Collaboration is key to solving the social housing crisis

The Right to Buy scheme, along with the demolition of unfit stock, has reduced the number of available social homes. As demand for new affordable homes continues to outstrip supply, many people could end up trapped in expensive private tenancies, and at risk of homelessness.

Another factor that has contributed to the loss of available stock has been the shift away from local authorities building social housing towards an increased reliance on developers. Increasing the collaboration between these parties, along with a fresh injection of funding and a new approach to free up land, could all make an impactful difference to the social housing sector.

The lack of available land is a core issue, as it prevents new homes of all types from being built and leads to intense competition for the most profitable sites, while less desirable locations can become neglected.

“Increasing the collaboration between these parties, along with a fresh injection of funding and a new approach to free up land, could all make an impactful difference to the social housing sector”

Additionally, the focus of Michael Gove, the former secretary of state for levelling up, housing and communities, on beauty standards and ring-fencing of the green belt meant that some rural towns, particularly in the South, were left with virtually no land to develop. As a result, house prices in these areas have spiked, forcing middle and low-income earners out.

The lack of land is also causing issues for developers as they begin site builds. Fewer available sites, compounded by high costs of labour and equipment, means that developers are under pressure to quickly recoup their costs. This means that the intended allocation of affordable homes on a development can fall dramatically, to make sure the site remains financially viable.

While the current situation is bleak, there is hope on the horizon. The newly elected Labour government has promised not only to review green-belt protections and cut planning red tape, but also to increase funding to help incentivise developers and aid local authorities with their social housing build programmes.

This could make a considerable impact on areas that are bound up with counterproductive green protection or suffering from a lack of funds, which has in turn led to a stagnant local housing market.

These policies present a golden opportunity. However, to capitalise on it, developers need to continue to work closely with local authorities. Central to this is the building of an open dialogue with councils throughout the planning process, opening discussions at the ideas phase to ensure all parties are on board. If an application is being submitted that could raise questions, it’s important to give the planning officers notice of potential challenges before submission where possible.

It is also vital that developers highlight the value the project will hold for the council when seeking planning approval. A good way of doing this, particularly in regions where there is stiff competition for land, is to exceed the requirements for social housing where possible.

“While social housing is no doubt in crisis, if the new policies to improve funding, free up land and cut red tape are implemented swiftly, the future certainly looks brighter”

This will demonstrate that the social benefit aspect of the project has been considered from the start, that the development has taken account of the council’s specific needs, and will ultimately increase the chances of the application being approved.

While social housing is no doubt in crisis, if the new policies to improve funding, free up land and cut red tape are implemented swiftly, the future certainly looks brighter.

However, lasting change requires more than updating policies. Reversing the decline of social housing stock will require meaningful collaboration between developers and local councils, ensuring that applications for developments are approved swiftly to accelerate builds and provide more high-quality social homes for the public. This will take time, patience and commitment, all of which are available in abundance within the sector along with the vast amounts of knowledge it holds. 

Hopefully the government learns from its predecessors and uses the sector’s will and expertise to its advantage.

Craig Pettit, planning director, Marrons