Agenda item

To enable Non Cabinet Members to raise an issue of relevance to Brent for debate on which notice has been provided in accordance with Standing Order 34 and to receive reports from Cabinet members, as required, on any issues previously raised.

Members are asked to note that the subject identified for debate at this meeting is as follows:

Building the Homes our Community Needs

The motion submitted as the basis for this debate has been attached along with a proposed amendment submitted by the Labour Group.

(Agenda republished to include the motion accompanying the Non Cabinet Member debate on 16 November 2022 and proposed amendment from the Labour Group on 21 November 2022)

The following substantive motion (as amended) was AGREED as the outcome of the non-cabinet member debate:

“Building the Homes our Community Needs 

This Council notes:

The pressures on Council Housing stock are immense and in the absence of Government investment, will not ease in the coming months and years, rather they will grow even more. For example, in Brent there are currently 25,853 households on our housing waiting list, containing 53,644 individuals. Even at a record-breaking pace of building, without a renaissance in Government investment in the social housing sector, many of these families will regrettably wait many years for a home.

The Cost of Living Crisis, compounded by a Government that has created a disastrous macroeconomic situation in the UK, has seen more local residents turn to the council for support with their housing needs, with a 33% increase in approaches in the last year. As an authority we are working around the clock to provide support to households effected by the Cost of Living Crisis, with a Resident Support Fund that has distributed £8.46 million to 4,045 households, aiding hundreds of families with Rent Arrears and Mortgage payments; and those in need of food and fuel support. 

We are proud that Brent has made progress in seeking to supply Council Homes, with a record of consistently being one of the leading boroughs in providing social homes in London. There is still more to do and we need to see greater, more urgent resolve from all political parties to deliver more Council Homes for our tenants. There have been 20 ministers for housing in the past 25 years and four housing secretaries in just over a year. We desperately need action from our new Minister, on waiting lists for council housing, supporting private tenants that are made homeless, aiding cladding victims that remain trapped in unsellable flats and homeowners living in fear of their next mortgage bill.  Finally, without the abolition of Right to Buy London will continue to see more council homes sold and private-let with 54,000 and counting across the capital.

The latest report to Cabinet, entitled, ‘Update on the supply of New Affordable Homes’, sets out where Brent is when it comes to the delivery of the New Council Homes Programme (NCHP), our programme to develop 1,000 new council homes by 2025. To date, the Council has developed and let 684 new homes to Brent households and there are 616 homes on site and on track to be completed before 2025. This programme has been made possible through a grant in excess of £100m from the Mayor of London, Labour’s Sadiq Khan, and an investment of more than £200m of the council’s own money.

Spiralling inflation, exacerbated by a botched mini-budget has not only impacted Brent residents, but has also put our council house building programme at risk. As such, on the 14^th November, the Cabinet was asked to formalise a change of approach that would allow Brent Council to deliver much needed housing, within the challenging social and economic climate, providing 50% of new stock at Council Rent and London Affordable Rent level in its own developments.  This approach will deliver Social Housing on Council owned land and will achieve our overriding ambition to reduce the ever-growing housing waiting list in a meaningful way. Where appropriate, council owned land will be used to build the next generation of council homes and play our part in addressing the housing crisis.

There are also a growing number of local people in Brent and in our city, who have been life-long residents of Brent and who are now being priced out of the borough, because of a shortfall in the supply of housing, while demand continues to drive prices higher.

There are no quick fixes to resolve the housing crisis and developers that are granted consent for their private schemes are only part of the larger answer, if we are to provide our area with the type of housing our community desperately needs. 

This Council believes:

1.          The Government needs to provide greater clarity on terminology around housing, particularly what constitutes being ‘genuinely affordable housing’. The Government must explore how more affordable housing can be secured through Land Value Capture and reforming viability assessments.

2.          Targets and policy around house building, must be focused on seeking to reduce the housing waiting list and reduce the number of local people currently in temporary accommodation and deliver family sized housing units, most keenly needed.

3.          Shared Ownership schemes are not a top priority for Brent Council, but do form a valuable part of an overall housing mix, as they allow some people to get onto the housing ladder when they otherwise would not be able to afford a full deposit.

4.          We should never make the perfect enemy of the good in housing policy whilst holding developers accountable and ensuring that a greater proportion of new stock built in our borough is genuinely affordable for local people.

This Council resolves to:

1.          Lobby the government to simplify its terminology on affordable housing in order to give greater clarity across council communications.

2.          Call on the Government to address Land Value Capture and viability assessments to enable Brent to secure at least our Local Plan targets for Social Rents, London Affordable Rent, London Living Rent and Affordable Rent.

3.          Continue to work with the GLA and DLUHC to secure the funding needed to ensure all new developments must seek to provide as much social housing as is financially viable.

4.          Continue to push Brent’s Local Plan target of 50% affordable housing, with a split of 70% low cost rent and 30% intermediate housing, in order to ensure we are building the homes our community really needs.

5.          Play our part in addressing the housing crisis across London, by driving up the supply of housing in every ward in Brent.”

In accordance with Standing Order 34, the Mayor advised that the next item on the agenda was the non-cabinet member debate, with the subject chosen for consideration being the Council’s approach to the delivery of social council housing.

Members were advised that the motion submitted as the basis for the debate had been circulated with the agenda and that the time available for the debate was 25 minutes.

The Mayor then invited Councillor Georgiou to introduce the motion. As context for the debate, Councillor Georgiou highlighted what he regarded to be the fundamental right to housing, with concern expressed at the increasing pressure on Council Housing stock as a result of the current cost-of-living crisis and economic uncertainty.  Given the pressures being experienced, the motion highlighted the priority to ensure action continued to support delivery of Council homes for social tenants in an effort to reduce the growing housing waiting list and the number of residents in temporary accommodation which, he pointed out, also reflected the approach recommended by the Council’s Poverty Commission.  Whilst reflecting on the progress made to date, concerns were expressed at the change of approach recently agreed by Cabinet in relation to delivery of the New Council Homes Programme (NCHP) impacting on the percentage of new stock to be delivered at Council and London Affordable Housing rent and potential to include elements of shared ownership, which it was felt would adversely effect the delivery of genuinely affordable housing supply for those most in need.  With private developments also not felt to be supporting the type of housing provision needed across the borough, Councillor Georgiou advised that the motion was calling on the Council to focus its approach around the delivery of genuinely affordable social housing, excluding shared ownership provision, and to hold developers to account to ensure the homes being delivered across the Borough were of the type and size needed to support local housing demand.  He also took the opportunity in closing his comments to highlight his opposition to the amendment to the motion for debate, which had been circulated in advance of the meeting from the Labour Group.

The Mayor thanked Councillor Georgiou for introducing the motion and then drew member’s attention to an amendment submitted by Councillor Tatler on behalf of the Labour Group, which had been circulated in advance of the meeting.

In moving the amendment Councillor Tatler began by supporting the need to recognise the importance of housing as a fundamental right in the delivery of life opportunities and social aspiration and concerns highlighted in relation to increased pressure on the supply and delivery of social housing as a result of the cost-of-living crisis and governments mismanagement of the economy.  Whilst highlighting Brent’s success as one of the leading boroughs in delivering social housing in London, she felt it important to also recognise the challenges and risks in relation to the programme as a result of the lack of government investment or leadership and current challenging economic conditions affecting the viability and delivery of many schemes and pressure to manage the Council’s limited resources.  As a result, members were advised that the amendment was seeking to reflect the reality of the current position and challenges identified with the rationale for the change in approach to delivery of the NCHP having been to ensure the Council was able to continue delivering the much needed supply of social housing, working alongside developers, within such a challenging social and economic climate.  In concluding, Councillor Tatler once again highlighted Brent’s strong record in delivery against its housing targets, especially when compared with other local authorities.  She ended by urging all members to support the amendment and call to lobby the government in order to provide the necessary funding, stable leadership and to address how more affordable housing could be secured through land value capture and reforming viability assessments highlighting that pausing or doing nothing was not an option, with the amendment moved by the Labour Group as follows:

To add the wording underlined and delete the wording indicated:

“This Council notes:

The pressures on Council Housing stock are immense andin the absence of Government willinvestment, will not ease in the coming months and years, rather they will grow even more. For example, in Brent there are currently 25,853 households on our housing waiting list, containing 53,644 individuals. Even at a record-breaking pace of building, without a renaissance in Government investment in the social housing sector, many of these families will regrettably wait many years for a home.

The Cost of Living Crisis, coupled compounded by a Government that has created a with the disastrous macroeconomic situation in the UK, means it is increasingly likely thathas seen more local residents will turn to the council Council to assume responsibility for theirfor support with their housing needs, with a 33% increase in approaches in the last year. As an authority, we need to be prepared for this.are working around the clock to provide support to households effected by the Cost of Living Crisis, with a Resident Support Fund that has distributed £8.46 million to 4,045 households, aiding hundreds of families with Rent Arrears and Mortgage payments; and those in need of food and fuel support. 

Whilst Wwe are grateful proud that Brent has made progress in seeking to supply Council Homes, with a record of consistently being one of the leading boroughs in providing social homes in London. There is still more to do and we need to see greater, more urgent resolve from all political parties to deliver more Council Homes for Social our tenants. There have been 20 ministers for housing in the past 25 years and four housing secretaries in just over a year. We desperately need action from our new Minister, on waiting lists for council housing, supporting private tenants that are made homeless, aiding cladding victims that remain trapped in unsellable flats and homeowners living in fear of their next mortgage bill.  Finally, without the abolition of Right to Buy London will continue to see more council homes sold and private-let with 54,000 and counting across the capital.

The latest report to Cabinet, entitled, ‘Update on the supply of New Affordable Homes’, sets out where Brent is when it comes to the delivery of the New Council Homes Programme (NCHP), our programme .to develop 1,000 new council homes by 2025. To date, the Council has developed and let 684 new homes to Brent households and there are 616 homes on site and on track to be completed before 2025. This programme has been made possible through a grant in excess of £100m from the Mayor of London, Labour’s Sadiq Khan, and an investment of more than £200m of the council’s own money.

Spiralling inflation, exacerbated by a botched mini-budget has not only impacted Brent residents, but has also put our council house building programme at risk. As such, oOn the 14^th November, the Cabinet was asked to formalise a change of approach that would allow Brent Council to deliver much needed housing, within the challenging social and economic climate,  onlyproviding 50% of new stock at Council Rent and London Affordable Rent level in its own developments. While This approach will deliver some Social Housing on Council owned land , this will be at the expense of current Estate residents, reduction of amenity space, and will not achieve our overriding ambition to reduce the ever-growing housing waiting list in a meaningful way. Where appropriate, C council owned Lland will be de-facto used to build the next generation of council housing homes out of reach for most Brent residents and play our part in addressing the housing crisis. 

There are also a growing number of local people in our areaBrent and in our city, who have been life-long residents of Brent and who are now being priced out of the borough, because of a shortfall in the supply of housing, while demand continues to drive prices higher. is too expensive.

There are no quick fixes to resolve the housing crisis and dDevelopers, who that are granted consent for their private schemes by Brent’s Planning Committee, are not only part of the larger answer, if we are to provideing our area with the type of housing our community desperately needs. 

This Council believes:

1.          There needs to be greaterThe Government needs to provide greater clarity on terminology around housing, particularly what constitutes being ‘genuinely affordable housing’. The Government must explore how more affordable housing can be secured through Land Value Capture and reforming viability assessments.

2.          Targets and policy around house building, must be focused on seeking to reduce the housing waiting list and reduce the number of local people currently in temporary accommodation and deliver family sized housing units, most keenly needed.

3.          Shared Ownership schemes are not a ‘genuinely affordable’ housing model and are not something that should be promoted bytop priority for  Brent Council, but do form a valuable part of an overall housing mix, as they allow some people to get onto the housing ladder when they otherwise would not be able to afford a full deposit.

4.          We should never make the perfect enemy of the good in housing policy whilst need to be holding developers accountable and ensuring that a greater proportion of new stock built in our borough is genuinely affordable for local people.

This Council resolves to:

1.          Guarantee that the banner term ‘affordable housing’ is not used in communications, and instead council communications only refer to “genuinelyLobby the government to simplify its terminology on affordable housing in order to give greater clarity across council communications.

2.          Amend theCall on the Government to address Land Value Capture and viability assessments to enable Brent to secure at least our Local Plan to ensure Affordable Housing is defined as being purelytargets for Council Social Rents, London Affordable Rent, London Living Rent, which would exclude Shared Ownership and Affordable Rent (below or equal to 80% of market value rent).

3.          Continue to work with the GLA and DLUHC to secure the funding needed to eEnsure all new developments taking place on existing estates within our borough must be seeking to provide as much more sSocial hHousing and not Shared Ownership or Market Sale units.as is financially viable. 

4.          Increase theContinue to push Brent’s Local Plan target of affordable units within private developments to match neighbouring Camden at 50% affordable housing, with a split of 7040% social low cost rent and 360% intermediate housing others, in order to ensure we are building the homes our community really needs. 

5.          Play our part in addressing the housing crisis across London, by driving up the supply of housing in every ward in Brent.”

The Mayor thanked Councillor Tatler for moving the amendment on behalf of the Labour Group and then opened the debate for contributions from other members.

Councillor Maurice, in supporting the original motion, detailed how the Planning Committee was often required to consider applications from developers that failed to fully meet requirements in relation to the provision of affordable housing and amenity space, which despite objections raised often ended up being approved on an overall assessment of planning policy and the requirements within the Local Plan.  Concerns were also raised at the lack of family sized dwellings being provided by developers and abundance of one-bedroom properties many of which, he felt, ended up being purchased by overseas investors and would not therefore contribute towards addressing the pressure on supply of social housing or help families in the borough in housing need.  As opposed to critising the government, Councillor Maurice highlighted the lack of Brent-owned land identified for social housing development and supported the concerns highlighted in relation to the approach recently agreed by the Cabinet on the percentage of affordable housing to be delivered under the NCHP moving forward.

Councillor Johnson, in supporting the amended motion and welcoming the debate on the issue felt it was important to recognise (as had been detailed in a previous Affordable Housing Scrutiny Task Group report and outlined within the amendment) the impact of the Conservative Government’s policies in relation to the current pressures on social housing, including the introduction of Right to Buy, lack of leadership, funding and failure to deliver on previous targets and promises.  As a result, it had fallen on the Council themselves along with the current Mayor of London to provide the funding required to support the ongoing programme of delivery, with Councillor Johnson supporting the calls on the Government within the proposed amendment to properly fund and support the delivery of the required levels of affordable social housing recognising the reality of the current situation to be addressed.

Councillor Kelcher, also speaking in support of the proposed amendment, felt it was important to recognise and support the ambitious nature of targets set for the supply of affordable social housing by the Council and progress made in terms of Brent delivering one of the highest rates of new housing in London alongside the requirement to include and prioritise the provision of affordable housing within all developments.  Whilst recognising that Shared Ownership schemes were not a priority option for the Council, they were felt to have a role in terms of the overall mix of housing tenure as a means of providing the first step towards home ownership for those unable to afford a full deposit or initial mortgage.  Given the supply issues identified when compared to levels of demand and affordability Councillor Kelcher felt that the proposed amendment was based on a more realistic assessment of the current challenges reflecting there were no quick or easy fixes to resolve the housing crisis.

Councillor Lorber, speaking in support of the original motion, highlighted concerns regarding the Council’s ability to deliver on major housing development schemes with specific reference to the delays and change in approach and tenure mix as part of the Wembley Housing Zone development at Cecil Road and Moreland Gardens.  In seeking to ensure that the most appropriate type of housing was being provided in order to meet recognised housing need he also queried the necessity for the level of student accommodation and smaller one or two bedroom properties being approved (especially as a means of ensuring the viability of private development schemes) within the borough, highlighting the more pressing demand identified for larger family sized dwellings and on this basis supported the original motion in challenging the Council’s overall approach.

As there were no further contributions, the Mayor then drew discussions to a close and invited Councillor Knight, as the Cabinet Member for Housing, Homelessness and Renters Security, to summarise and close the debate.

Councillor Knight began by thanking Councillor Georgiou for raising such an important subject for debate.  Whilst proud of Brent’s record and progress in relation to affordable social housing provision the need to continue delivering was recognised in order to address the current demand in relation to the Council’s housing waiting list.  In supporting the amendment moved to the original motion, Councillor Knight felt that no plausible solutions had been offered by members from either of the Opposition Groups during the debate, emphasising that the Council had a moral imperative to act on behalf of its residents.  In recognising the impact of the current social, economic and political challenges in addressing the housing crisis the recent change to delivery of the NCHP agreed by Cabinet and amendments proposed to the motion were felt to reflect the current reality affecting scheme viability and funding as well as the governments limited actions, funding and ambitions.  In contrast, Councillor Knight ended by highlighting the ongoing commitment of the Council to continue delivering in relation to its targets for new affordable social housing notwithstanding the challenges and difficult choices that would be required.

The Mayor thanked all members for their contributions and then moved on to put the amendment moved by the Labour Group to the vote prior to seeking approval of the final substantive motion as an outcome of the non-cabinet member debate.

On being put to the vote the amendment moved by the Labour Group (as set out above) was declared CARRIED:

As a result, the following substantive motion (as amended) was put to the vote and AGREED as the outcome of the non-cabinet member debate:

“Building the Homes our Community Needs

This Council notes:

The pressures on Council Housing stock are immense and in the absence of Government investment, will not ease in the coming months and years, rather they will grow even more. For example, in Brent there are currently 25,853 households on our housing waiting list, containing 53,644 individuals. Even at a record-breaking pace of building, without a renaissance in Government investment in the social housing sector, many of these families will regrettably wait many years for a home.

The Cost-of-Living Crisis, compounded by a Government that has created a disastrous macroeconomic situation in the UK, has seen more local residents turn to the council for support with their housing needs, with a 33% increase in approaches in the last year. As an authority, we are working around the clock to provide support to households effected by the Cost-of-Living Crisis, with a Resident Support Fund that has distributed £8.46 million to 4,045 households, aiding hundreds of families with Rent Arrears and Mortgage payments; and those in need of food and fuel support. 

We are proud that Brent has made progress in seeking to supply Council Homes, with a record of consistently being one of the leading boroughs in providing social homes in London. There is still more to do and we need to see greater, more urgent resolve from all political parties to deliver more Council Homes for our tenants. There have been 20 ministers for housing in the past 25 years and four housing secretaries in just over a year. We desperately need action from our new Minister, on waiting lists for council housing, supporting private tenants that are made homeless, aiding cladding victims that remain trapped in unsellable flats and homeowners living in fear of their next mortgage bill.  Finally, without the abolition of Right to Buy London will continue to see more council homes sold and private-let with 54,000 and counting across the capital.

The latest report to Cabinet, entitled, ‘Update on the supply of New Affordable Homes’, sets out where Brent is when it comes to the delivery of the New Council Homes Programme (NCHP), our programme to develop 1,000 new council homes by 2025. To date, the Council has developed and let 684 new homes to Brent households and there are 616 homes on site and on track to be completed before 2025. This programme has been made possible through a grant in excess of £100m from the Mayor of London, Labour’s Sadiq Khan, and an investment of more than £200m of the council’s own money.

Spiralling inflation, exacerbated by a botched mini-budget has not only impacted Brent residents, but has also put our council house building programme at risk. As such, on the 14^th November, the Cabinet was asked to formalise a change of approach that would allow Brent Council to deliver much needed housing, within the challenging social and economic climate, providing 50% of new stock at Council Rent and London Affordable Rent level in its own developments. This approach will deliver Social Housing on Council owned land and will achieve our overriding ambition to reduce the ever-growing housing waiting list in a meaningful way. Where appropriate, council owned land will be used to build the next generation of council homes and play our part in addressing the housing crisis.

There are also a growing number of local people in Brent and in our city, who have been life-long residents of Brent and who are now being priced out of the borough, because of a shortfall in the supply of housing, while demand continues to drive prices higher.

There are no quick fixes to resolve the housing crisis and developers, that are granted consent for their private schemes, are only part of the larger answer, if we are to provide our area with the type of housing our community desperately needs. 

This Council believes:

1.          The Government needs to provide greater clarity on terminology around housing, particularly what constitutes being ‘genuinely affordable housing’. The Government must explore how more affordable housing can be secured through Land Value Capture and reforming viability assessments.

2.          Targets and policy around house building, must be focused on seeking to reduce the housing waiting list and reduce the number of local people currently in temporary accommodation and deliver family sized housing units, most keenly needed.

3.          Shared Ownership schemes are not a top priority for Brent Council, but do form a valuable part of an overall housing mix, as they allow some people to get onto the housing ladder when they otherwise would not be able to afford a full deposit.

4.          We should never make the perfect enemy of the good in housing policy whilst holding developers accountable and ensuring that a greater proportion of new stock built in our borough is genuinely affordable for local people.

This Council resolves to:

1.     Lobby the government to simplify its terminology on affordable housing in order to give greater clarity across council communications.

2.     Call on the Government to address Land Value Capture and viability assessments to enable Brent to secure at least our Local Plan targets for Social Rents, London Affordable Rent, London Living Rent, and Affordable Rent.

3.          Continue to work with the GLA and DLUHC to secure the funding needed to ensure all new developments must seek to provide as much social housing.as is financially viable. 

4.          Continue to push Brent’s Local Plan target of 50% affordable housing, with a split of 70% low cost rent and 30% intermediate housing, in order to ensure we are building the homes our community really needs. 

5.          Play our part in addressing the housing crisis across London, by driving up the supply of housing in every ward in Brent.”