From manifestos to bricks and mortar: how do we get more homes built?

Fresh political leadership may have changed the faces at the top of Greater Manchester, but the challenge facing the region remains familiar: how do we turn ambitious housing targets into homes on the ground?

That was the central question at SEC Newgate’s latest planning and development event, which brought together Gavin White, Executive Member for Housing and Development at Manchester City Council, Rob Haslam, Planning Manager at Northstone, and Euan Kellie, Company Director of Euan Kellie Property Solutions. Hosted by David Hopps, Senior Consultant at SEC Newgate, the discussion followed a presentation by Izzy Wauchope of the Northern findings from SEC Newgate’s latest National Planning Barometer research, which is based on a survey of planning committee members.

Despite the cranes dominating Manchester’s skyline, panellists agreed that the region continues to face a significant housing challenge. Gavin White highlighted Manchester’s ambition to deliver 36,000 homes by 2032, including 10,000 social, council and genuinely affordable homes. While the number of households in temporary accommodation has fallen, around 2,500 households remain without a permanent home and around 19,000 remain on the housing register. 

A recurring theme throughout the discussion was viability. While planning reform has dominated political debate, both Rob Haslam and Euan Kellie argued that the biggest barriers to delivery often lie elsewhere. Rising build costs, mortgage affordability, labour shortages, building safety requirements and wider economic uncertainty are all affecting developers’ ability to bring forward schemes. Several examples were cited of developments being redesigned or reconfigured simply to remain viable in changing market conditions. 

The panel broadly welcomed the Government’s programme of planning reform and the increasing role of devolution in shaping housing delivery. Measures such as greater consistency in decision-making, national planning reforms and expanded mayoral powers were viewed positively. However, speakers cautioned against seeing planning reform as a silver bullet. Simplifying the planning system can help, but housing delivery is ultimately influenced by a much wider range of economic and financial factors. 

Greater Manchester’s strategic approach was repeatedly highlighted as a strength. Panellists praised the region’s collaborative model, the Places for Everyone framework and the long-term vision that has helped create certainty for investors and developers. There was a strong sense that Greater Manchester remains one of the best-positioned regions in the country to deliver growth, supported by strong partnerships between local authorities, the private sector and government agencies. 

Brownfield regeneration also featured prominently. While all speakers endorsed a brownfield-first approach, they acknowledged the challenges associated with remediation costs and viability. The discussion highlighted the importance of government funding, Homes England support and public sector collaboration to unlock difficult sites and accelerate delivery. 

One of the most interesting areas of debate centred on the role of existing housing stock. Alongside building new homes, panellists discussed the opportunity to make better use of underoccupied homes through downsizing initiatives, older persons’ housing and bringing empty properties back into use. Manchester’s work to support older residents moving into more suitable accommodation was cited as an example of how housing policy can benefit both existing residents and families waiting for larger homes.

If there was one conclusion from the discussion, it was that housing delivery requires more than political ambition alone. Targets matter and planning reform can help, but turning manifestos into bricks and mortar will depend on tackling viability challenges, maintaining policy certainty and continuing the collaborative approach that has underpinned Greater Manchester’s growth story over the past two decades. 

To find out more about SEC Newgate in the North, view our brochure or email manchester@secnewgate.co.uk.