A few days ago in the House of Lords there was a discussion about Housing Supply and Homelessness on the 5th December. The Labour Baroness Warwick of Undercliffe, Diana Warwick, set out the debate which includes a reference to a Bishop:
“That this House takes note of the need to increase housing supply and tackle homelessness. My Lords, I welcome this opportunity to highlight again the current housing crisis and the rise in homelessness, and I am grateful to all noble Lords who have chosen to speak in this debate. The facts are truly shocking. They are reflected in innumerable reports over the last few years. Charities such as Shelter and Crisis have been sounding warnings for years. Sector bodies such as the National Housing Federation have lobbied hard for an increased supply of homes that can be afforded and are of good quality. The Church of England has produced two important reports re-emphasising the crisis we face, and I am glad that the most reverend Primate the Archbishop of Canterbury has chosen this debate to make his valedictory speech to the House. He instigated the two reports and has shown a strong commitment to ending homelessness. I know that the House will appreciate his many valuable contributions over the years and looks forward to his valedictory address.”
Several other people corresponded comments from here. The comments from the bishops are here so here is the comments from Justin Welby, the Archbishop of Canterbury:
My Lords, it is often said and it is a cliché to say it—but hey, I am the Archbishop still—that if you want to make God laugh, make plans. On that basis, next year, I will be causing God more hilarity than anyone else for many years, because the plans for next year were very detailed and extensive. If you pity anyone, pity my poor diary secretary, who has seen weeks and months of work disappear in a puff of a resignation announcement.
The reality, which I wish to start with—then pay some thanks, and then talk about housing—is that there comes a time, if you are technically leading a particular institution or area of responsibility when the shame of what has gone wrong, whether one is personally responsible or not, must require a head to roll. There is only, in this case, one head that rolls well enough. I hope not literally: one of my predecessors in 1381, Simon of Sudbury, had his head cut off and the revolting peasants at the time then played football with it at the Tower of London. I do not know who won, but it certainly was not Simon of Sudbury.
The reality is that the safeguarding and care of children and vulnerable adults in the Church of England today is, thanks to tens of thousands of people across the Church, particularly in parishes, by parish safeguarding officers, a completely different picture from the past. However, when I look back at the last 50 or 60 years, not only through the eyes of the Makin report, however one takes one’s view of personal responsibility, it is clear that I had to stand down, and it is for that reason that I do so.
Next, I want to say thank you to so many people in the House. In these 12 years, I cannot think of a single moment when I have come in here and the hair on the back of my neck has not stood up at the privilege of being allowed to sit on these Benches. It has been an extraordinary period, and I have listened to so many debates of great wisdom, so many amendments to Bills that have improved them, so much hard work.
I have also found that, despite the fact that I still cannot find my way round this building, the staff here are endlessly patient as I look panic-struck when I suddenly find I am standing on a green carpet, not a red one, and have guided me to the right place. I am hugely grateful, and I am very grateful to noble Lords who have been kind enough to send supportive and encouraging notes over the last few weeks. It has been a great privilege and strength to have that.
Housing, as has been said, is one of the key areas of life in any society. When I look back historically—I will not develop the whole history—whenever this nation has taken a huge step forward since the end of the Napoleonic Wars, three things have played a part: housing, education and health. Where they have changed, they have laid a new basis for a healthy society, not just physically but in every way, and I believe that is what we are called to do now.
There has been much reference to the two reports that the Church of England has issued, and I am in the same place, as much of what I was going to say has been said. So, I will not say it again and will say something slightly different—but very briefly. The Coming Home report that the noble Lord, Lord Young, referred to so kindly, sets out five words beginning with “s” which it decided to recommend as the moral centre of good housing. They are: that housing should be safe, and we have heard and know about the need for that through Grenfell, mould, and the need to improve the safety of housing; that housing should be secure, so that people know they can bring up families; that housing should be stable, as people should not constantly be forced to move without choice—it is utterly disruptive; and that housing should be sustainable and zero carbon. We cannot afford to build tens of thousands of houses which increase the problems of climate change.
But I want to add two things. First of all, housing must be affordable, particularly social housing. Social housing is one of the areas which is very inelastic in terms of supply and demand. We need clear criteria for what “affordable” means. One of them should not be in proportion to the average cost in the area, which is the present test: 80% of average cost. I can assure noble Lords that, as we come to the end of our time where we are living at the moment and start looking for a house to buy, 80% of average market cost puts us a very long way away from where we would like to be—and that serves us right, in some ways. Affordable housing needs to be related to income, not to average cost. It needs to be measured against real living wage in a particular area if it is going to be genuinely affordable.
Secondly, it is no use building houses unless you build communities. Housing without community sets us up perfectly for the social problems of the future, so, when we build houses, we have to create the open spaces. And I forgot one “s”, which is satisfying. It has to be a place where children can play, where families get to know each other and where—obviously, I would say this—there is a church, or at least a community centre that acts as a church, where people are brought together. Community facilities in most of our new developments are nugatory, nil, useless; we have to do better.
My last comment: the Church Commissioners for England hold about 5,000 to 6,000 acres of strategic land, out of the 100,000 acres of the Church Commissioners’ total landholdings and another 100,000 acres in the hands of dioceses, parishes, trusts and so on. I know that they are now working on plans for working with government and local authorities, using the mapping tool developed in the Coming Home report, to see the best places to get together with others and have economically helpful areas with good returns. Look at what the Duchy of Cornwall has done with that: you can look down a street and you cannot distinguish which is social housing and which is non-subsidised housing. That also is part of the way in which we treat people with respect.
I look forward to hearing from the Minister. I hope that the Government will undertake to work right across the sector of landholders, so there will be good mixed development that brings people together and sets us up for a better future—and that, as part of that, it is done in the deliberate building of communities before we talk about individual houses.
My Lords, I am hugely grateful to have been here. You remain in my prayers and in my deep affection and profound respect for the huge contribution made by this House to our nation, which it usually does not recognise. I am hugely grateful to the noble Baroness, Lady Taylor, for allowing this debate to happen.
Here is the comment from Alan Smith, the Bishop of St Albans:
My Lords, I too thank the noble Baroness, Lady Warwick of Undercliffe, for securing this important debate. I declare my interests as president of the Rural Coalition and vice-president of the LGA. I offer my thanks to the most reverend Primate the Archbishop of Canterbury for his valedictory speech. During his tenure, he has been a champion of housing, and we have already referred to the Coming Home report, which is pertinent both to today’s debate and to His Majesty’s Government, with their very good and ambitious targets to build more housing. I hope we can assist the Government in achieving that.
Homelessness and rough sleeping are on the rise. Government statutory homelessness figures, released last week, reveal that 159,380 children are now homeless and living in temporary accommodation, a 15% increase in a year and the highest figure since records began in 2004. More particularly, the November 2023 CPRE report on the state of rural housing showed that rural homelessness has increased by 20% since 2021 and 40% since 2018-19.
There are a number of particular challenges around the housing crisis in rural areas which are often overlooked in national policy, and that is where I want to focus my remarks. There is an acute shortage of affordable housing, particularly in smaller rural communities. Only 9% of the housing stock in parishes with a population of under 300 is social housing, compared with 17% of the housing stock in urban areas. Between 2019 and 2022, rural local authority affordable housing waiting lists were up by 31%, compared with an increase of 3% in urban areas. There are still not enough affordable housing developments being delivered on rural exception sites. Very few affordable houses are being provided in settlements with a population of under 3,000. The impact on rural communities is immense and often overlooked.
I turn to the difficulties in planning policy that are holding back the development of rural affordable housing. In 66% of smaller rural communities, the National Planning Policy Framework prevents local authorities taking an affordable housing contribution from small sites. Will His Majesty’s Government respond favourably to the calls from many rural organisations to allow local planning authorities to seek affordable housing contributions from sites of fewer than 10 dwellings in communities with a population of 3,000 or fewer?
There is also the untapped potential of rural exception sites. The rural exception site policy, as it stands, is poorly implemented. There is a lack of consistency in its application and a number of risks and costs associated with its development. Between 2021 and 2022, only 17% of local planning authorities used the rural exception site policy. In 2023-24, 56% of rural exception site completions were in only two local authorities. There is a really great opportunity here, and we need to work out how we can develop it. Can the Minister say whether the Government will introduce a national development management policy for rural exception sites, as well as a bespoke planning passport, so we can speed up delivery?
Defra’s evaluation of the Rural Housing Enablers programme has allowed people to return to their communities, maintain support networks, provide care and support for the elderly and vulnerable, and help with childcare. RHE programmes have been supporting community engagement on housing developments, funded by Defra, for the past two years at a cost of just over £2 million annually. This was a great initiative by the previous Government, and I commend them for the work that was done. Such work has led to an increase in schemes in the pipeline, with the potential to deliver over 2,000 new affordable homes, but this is in jeopardy as the funding is due to end in March 2025. Can the Minister update us on whether there are any plans to renew that funding?
I have just one more request of the Minister. Developing rural affordable housing involves a number of challenges specific to the rural context. Will she therefore commit to ensuring that the housing strategy contains a positive rural element—rural proofing—so that we can include delivering more affordable rural housing in order to increase the level of sustainability in the countryside?
ianchisnall 