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Angela Rayner has confirmed the Department for Levelling Up, Housing and Communities will be renamed to rid the office of the Conservatives ‘empty promises, gimmicks and gestures’.

Since its creation in the early 2000s the Department for Levelling Up, Housing and Communities has undergone several name changes. The sector began as the Office of the Deputy Prime Minister and progressed onto the Department for Communities and Local Government in 2006 under Tony Blair’s administration before Theresa May renamed it the Ministry of Housing, Communities and Local Government.

This title has proven particularly popular as our latest deputy prime minister has confirmed the Department of Housing, Communities and Local Government will be the office she leads.

‘The Labour Government’s recent decision to rename the Department of Levelling Up, Housing and Communities to the Ministry of Housing, Communities and Local Government aims to shed the political slogan “levelling up,” associated with Boris Johnson’s previous election campaign,’ said Lawrence Turner, director of Boyer. ‘The re-inclusion of “local government” in the title should symbolise the importance of empowering and encouraging local authorities to implement the Government’s planning reforms. The Prime Minister’s recent meetings with metro mayors and the proposed bill on devolution highlight the crucial role that local government will play in planning and delivering the pledged 1.5 million new homes over the next five years.’

William Nicholas, regional director at Lanpro, added: ‘Personally I always felt that ‘levelling up’ thing was a bit of a ruse and seemed to become a slogan used for all parts of the country not just the so called ‘left behind’ areas.

‘The name change merely reverts to the previous departmental name with the reintroduction of ‘local government’ in its title. I suspect the new Labour government has done this for a number of reasons – to reemphasise the role of local government (perhaps particularly important given early indications of their somewhat national approach on large scale infrastructure projects) demonstrating that they see local authorities and mayors playing a significant and collaborative role in the future growth of the country.

‘Additionally, I suspect there will be a desire to distance themselves from the previous government (particularly given planning reform is a central tenet of the new government’s mantra), and the term ‘levelling up’ was heavily associated with Boris Johnson and had become seen by many with scepticism. Potentially would have given the new administration a stick for the opposition and electorate to beat it with, if it is unable to achieve the widespread economic boost and tangible regeneration of towns and cities promised. Indeed, Starmer has said several times that his new approach will take time.

‘But most importantly, a name change in of itself achieves nothing. Understandably, the new government wants to make a break with the previous administration, but the true measure of success will be in what is delivered.’

Experts have theorised that the desire to include ‘local government’ within the departments new name comes from Labour’s plans to prioritise devolution. Whilst campaigning to get into post Keir Starmer made it clear he wanted to pass some powers from Westminster to local authorities and this was confirmed via the Kings speech on Wednesday where it was announced the English Devolution Bill will be implemented.

Taking to X (formally known as Twitter), Angela Rayner tweeted: ‘A government of public service means fixing the fundamentals to deliver for the British people. No more gimmicks and slogans, but the hard yards of governing in the national interest.

‘The department I lead will be the Ministry of Housing, Communities and Local Government.’

Image: Paul Buffington

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The London Borough of Tower Hamlets’ planning committee have recently approved proposals by Latimer for the redevelopment of the former London Chest Hospital site in Bethnal Green.

Latimer, the development arm of Clarion Housing Group, have said they plan to create 274 homes on the disused site, half of which will be earmarked as affordable. 

The plans have been designed by architect Allford Hall Monaghan Morris (AHMM) and are set to focus on preserving and restoring the site’s historical elements. The refurbishment will include the Grade II-listed main hospital building, the Sanitary Tower, and the South Wing. In addition, five new buildings ranging from five to nine storeys will be constructed.

Likewise, the approved plans also ensure an old mulberry tree will be preserved and remain in its original location on the site.

‘This project represents a unique opportunity to blend the historical significance of the site with local housing needs,’ said Richard Cook, Clarion director of development. ‘Our commitment to providing a high proportion of affordable homes and preserving the Mulberry tree reflects our dedication to creating sustainable and inclusive communities for local residents.’

Paul Monaghan, executive director of Allford Hall Monaghan Morris, added: “We are very pleased that Tower Hamlets planning committee has voted to approve the proposals. AHMM’s design aims to sensitively restore the disused Grade II listed former London Chest Hospital and secure its long-term future. Working with Clarion, our proposals will deliver much needed affordable homes for Tower Hamlets and for London.”

Image: Allford Hall Monaghan Morris

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After the government made it clear they will be building on Brownfield sites, Johnny Clayton from Carter Jonas, discusses a case study to showcase why they have made the best possible decision. 

Sustainability is inevitably high on every property developer’s agenda, with each seeking to demonstrate the sustainable characteristics of its own model of development as part of the planning consent process. Today, perhaps, it is more topical than ever, with the government recently claiming brownfield sentiment as the most sustainable option.

Undoubtedly there are sustainable features present in brownfield development – not least its potential to rejuvenate deprived areas and support ailing urban centres.

But, as the media response to February’s announcement has demonstrated very clearly, the number of homes deliverable on brownfield sites is minimal in the context of the housing crisis. Only through the creation of substantial new communities can the country deliver the requisite number of new homes. And – politicians, note – only new communities can achieve multi-levelled, genuine sustainability. 

Case study: White Notley Garden Village

This is demonstrated in White Notley Garden Village, a new settlement proposed by Barratt David Wilson Homes in Braintree, which I believe is an exemplar sustainable community.

The 78 hectare site comprises largely of arable farmland but its sustainability potential is almost unparalleled.

The masterplan, created by Carter Jonas, proposes a new mixed use village and a range of community facilities including primary school, pre-school / early years centre, secondary school, health centre (with pharmacy and dispensary), sports hub (with an all weather pitch, tennis courts and a pavilion with changing facilities), convenience store, local shops and work hub.

It would provide high-quality residential units of a variety of tenures, creating approximately 1,320 homes for over 3,300 people, within an attractive landscaped setting which prioritises health and wellbeing alongside pioneering environmental features.

What differentiates the scheme?

What differentiates the scheme and enables it to rank so highly in terms of sustainability is the presence of White Notley station. Currently the country’s most under-used railway station, White Notley serves Cressing and Braintree to the north and Witham to the south, along with direct trains to London Liverpool Street.

In addition to enabling many hundred car-free journeys each day for the residents of White Notley Garden Village (at no more than a ten minute walk or three minute cycle ride), the station will open up a sustainable form of travel to the residents of the neighbouring villages too.

The 15 minute neighbourhood concept is a popular construct for sustainable living – based on the idea that all residents live within 15 minutes of key services and facilities. But at White Notley Garden Village, the concept is relevant not only in the case of the new residents, but is extended to surrounding villages: nearby existing residents who currently drive to Braintree or Witham for schools, doctors surgeries and shops will also benefit from these facilities being provided within a 15 minute walk or cycle ride.

With the site conveniently positioned in the centre of five villages (Black Notley, Hawbush Green, Cressing, Silver End and the original White Notley) a combined population of 9,700 residents will benefit from the new facilities, while already established facilities such as Black Notley’s community and nursery facilities, and the shop and pub at Silver End will be within reach of those who previously had less direct access.

Active travel is key to a successful 15 minute neighbourhood and is a high priority in the proposals. The site has a number of public rights of way running both across it and along its borders. A series of footpaths and bridleways link Cressing to the north-east and Black Notley to the west, and the Essex Way runs north-south, linking Epping to the south-west and Harlow to the north-east – and many more are set to be added.

Our masterplan has taken a proactive approach to active travel: rather then banning the car, it simply makes the alternatives more attractive. The originally proposed ‘vehicle loop’ has been replaced with a network of walking and cycle paths – offering both a scenic route and a more direct ‘desire lines’. Cycle security and the charging of electric bikes need not concern the residents of the new community, who can benefit from charging stations at the community hub and a secure cycle compound at the station.

To appeal to those walking and cycling, roads will feature swales, landscaping and separate cycle paths in keeping with the popular ‘healthy streets’ concept.

The new community will be an exemplar in terms of energy efficiency, with 20% of electrical energy generated by renewable sources on site. Barratt David Wilson Homes routinely delivers a minimum 10% biodiversity net gain on all new communities and White Notley Garden Village will be no exception, with biodiversity enhanced through the implementation of green corridors, new woodland and hedgerow planting, areas of managed grassland and new wetland habitats. Barratt’s existing partnership with the RSPB is likely to have a role here too, featuring initiatives such as swift bricks and wildlife-friendly gardens.

Over forty percent of the new garden village will be publicly accessible parkland and all residents will have immediate access to these spaces which include a Central Park, five kilometres of walking trails which connect onto the wider public footpath network, play areas within three minutes of every home, and a new community sports hub.

The priority given to sustainability at White Notley Garden Village is not just social and environmental, but economic too. A significant number of new jobs would be created within the proposed village including jobs for teachers, doctors and medical staff, those who work in the retail and hospitality sectors, care workers, new business startups and SMEs, along with the remote workers utilising the work hub.

The fact that White Notley Garden Village, when complete, will be an exemplar sustainable community raises the question, why are all new developments not created with similar objectives? It certainly exposes the weaknesses of smaller residential-only schemes, be they brownfield or edge-of settlement.

The answer is, partially, economies of scale. The size of this scheme has enabled us to deliver facilities that would have been impossible on a smaller scale: every additional residential street, enables us to deliver an amenity or facility which enhances the community and its sustainable credentials.

Secondly, no new community is a completely blank canvas but the larger and emptier the site, the greater scope there is for creativity and innovation. At White Notley we benefitted from the opportunity to connect the existing village facilities and utilise a functioning railway station, but also the opportunities of having a substantial site on which to fulfil Barratt David Wilson’s objectives. As such White Notley Garden Village has huge potential – I look forward to walking its green streets and enjoying its vibrant sense of community.

Image: Tasha Kostyuk and Jens Behrmann

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Research by Scottish firm Brewster Brothers, which specialises in reuse and recycling within the construction sector, has pointed to a growing need to focus on circular models. 

The Aggregates and Minerals Survey conducted by the Scottish Government in 2019 showed that there was around 18 years of sand and gravel left in Scotland’s quarries. Meanwhile, the Minerals Products Association reported in 2022 that just 30% off aggregate supplies in the UK were coming from recycled sources, despite huge scalability potential of reusing construction waste to make new building materials. 

The Scottish Environmental Protection Agency recently consulted on draft Integrated Authorisation Framework, which will standardise the environmental authorisations in the country. This in itself presents a key opportunity to improve construction waste recycling, driving interest in this side of the building industry.

Additionally, a new Scottish Aggregates Tax could be used to incentivise the use of recycled sands and aggregates as oppose to virgin equivalents. Now at Stage 3 of the Holyrood process, once passed into law this will replace the current UK Levy, and is set to introduce an additional charge for virgin resources, making circular options cheaper. 

‘With less than fifteen years’ worth of sands and gravels left in Scotland’s quarries’ permitted reserves, this is a tipping point for Scotland. Either we can choose to open up more of the country to quarrying, or we can encourage the construction sector to recycle more of the waste products from excavation, and to buy recycled sands and aggregates to build with,’ said Scott Brewster, Managing Director of Brewster Brothers.

‘At the moment, the waste hierarchy and duty of care is far too optional, and rather than recycling being mandatory, it is requested ‘where possible’ in planning and building regulations,’ he continued. ‘The country also needs to use the Scottish Aggregates Tax as a springboard to incentivise further use of recycled aggregates and make them more competitive than their virgin equivalents. We have a huge opportunity here. According to SEPA, just 28% of UK aggregate demand is currently met with recycled aggregates. In Scotland, that number is 20%.’

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The legislation is one of a raft of reforms announced by King Charles in parliament today

This morning King Charles outlined the governments legislative plans for the year ahead. At the centre was ambitions to ‘turbocharge’ housebuilding, but experts aren’t convinced ideas will dig us out of the housing crisis.

At 11:30AM King Charles took his seat in the Palace of Westminster to deliver Prime Minister Keir Starmer’s legislative agenda. In the lead-up to the event, experts believed mandatory housing targets would be at the core, but experts have since expressed disappointment over what will be introduced to ‘get Britain building’.

Within the speech, King Charles outlined that the government plan to reform planning procedures so they can achieve their target of delivering 1.5 million new homes and provide greater protections to renters by abolishing no-fault evictions. In addition, Keir Starmer also has ideas to devolve spatial planning powers to the country’s metro mayors as a way of encouraging regional governments to deliver more properties. 

It’s not to say these ideas don’t hold promise, but with the latest housing figures showing the average price of a property is around £300,000 it’s not to say adding more into the mix will necessary lower costs. Instead, experts are calling for a greater focus on delivering more social homes. 

Below we have gathered a pool of responses to the Kings speech from housing specialists. This story will be updated throughout the day. 

Lee Bloomfield, Chief Executive of the Manningham Housing Association 

‘The country has endured a deepening housing crisis for many years which has curtailed life chances and stunted economic progress in deprived communities.

‘Sadly, successive governments have backed away from their housebuilding commitments after encountering opposition either within their own ranks or from local pressure groups.

‘I welcome the measures outlined in the King’s Speech aimed squarely at delivering the homes we need in Bradford, Keighley and elsewhere – but we have been here before.

‘This time must be different which means Ministers sticking to their policy pledges and standing strong in the face of the inevitable challenges to new developments.

‘That task will be greatly helped by politicians from all parties accepting the need to build new homes, rather than habitually opposing local housebuilding for political gain.’

Oli Sherlock, Managing Director of Insurance at Goodlord

‘With the government confirming plans to scrap Section 21 as part of a Renters’ Rights Bill, there is only a short window of time in which to address the one area that could make or break the success of the new legislation: the courts. We must unclog the court backlog. The legal system is fraying at the seams and cannot cope even with current level of claims. There’s no value in scrapping Section 21 if the court system can’t handle the influx of demand it will inevitably unlock. We need a plan, with timelines, on how the legal system will cope.’

Lauren Hughes, Head of Customer Success at Vouch:

‘I’m sure the whole sector is delighted with the government’s ambitious plans to “turbocharge” the building of new homes. The only route to re-stabilising the housing sector is building more high-quality homes – this will get more supply into the rental market, take pressure off tenants, and create new investment opportunities for landlords. But houses aren’t created overnight, so we need to get shovels in the ground as quickly as possible if we want to see the impact within a reasonable timeframe.’

Feature image: Markus Spiske

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