argyrotsipi/train-dataset huggingface dataset:
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
George Young (Conservative, Centre-right): Can I just finish this point? The noble Lord, Lord Best, made the point very effectively that in one case you can get four times the number of units by disposing of one. It seems to me that, if one stands back and looks at the policy in macro terms, one is increasing the supply of housing stock by generating new build without diminishing the assets that exist at the moment. I accept that there is a change in tenure and that may be the point that the noble Lord, Lord Beecham, is going to make. However, in terms of housing policy, one is recycling assets in order to increase supply. The Treasury—I speak from experience—has normally been against hypothecation, but in this case it seems to have insisted on it by insisting on a linkage between revenue and expenditure, and I understand why it has done that Picking up what my noble friend Lord Horam said about flexibility, I think that it is important so to define high value that not all the large properties in a local authority area are disposed of. One has to retain a balance of stock. I hope that "high value" will be defined in such a way in London that local authorities in the centre of London do not find that all their properties are defined as such and they have to dispose of them. I take the point made by the noble Lord, Lord Best, and others about the situation in rural areas. I think that one needs to be flexible, but I am prepared to stand up and defend the overall principle of the policy.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
George Young (Conservative, Centre-right): Consultation is going on at the moment to discover at what rate local authority properties become vacant and the levy will be based on the normal turnover of local authority stock, so I think that it is perfectly defensible to come to an arrangement that fixes a levy. I think that there is a provision in the Bill that enables the Secretary of State, in certain circumstances, to refund the levy to the local authority. Therefore, I do not think that what the noble Lord says undermines the principle of requiring local authorities to recycle assets via the Government in order to increase the total supply of the nation’s housing stock.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Gary Porter (Conservative, Centre-right): My Lords, before I speak, I should refer to my previous declarations of interest. I am not sure whether I keep having to do this because they have been set out in previous debates. Obviously my noble friend the Minister will not expect me to support taking assets from well-run councils and giving them to poorly-run housing associations, but I do support the Government’s commitment to extending the right to buy to RSL tenants and allowing councils to sell and dispose of high-value assets. Currently we have to do that via Secretary of State approval. I think that the last time my council did it, John Healey was the Secretary of State; that is how long ago it was First, I will put a plea in for Lincolnshire. Despite what the noble Earl, Lord Lytton, has said, Lincolnshire is not a stagnant housing market area. My own district is probably the ninth fastest housing growth area in the country in terms of prices and I urge anyone who is thinking about investing in property to come to Lincolnshire because it is a very good investment area. I also need to put a plea in for councils. In the past five years we have built more council houses than we did in the last five years of the previous Government, so councils are building more properties. I do not think that the figures the noble Earl was given reflect accurately the actual numbers that are being replaced If this debate is about the Government having a manifesto commitment to bring in right to buy and a commitment to sell high-value assets, they should not necessarily be seen as two policies that are tied together. Both are perfectly laudable aims, and one way to make sure that the sale of registered social landlord properties is achievable is by giving the registered social landlord only the money necessary between the capital receipt and the cost of the replacement unit. Nearly 600,000 of those units where the right to buy will be applied to the 1.3 million are where the preserved right to buy no longer exists on homes sold through large-scale voluntary transfer. Those houses went from councils to registered social landlords at little or no capital cost, so a significant public discount is already built into those homes. If that money is freed up, we would have to find a much smaller sum to be able to meet the Government’s commitment on this. I urge the Government to remember that their flagship policy of right to buy is something that can be passed on to future generations only if councils have the right to build, so taking resources from councils is not the best way of maintaining this flagship policy.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Nicholas True (Conservative, Centre-right): My Lords, it is always a pleasure to follow the noble Lord, Lord Shipley. He knows how greatly I respect him and it was an honour to call him my noble friend for five years. But when he talks of a red line, with all the authority of a party with eight colleagues in the other place, is he telling this House that those Benches plan to deploy 100 votes here to frustrate the will of the other place? I suggest to your Lordships that that smacks rather of anti-manifesto fundamentalism.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Nicholas True (Conservative, Centre-right): My Lords, if you do not have a housing revenue account the levy does not apply. Even so, I do not think that my authority should be in any way divorced from the responsibility to provide affordable housing.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Nicholas True (Conservative, Centre-right): Clause 67(4) says that a determination may not be made in respect of a local housing authority that does not have a housing revenue account. So I think it would be better to ask the Minister, rather than a pitiful leader of a London authority, to clarify this point when she replies. But it is actually a detail in the larger question. My authority would be very happy to make any contribution towards housing. In fact, if the LSVT had not taken place, all our council housing would probably be high value in some of the places it used to be and the housing association that now sits on it, if that were us, would be having to sell off most of it.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Gary Porter (Conservative, Centre-right): My Lords, I hope nobody thinks that this is about one type of council cross-subsidising another type of council. This money will go nowhere near councils. That is what is wrong with this Bill: it takes money from councils and gives it to not-councils. Councils that have already transferred their stock cannot be levied because they do not have the HRA, as the noble Lord, Lord Kerslake, has already said. And, perversely, from an LGA perspective, if they choose to transfer in the future, they will still be levied. But this is not about transferring money from one council to another. Indeed, until we know whether the sale of high-value assets really will take place and what the final definition of "high value" ends up being, councils with stock may well not pay any levy even though they still have their housing stock, because they may not have any housing units in their HRA account that sit in that top third of value.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Nicholas True (Conservative, Centre-right): My Lords, I do not want to delay the Committee on a specific point, but since the noble Lord, Lord Best, has identified a housing association which I have tried not to identify, I should say that of course I have great respect for that housing association in many respects. It has done certain things that I would not have done but this is not the place to discuss that. I am sure that he has friendly views towards local authorities. Indeed, I know that he has and welcome that. But it is a fact—he has confirmed this—that the noble Lord, Lord Porter, is correct in saying that housing associations will not make a contribution to this policy.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Matthew Carrington (Conservative, Centre-right): My Lords, I intended to speak on the next group of amendments but, since my noble friend Lord True and the noble Lord, Lord Tope, have both raised the London problem, I thought that a few comments on that would be appropriate. They rightly pointed out that certain London boroughs, particularly those in central London, have a problem in terms of high-value assets and their definitions. Indeed, they mentioned Kensington and Chelsea and Westminster. I would extend this as far as the old LCC area, as my noble friend Lord True did. But, of course, the problem extends to the Corporation of London, which has relatively few council properties, most of which—if they were put on the open market— would be of extremely high value. Therefore, the definition of a high-value property is crucial not only in terms of a figure but of comparators with other London boroughs. I ask my noble friend the Minister to look very carefully at where the boundary of the defined area of high-value properties is drawn because, if it is drawn on the GLA area, we will see the total demise of social housing in central London. If it is drawn much more locally—perhaps on the LCC area, which may still be too wide in some cases—we can mitigate the problem. This issue concerns the point made by the noble Lord, Lord Tope, on the social mix in London. That social mix is very important for lots of reasons, including social cohesion, enabling people on lower pay to get to their jobs, live close to where they work and to work anti-social hours. I could go on and on—as we all could—to define the problem However, I add the caveat that this problem has not been created by this Bill and, sadly, is not of recent creation. As a former Member of Parliament for a part of inner London, I know with certainty that this problem has been generated over the last 30 years, and probably over the last 40 or 50 years, whereby, to obtain social housing, whether council or housing association property, a potential tenant had to be in a crisis situation. It was not enough to need low-cost housing; there was a requirement to qualify for it on grounds of disability, having a crisis housing need and being totally homeless, or having some other problems which got you up the housing list. Being on the list for long enough was not sufficient There are some very real problems in inner London. I know that my noble friend the Minister is very well aware of these problems, but they need to be specifically addressed and a blanket solution which covers the whole of the United Kingdom—or, indeed, England and Wales—will not solve them. We need a special and particular solution for London.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Susan Williams (Conservative, Centre-right): One thing I will commit to is to meet with noble Lords before the draft regulations come in, on as many occasions as will be necessary to go through the various regulations that may be coming forward.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Susan Williams (Conservative, Centre-right): I think the noble Lord and I will disagree on this but it is incumbent on owners, whether private owners, the Government or local authorities, to make the best use of their assets, whether that means selling expensive ones or not. I accept that we will have to agree to disagree on this but that is our view The noble Lord, Lord Kerslake, talked about the right to buy not delivering one-for-one replacements and questioned how the policy would do so. In the first year following reinvigoration, 354,000 additional homes were sold, and by the end of the second quarter of 2015-16 there were 4,117 new starts and acquisitions. That means that, to date, authorities are delivering a new home for every one sold.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Susan Williams (Conservative, Centre-right): If I could just conclude, the noble Baroness can then intervene We are making changes in the interests of fairness to bring rent increases in the social sector back in line with those in the private rented sector. Housing associations and local authorities have already proved themselves more than capable of responding to the change.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Susan Williams (Conservative, Centre-right): I understand what the noble Lord says, and if there is particular need in an area for a specific type of housing, it is within the local authority’s gift to issue the money, as opposed to selling the property. The whole point is about increasing the housing stock across different tenures and different parts of the country Finally, to address a point made by the noble Baroness, Lady Hollis, about stock transfer, the policy will affect the 165 councils that own housing and operate a housing revenue account—the noble Lord, Lord Kerslake, helped here, and he is absolutely correct.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Susan Williams (Conservative, Centre-right): The noble Baroness is correct that the policy will apply only in those local authorities that operate their own housing revenue account I hope that my responses have provided some reassurance to noble Lords on some points. The Government are committed to ensuring that the calculation of payments includes deductions in respect of the transaction costs for the sale of housing and in respect of the debt supported by the housing that is expected to be sold. I hope that noble Lords are also reassured that we are committed to ensuring that a portion of receipts will be used to deliver new homes, and that the agreements process will provide as much flexibility as possible for local authorities to deliver as many new homes as they can. The amendments would not guarantee the delivery of the new homes that are desperately needed in the same way as will the agreements process. I hope that, with those comments, the noble Lord will feel free to withdraw his amendment.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Andrew Lansley (Conservative, Centre-right): My Lords, I intervene briefly on this group of amendments. I have listened with care and interest to the debate on the previous group and was hoping to contribute to that, but I think it is perfectly appropriate to do so now.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Andrew Lansley (Conservative, Centre-right): I am learning the advantages of being in your Lordships’ House as opposed to another place. This is clearly one of them I am prompted not least by the introduction to the debate of the noble Lord, Lord Beecham. I can well understand his point of view about the absence of detail that we hope to see in regulations. I share the collective view across the House that we would like to see those regulations in order to understand how the architecture of the Bill will be shaped before we come to the decisions that we need to make on Report. But the absence of those regulations and that architecture affords an opportunity for the noble Lord to ask a lot of questions. Indeed, the amendments, in so far as they probe these issues, simply relate to a sub-set of the issues that potentially need to be covered in the regulations My personal view is that none of the amendments in this group would help us in any way because we need to see the whole shape of the regulations in order to understand this clause. From the Government’s point of view, there is considerable advantage in the flexibility provided by regulation in this area, rather than having too much rigidity in the system. I say that because I am prompted by what the noble Lord said: that this was about electoral opportunism rather than building houses. Actually, this is electorally popular. I have no doubt about that. The right to buy was popular in its time and is popular now, and the right to buy for housing association tenants will prove popular. However, the issue is about building houses.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Andrew Lansley (Conservative, Centre-right): I am grateful for that because I had not realised it until I listened to the Bill being discussed earlier today. The answer is that, insofar as the local authority seeks to achieve not just replacement new homes for the dwellings that are sold but to do more, the consequence in financial terms has to be borne by the Government, so the Government are a partner in this proposal. It does not automatically follow, as one of the amendments in this group implies, that the amount of money that is derived from local authorities through the payments that are required under Clause 67 has to correspond with the amount of money that is provided to housing associations under the right-to-buy discount. If there is a difference, and in particular if there is a shortfall, it is down to the Government to cover it. Frankly, I think that the Government, through agreements reached with local authorities, should have the flexibility to create such a shortfall and to fund it differently.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Susan Williams (Conservative, Centre-right): Well, we are all fairly frustrated about this, I think it is fair to say. I have to keep telling noble Lords that I am not ready to give the details. But as your Lordships know, I will do so as soon as I can.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Susan Williams (Conservative, Centre-right): I thank the noble Lord, Lord Kennedy, and hope I might be able to perhaps provide some comfort to noble Lords. The secondary legislation will be subject, obviously, to parliamentary scrutiny. We want to set it out as soon as possible but we also want to ensure that it is correct and informed by accurate data. I cannot provide exact timescales for secondary legislation at this stage but I will do my best to provide further information on this on Report. I know that that is not perfect, but I hope noble Lords will accept what I say at this point. I will do my best.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Susan Williams (Conservative, Centre-right): My Lords, I am not sure about the Leader making a Statement. I am certainly making a statement as to my intent. I know that noble Lords are not happy, but I will bring forward what I can when I can. As I say, I will elect to have details ready on this by Report.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Susan Williams (Conservative, Centre-right): I did say that—the noble Lord is absolutely right—and I will. One of the important things to be aware of at this stage, as I said at the beginning of today’s debates, is that much of what is being debated in your Lordships’ House will inform a lot of the thinking on how the regulations are shaped. In that sense, noble Lords are helping to inform government thinking on this.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Nicholas True (Conservative, Centre-right): My Lords, we just heard a speech from my noble friend Lord Lansley, who is not in his place. I think it is generally accepted across the House, given how many times we have heard my noble friend on the Front Bench address the House with extreme courtesy on this point, that it is quite clear that my noble friend wants to give the maximum amount of information to the House. We should not protest too much. During the 13 years I sat in the usual channels in opposition, the noble Baroness may not have been allowed to bring forward bits of legislation where the House would have chuntered, quite rightly, that it wanted to have more information before Report or whatever, but a large number of her colleagues were certainly allowed to. However, two wrongs do not make a right, so let us not target my noble friend on this point.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Nicholas True (Conservative, Centre-right): I am very glad to hear that. Perhaps that can be the end of these repeated exchanges with my noble friend I do not know what is possible and what is not, and it is certainly important that we know more before Report, but a number of noble Lords speaking in these debates have been asking for more complication. Some of these amendments before us add more qualifications. My noble friend has a point when she says that things are being raised in this Committee that need to be thought about. I think I heard her say that at some point she will try to bring forward—maybe before the Recess or maybe after, but I hope well before Report—some idea of the timetable for what we may get to know and what we may not. That would be helpful and I hope my noble friend can give us some assurance. I lead a local authority and my residents pay—
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Other
Susan Williams (Conservative, Centre-right): My Lords, I have asked for additional briefings to be provided over the next week or so, until we come to the Recess, and I will be attending them. They might help me; I certainly hope they will help noble Lords. It is very helpful for me to be there and to understand what sort of issues noble Lords are bringing up. I totally accept that I committed to giving that timeline, and it will be with noble Lords in the next week or so. I have met each political group within your Lordships’ House; I hope that noble Lords have found that helpful. Some points that noble Lords bring up in debate definitely inform government thinking, because this House has more local government leaders and representatives in it—and experts on the Cross Benches—than the other place. Therefore, this House will be very helpful in informing the Government.
Housing and Planning Bill — House of Lords, 2016-03-10
Topic: Housing
Susan Williams (Conservative, Centre-right): The days blur into one a bit, my Lords, when we think about the days we have spent debating I wanted to respond to the question of the noble Lord, Lord Beecham, about the appeal mechanism. The process for setting the payments is set out clearly in the Bill. The determination under Clause 67 will set out the formula and the payments, and the Government are required to consult before making a determination. Once the draft determination has been prepared, local authorities will be given the opportunity to check the figures and raise any queries with the Government. I know that that is not essentially an appeal process, but there is a toing and froing of views before the actual determination is made I turn to Amendment 63. I should make it clear that the policy has two aims: first, to fund the extension of the right to buy to housing association tenants; and, secondly, to build much-needed new homes. I reassure the noble Lords, Lord Kennedy of Southwark and Lord Beecham, that we have no intention of using the funding for any other purpose The second aim, the funding of new homes, is the reason why I do not want to restrict the payment that local authorities make to the Government simply to the same amount as the right-to-buy discounts for housing association tenants, as Amendment 63 would do. There may be times when local authorities do not want or are unable to deliver new homes, and I do not want to compel them to build more homes if they do not have the plans or processes in place to do so. As my noble friend Lord Lansley said, I want the flexibility in those circumstances for the Government to use that portion of the receipts to deliver new homes through other channels. Therefore, it will need to be paid to the Government. Flexibility will be essential to ensuring that the new homes needed are built.