Labour Chancellor Rachel Reeves today announced the reinstatement of mandatory housing targets on local authorities and changes in planning laws in favour of development, including a review of land designated as green belt as well as use brownfield and grey belt sites.
She indicated that local communities will only have a limited say (my emphasis):
It will still be in the first instance up to local communities and local authorities to decide where housing is built, but we will bring back those mandatory housing targets..it will be up to local communities where housing is built but it has to be built.
Clearly in areas like Brent, where available land is at a premium, there is likely to be pressure on some of our green spaces. Readers will remember plans to build on the Garden Centre land at the Welsh Harp at Birchen Grove, and the glass house land in Cool Oak Lane. The plans were defeated by a local campaign.
There was no mention in accounts of Reeves' statement that I have read, about the building of council homes. Similarly, a motion put by Brent Planning Committee member Cllr Liz Dixon to tonight's Council Meeting, written before the result of the General Election was known, but reflecting the Labour Manifesto, mentions 'affordable housing' without defining it, and does not mention council housing.
This reflects Cllr Shama Tatler's emphasis on building a range of home types, many of which would not be affordable for local people. Whether taking on the Building New Council Homes remit from Cllr Promise Knight, who is on maternity leave, will change her stance remains to be seen. Certainly her belief in the market: that more homes of any type will increase supply and lower prices, is challenged by some of her fellow councillors, who point to the distortions in the market caused by land banking and foreign investors' acquisition of new homes.
Tonight's meeting will also note the answers to questions to the Cabinet which includes Cllr Butt's advice to to evicted Brent tenants to move out of Brent to areas where rent is lower.
This is Cllr Dixon's Motion:
Declaration of a Housing Emergency
This Council notes:
* London is the epicentre of the country’s housing crisis, with a quarter of Londoners living in poverty after paying for their homes.
* In one of the wealthiest cities in the world, more than one child in every classroom is homeless and living in temporary accommodation, while rough sleeping is up 50% over this decade.
* Councils in London are spending £90m per month on temporary accommodation for homeless people - up almost 40% on last year.
*The dream of homeownership is out of reach for young people. The government have failed to act despite the housing crisis acting as one of the country’s biggest barriers to growth.
*The government has spent billions of pounds on housing benefit every year, which goes into the pockets of private landlords without creating any new assets.
*Without intervention, the number of new affordable homes built will fall sharply in coming years thanks to high interest rates and runaway construction cost inflation.
This Council further notes:
*The Housing Needs Service in Brent has seen a 12% increase in homelessness approaches in 2023/-24 (7,300) compared to 2022/-23 (6,529). The total number of homeless families living in B&B and Annexe accommodation has risen to 485.
*Many Councils are being forced to book rooms in commercial hotels to meet statutory duties. In Brent this has driven a £13.4m overspend. These issues are not unique to Brent and have impacted the whole of the country – but especially London.
* There are 5,688 households in A-C banding on the waiting list. At Band C, the average waiting time for a 2-bed home is 8 years, with a 4-bed home rising to 24 years.
*GLA grant funding per unit of affordable housing is approx. £195k, with typical build costs per average unit in the region of £450k. Brent Council has planning permission ready or has submitted applications for 423 more affordable units, but many face a significant funding gap, and will not be viable without an increase in available subsidy.
This Council welcomes:
Pledges made during the current election campaign:
*To update the National Policy Planning Framework, including restoring mandatory housing targets.
*To get Britain building again, creating jobs across England with 1.5 million new homes over the next parliament.
*To work with local authorities to reform Local Plans and strengthen the planning presumption in favour of sustainable development, supported by additional planning officers.
This Council resolves to:
(1) Work with other local authorities in London that have declared a housing emergency to calling on the incoming government to unlock the funding needed to deliver the affordable homes Brent desperately needs.
(2) Write to the Secretary of State to recommend the following steps:
*The suspension of the right-to-buy discount.
*A new Housing Revenue Account funding settlement to increase the supply of housing, improve standards and support retrofitting.
*Financial support to immediately purchase more homes from private landlords.
*To review the Local Housing Allowance available for Temporary Accommodation.
Cllr Liz Dixon
Dollis Hill Ward
It is important to note the reference to viability as the remaining elements of the South Kilburn regeneration looks increasingly in doubt and the St Raphaels plans have been much reduced.
Leasehold reform, Shared Ownership issues, a rent cap, builders' responsiblity to fund fire safety work, including cladding remediation are issues still to be addressed in the ear;y days of this government.
