Lord Best (CB)

My Lords, I shall speak to Amendments 7 and 128 in the name of the noble Baroness, Lady Royall of Blaisdon. They are supported by my noble friend Lord Cameron of Dillington and the noble Baroness, Lady Bennett of Manor Castle. I declare my interests as a vice-president of the Local Government Association, a vice-president of the Town and Country Planning Association, and an honorary member of the Royal Town Planning Institute, and I was once a rural development commissioner. These amendments would add rural affairs to the areas of competence for strategic authorities and require those bodies to have regard to the needs of rural communities. As the noble Baroness explained, these amendments would ensure that rural areas are not overlooked in the affairs of mayors and combined authorities in relation to the use and development of land, regeneration, housing, employment, health and well-being. The fact is that rural areas have distinct characteristics, but rural communities are likely to comprise only a small fraction of the total population of a mayoralty or combined authority. The amendments would ensure that the needs of these localities get proper consideration. I shall illustrate the kind of differences that distinguish a rural area from the rest by reference to the all-important housing matters that affect so many households in these places. They are very likely to be areas of lower incomes and higher house prices relative to the rest of the strategic authority area. The local population also faces extra competition for available accommodation from those commuting from elsewhere, rightsizing retirees and, in many places, second home buyers and those letting on a short-term basis of the Airbnb variety. Yet the amount of social housing is appreciably lower: about 11% for areas classified as rural locations, compared with 17% for the country as a whole. The right to buy has removed a larger proportion of council housing in these areas, and many villages now face a virtual absence of affordable homes for those born and bred in the area or needing to live there for family, caring or occupational reasons. Without affordable homes, rural communities can die. Recently, I chaired the Devon Housing Commission, which made important recommendations in relation to the strategic advantages of combined authorities. It also gave clear warnings of the huge significance of housing pressures for those living in rural areas. Since rural housing schemes are mostly small, they do not trigger the obligation on house- builders to include any affordable accommodation. Set against these many disadvantages facing rural areas, there are positive opportunities that can uniquely help to address their different circumstances. Rural exception sites allow development that would not be permitted elsewhere. Rural housing enablers can help match social housing providers with landowners. Special grants are available from Defra and Homes England, so on the plus side as well, things are different for rural communities. The danger is that these distinctions are not taken on board by authorities which have very many other matters on their plates. Hence the value of these two amendments in requiring attention to be given specifically to the special aspects, good and bad, facing rural areas, as illustrated by my housing example. These amendments would ensure that these areas get the priority they so clearly deserve and I strongly support them.