Queen’s Speech — House of Lords, 2016-05-25
Topic: Housing
Catherine Bakewell (Liberal Democrats, Centre to centre-left): My Lords, I am delighted to be taking part in today’s debate on the gracious Speech, and I, too, look forward to the maiden speech of the right reverend Prelate the Bishop of Newcastle Like many other noble Lords who have spoken during this four-day debate, I felt that the Speech was sadly lacking in the Government’s aspirations for the country in the next 12 months. It is unfortunate that the in/out campaign appears to dominate all aspects of our daily lives, not least where the Government are concerned. Nevertheless, this is a momentous decision which will affect us all in years to come one way or another. I fully support the campaign to remain in Europe but surely it should not freeze us into immobility. We should all have ambitions for our country, regardless of whether we are in or out of the EU We have only just dispatched the Housing and Planning Act, which included an element of neighbourhood planning, but here we are, about to debate this subject again. I now realise why the Government were reluctant to give neighbourhood plan communities the right of appeal, even on a very limited basis. However, what better way is there to strengthen these communities than by giving them the right of appeal I understand the housing crisis. How could I not? It is all around us. With 1.6 million people on local authority waiting lists, one can hardly claim that there is no housing crisis. It is important that we encourage developers and builders of every size and at every level to begin to tackle this problem. Housebuilding and infrastructure are inextricably linked. This infrastructure must include consistently reliable flood-prevention measures. The cost of installing such measures at the point of construction is minuscule compared to the cost of clear-up after a major flood. It is not helpful to focus only on the costs to the developer of flood prevention. These costs must be weighed against the emotional turmoil to those affected by flooding and the astronomical costs of clear-up to local authorities, the Environment Agency and insurance companies and the resulting bad press received by the Government for failing to act adequately in the first place Planning conditions are the perceived bugbear of the developer and builder but the safeguard for those affected by large-scale developments. Infrastructure, access, materials, design and layout are all an integral part of ensuring that the much-needed housing development does not have an unnecessarily negative impact on its surroundings and its neighbours. This will be particularly true for garden cities and towns. All will need to live together in harmony once the development is completed While it is undoubtedly true that in some cases pre-commencement conditions can slow down the planning process, it is not true in all cases. The most useful way forward for any applicant is to have pre-application discussions, which provide an invaluable insight into what is expected on the part of the applicant and find favour with the legitimately elected councillors who will consider the application in due course. The cannier in the development business will understand this and carry out pre-application public consultations. However, the more bullish will choose to ignore this, put in their application and then express anger and hostility when their application is refused. Conversation is undoubtedly the best way forward Pre-commencement conditions are, in my opinion and experience, imposed not to deliberately thwart a developer but to try to safeguard those working on site, ensure the smooth flow of traffic while development takes place and ensure that, once finalised, those occupying the dwellings have the necessary facilities available to them from the moment they move in, not some years into the distance. There is a balance to be struck. It is no use pushing ahead with a development where the implications have been poorly thought through simply to get the houses built in the shortest possible time, only to find that there are major obstacles that could have been foreseen and catered for. Retrospective consideration invariably leads to additional costs Finally, I turn to the section on homebuilding. The list of facts and figures is impressive. I note that the largest private housebuilders will be doubling their output by 2019. I hope that in the process they do not throw design and space standards out of the window. We have all heard stories of rooms being reduced in size to such an extent that bedrooms no longer accommodate a double bed, or of sitting rooms being too small to allow for even a two-seater settee. Quality must be balanced against quantity I am concerned at the lack of any mention of affordable social rented housing. The Government prefer instead to concentrate on the private rented sector. For those not able to buy their home or afford rents in the private sector, social housing is the only option. I welcome the Renters’ Rights Bill, sponsored by my noble friend Lady Grender. This will be a lifeline to many thousands of tenants up and down the country Time prevents me speaking further but, as in all things, the Government should expect robust scrutiny of their proposals for local government from me and my colleagues on these Benches.