framework within which policies and funding can be deployed, with the knowledge that the homes delivered via that policy will be affordable to those in pressing need of them.
If we continue to misuse the term “affordable homes” in our public discourse and policy-making, we will continue to miss the targets and the Government will fail in their missions. Much worse than that, families across the country will continue to be left out and left behind, and the circle of deprivation will continue with it. I will add that many of the other missions which also have deadlines of 2030 will be compromised or fail completely. This amendment opens the door to
a solution by reframing “affordable” in terms of the income of the family rather than the capital price of the home, and I beg to move.