Chancellor to unlock housing in first Budget
The Budget will deliver more affordable housing, ensure social housing is available for those who need it and turbocharge the delivery of 1.5 million homes.
A housing package announced today will deliver up to 5,000 new affordable social homes with £500 million in new funding for the Affordable Homes Programme. This brings total investment in housing supply to over £5 billion and supports the delivery of 33,000 new homes through £128 million for housing projects across the country.
Meanwhile, the stock of social housing will be increased through a new 5-year social housing rent settlement that will give the sector more long-term certainty on funding and allow them to invest in tens of thousands of new homes. The existing stock will also be protected by reducing Right to Buy discounts so that thousands more council homes remain in the sector.
Chancellor of the Exchequer, Rachel Reeves said:
We need to fix the housing crisis in this country. It’s created a generation locked out of the property market, torn apart communities and put the brakes on economic growth.
We are rebuilding Britain by ramping up housebuilding and delivering the 1.5 million new homes we so badly need.
Deputy Prime Minister, Angela Rayner said:
We have inherited a housing system which is broken, with not enough homes being built and even fewer that families can afford.
This is a further significant step in our plan to get Britain building again, backing the sector, so they can help us deliver a social and affordable housing boom, supporting millions of people up and down the country into a safe, affordable and decent home they can be proud of.
The £500 million to deliver thousands of new social and affordable homes is a top-up to the existing Affordable Homes Programme and comes ahead of the Government’s Housing Strategy due in the Spring.
The Government will set out details of new investment to succeed the 2021-26 Affordable Homes Programme at the Spending Review. This will lay the foundations for the manifesto commitment to deliver the biggest increase in social and affordable housebuilding in a generation, and to support councils and housing associations to build their capacity and make a greater contribution to affordable housing supply.
It will deliver a mix of homes for sub-market rent and home-ownership, with a particular focus on delivering homes for Social Rent.
The Government will also consult on a new 5-year social housing rent settlement, which caps the rents social housing providers can charge their tenants, to provide the sector with the certainty it needs to invest in new social housing. The intention would be for this to increase with Consumer Price Index inflation figures and an additional 1%. The consultation will also seek views on other potential options to give greater certainty, such as providing a 10-year settlement.
These measures to increase affordable housing come alongside changes to the Right to Buy scheme, which will protect existing social housing stock to meet housing need and deliver a fairer and more sustainable scheme.
England’s existing social housing supply is depleted every year by the scheme while also disincentivising councils to build new social housing.
Discounts will be reduced alongside greater protections for newly-built social housing and councils will be able to keep 100% of the receipts generated by a Right to Buy sale. This will enable councils to scale-up delivery of much needed social housing whilst still enabling longstanding tenants to buy their own homes.
The £128 million will support the delivery of new housing projects – including up to 28,000 new builds currently blocked by river pollution – cleaning up our rivers in the process - 3,000 energy efficient homes across the country and 2,000 new homes in North Liverpool.
Meanwhile the £56 million investment at Liverpool Central Docks will also deliver office, retail, leisure and hotel facilities alongside the new homes. As well as demonstrating our brownfield-first approach, it will transform Liverpool’s former docklands into a thriving waterfront neighbourhood.
Kate Henderson, Chief Executive of the National Housing Federation, says:
We strongly welcome the £500m top-up to the affordable homes programme. This vital injection of funding, which we’ve been urgently calling for, will support housing associations to continue to deliver much needed affordable homes in the immediate term and prevent a collapse in delivery.
We share the government’s ambition to build 1.5million homes over this parliament and stand ready to deliver the social homes needed, which is why we welcome a consultation on a new rent settlement. This will provide both transparency for residents and long term certainty and financial stability for social housing providers. We also support the government’s decision to review right to buy discounts.
To achieve the affordable homes needed across the country, alongside this short term top-up, we look forward to a new long term housing strategy announced at the next spending review, including a significant boost in funding for social housing.
Charlie Nunn, Chief Executive of Lloyds Banking Group, said:
As the biggest supporter of social housing in the UK, we welcome the announcement of the funding boost for the Affordable Homes Programme and the plans to consult on a long-term social housing rent settlement.
A safe and lasting home is the foundation for so many essential needs and strong socio-economic outcomes. We need greater provision of housing which is both sustainable and genuinely affordable to enable our communities to thrive.
Councillor Louise Gittins, LGA Chair, said:
We are pleased the Government has acted on our call to increase Affordable Homes Programme funding. We have made the case for councils to be empowered to build more affordable, good quality homes quickly and at scale and this will boost councils’ ability to build desperately-needed affordable housing for local communities.
It has become increasingly impossible for councils to replace homes as quickly as they’re being sold through the Right to Buy (RTB) scheme. The LGA has long-called for reform to RTB and these positive measures will support the replacement of sold homes and to stem the continued loss of existing stock.
A 5-year rent settlement is a step in the right direction in providing certainty for councils on rental income, but to really strengthen and provide stability to Housing Revenue Accounts, a minimum 10-year rent settlement is needed, alongside restoration of lost revenue due to the rent cap and a review of the self-financing settlement of 2012. This would better support long-term business planning to ensure councils can deliver high quality homes and associated support for their tenants.
Councils stand ready to work with the Government to increase affordable housing and help people on council housing waiting lists and record numbers stuck in temporary accommodation.
Additional information
The government is confirming £128 million of funding to deliver the following projects which will deliver much-needed new homes at complex brownfield sites as well provide long-term solutions to improve the supply of homes:
- Confirmation of a £56 million investment at Liverpool Central Docks which is expected to deliver 2,000 homes in North Liverpool, along with office, retail, leisure, and hotel facilities. This will transform Liverpool’s former dockland into a thriving waterfront neighbourhood.
- A £25 million investment in a joint venture to establish a new fund with Muse Places Limited and Pension Insurance Corporation to deliver 3,000 energy-efficient new homes across the country, with a target of 100% of these being affordable.
- The confirmation of £47 million to local authorities to tackle pollution in our rivers, which has halted housebuilding in highly polluted areas. This funding could support the delivery of an estimated 28,000 homes that cannot be built currently due to these restrictions. This funding will not only unlock much needed new housing but also clean up our rivers in the process.