Last week, my criticisms of Barnet Council's three regeneration schemes for Hendon were well reported I am all for regeneration, but not if the result is a net loss of affordable homes for ordinary people.

Regeneration must address the extra demands on schools and the health service, and must include local people in the big decisions about the future of their homes and neighbourhoods. But these big regeneration projects are only part of the story.

With high house prices, property developers are making huge profits. The new Damascus House flats in Mill Hill are selling for more than £500,000 each, for example. Developers must reinvest part of their takings by including affordable housing within their schemes.

The Labour Government and London's Mayor have both indicated clear targets: 50 per cent of any new housing scheme, whether it be regeneration organised by the council or a private development, should be set aside for affordable homes. New estates must have the right numbers of tenants, key workers and leaseholders to ensure a balanced social mix.

With big private sector developments, such as those planned for RAF East Camp with 2,400 homes, or Mill Hill Barracks with 2,000 homes, we can expect to see up to 10,000 extra households in Hendon over the next five to ten years.

So far I've yet to be convinced that anything like enough of those homes will be made available to those in Hendon who badly need them for example the couple I came across in Burnt Oak the other day, still living with the husband's parents.

When Barnet Council considers planning issues, it must firm up its policies to ensure these targets are achieved.

But of course it is not just the big sites that give cause for concern. In parts of Hendon, when I turn a street corner, it's gone.

Whether it be the A41, Holders Hill Road or Victoria Road, everywhere we see three or four family homes knocked down and being replaced by blocks of up to 24 flats. That is the property speculators' magic number' below that threshold, developers do not have to set aside any homes for social needs whatsoever.

They maximise their profits by going for the biggest number they can get away with. This threshold must be abolished. I and other London Labour MPs are lobbying Government hard for early action and I believe we're now pushing against an opening door.

Government must also play its part when it comes to disposing of its own land. The huge Mill Hill Barracks site was sold off to the highest bidder by the previous Conservative Government.

The Metropolitan Police has sold off many police homes and, surprise surprise, now finds it difficult to house its new police officers. There is huge demand for homes for health service workers, yet the NHS is still required by the Treasury to sell vacant land at top prices.

This policy must change. When the new Edgware Hospital is built and Colindale Hospital closes, the land already earmarked for housing must not just be sold off for luxury homes, but must reflect the demand in our communities.

What better way is there to recycle these public assets than to provide the homes our area already needs?

October 1, 2002 17:00