CLES / Newstart

Despite a General Election being underway, Ian Barnett, National Land Director at Leaders Romans Group, explores the idea of having a future free of politics impacts on the development sector. 

As those who have put forward land for development will know, the process from a local plan’s ‘call for sites’ to a land sale typically stretches beyond the length four-year political term. And yet development is all too easily derailed, or substantially delayed, by short-term political thinking. 

This is demonstrated time and time again. Earlier this parliament, Boris Johnson made a conference in which he said that he would not support greenfield development, and as his comments ricocheted around town halls up and down the country, many local plans were halted.

Another impasse occurred following Liz Truss’ comment about ‘Stalinist national housing targets’ and then Rishi Sunak’s substantial changes to national planning policy and the effective scrapping of housing targets. Both were the result of a political rebellion fuelled by entrenched NIMBYism within communities.

Many local plans are now stalled and landowners are left unsure of the future potential for their territory. In every case, local politics is the root of the problem: residents resist development and the councillors that represent them fear an own-goal, scored by the notorious ‘political football’.

Democracy has had an active role in planning since the first Town and Country Planning Act in 1947. I am not endorsing a US-style, market-led approach to planning which deprives residents from having a voice. But the next election must not be fought on opposition to development

While there is undoubtedly a role for local voices in development decisions, it is clear from the new towns delivery programme and the establishment of development corporations that housing targets are only met when decisions are outside the remit of local authorities.

An ‘infrastructure first’ approach which brings together infrastructure, housing, energy and climate change in a de-politicised environment to expedite the creation of new settlements is part of the solution.

In the UK, the closest we ever have got to this model was the Regional Spatial Strategies (RSS) which were introduced by the last Labour government in 2004. RSSs established a spatial vision and strategy specific to a region, for example, including the identification of areas for development with a 20 year timescale while also providing direction for local development frameworks on a local (borough / district) level.

They provided a cohesive approach to housing targets, transport planning and regionally-specific policies which is so problematic within the two-tier system. Even then, politics hampered progress: they were denied time to crystallise and ultimately withdrawn before they had chance to come to fruition.

Saying ‘yes’ to utilising land for development works best top-down, rather than bottom up. Ideally, a national spatial plan could kick-start development strategically and effectively. Community involvement would have a role to play within this national approach and of course only land put forward for development by its owner would be considered. But engagement process must be efficient (is three rounds of consultation on a design code alone really the best route to fast-tracking development?), and consistent. As neighbourhood planning has demonstrated, the potential for a specific community to impact on planning decisions lies in that community’s demographic: neighbourhoods with a professional, prosperous and permanent demographic are likely to exert more power than deprived areas with transient communities.

As recent politics has demonstrated, speeches berating development of greenfield land and the surrender of housing targets might bring about short-term political success. But to enable the sale of land suitable for development, create new settlements, and in doing so, achieve the (political) goal of providing the housing that this country needs, requires long-term commitment. A government which could enable this – if necessary, by relinquishing some local political power – could achieve and a lasting legacy for which they would be proud.

Images: Ivan Bandura and Heather Mount

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There are at least 309,000 homeless people in England today – a figure that’s been rapidly increasing since the cost-of-living – and many experts have claimed tackling this issue should be a priority for the next prime minister.

As of this morning, polls have opened their doors in the UK for the first July General Election since 1945. Polling stations, which have been set up in buildings like churches, community halls and schools, are set to be open between 7:00 and 22:00 BST on Thursday.

Ahead of polling stations closing later, below you will find a run-down of Labour’s and the Conservative’s parities pledges to help tackle the ongoing housing crisis.

Conservatives

The Tory party have laid out plans to deliver 1.6 million new homes should they be successful today. There is a promise to do this in the ‘right places while protecting our countryside.’

Back in 2021, the party announced similar goals as they planned to produce 300,000 new houses by the mid-2020s however, according to the latest government data, they only managed to produce 234,000 a year.

In addition to creating new places for people to live, the party have also outlined that, should they be re-elected, they plan on bringing back the Renters (Reform) Bill which was first introduced in 2019. In their manifesto, the party is dedicated to passing the Bill, ‘to deliver fairness in the rental market for landlords and renters alike’.

Plans include abolishing Section 21 – ‘no-fault’ – evictions and strengthening other grounds for landlords to evict private tenants guilty of anti-social behaviour. A number of charities have supported this decision including Shelter – the UK’s leading homelessness charity. Research by YouGov, which was commissioned by Shelter when the bill was first suggested, showed 943,000 tenants had been served Section 21 notices – equivalent to more than 500 renters per day.

However, various delays and liaisons with landlords cast concerns that the bill was more in favour of who was renting out properties rather than the individuals living in them. This sparked the creation of the Renters’ Reform Coalition (RRC) which is comprised of 20 leading housing charities and campaign groups. They sent a letter to the government which criticise MPs for meeting with landlords twice as often to discuss amendments.

The letter read: ‘This legislation is intended to give the impression of improving conditions for renters but in fact it preserves the central power imbalance at the root of why renting in England is in crisis.’

If the Renters Reform Bill is re-introduced into parliament any changes that it wants to implement would require a law to be passed.

Although the future of the government is currently hanging in the balance, Jacob Young, who currently serves as Parliamentary Under-Secretary of State for Levelling Up, has said that the Renters Reform Bill ‘will deliver our manifesto commitment to abolish Section 21 no-fault evictions and ensure a fairer private rented sector for both tenants and landlords.’

Labour

In the Labour party’s manifesto, they have created a goal of delivering 1.5 million new homes, as part of the Kickstart Economic Growth mission. Within this project, Keir Starmer – leader of the party – has said he wishes to put councils and communities at the heart of housebuilding in their area. This could be a pledge that will be well received in London as new research has just revealed the majority of individuals living in the capital city have lost faith in the national government and would favour a devolution deal.

Similar to the Conservatives, Starmer has also revealed his party will be prioritising building on Brownfield sites. What’s more, the party plans to release and prioritise ‘lower quality ‘grey belt’ land’ where 50% of properties will be earmarked as affordable. This particular promise has caused concerns among environmentalists, though Labour have claimed there will be ‘golden rules’ to ensure any development benefits both the community and surrounding area.

Speaking of benefitting the community, Keir Starmer has further promised to introduce Awaab’s Law should he be elected. It’s no secret that growing numbers of homelessness and potential evictions are a major issue in this country, but there is an argument that if people are placed into housing riddled with physical health risks they aren’t much better off.

The law was originally introduced into the social sector in July 2023 following the tragic death of two-year-old Awaab Ishak, who lost his life after being exposed to too much toxic mould in his one-bedroom flat in Rochdale. The law will require landlords to investigate hazards within 14 calendar days and begin repairs a following seven days after the investigation. For emergency repairs, landlords have 24 hours to fix any issues.

Staying on track with what Labour have in common with the Conservatives, the party also wish to abolish Section 21 evictions immediately. Though Labour has previously shared there are ‘significant doubts’ around the version of the Renters (Reform) Bill as introduced, due to multiple provisions being removed from the bill after experiencing staunch resistance from Conservative back-bench MPs.

One of the changes Keir Starmer wants to implement within the Bill is requiring landlords and letting agents to state the amount of rent payable when advertising a property and, preventing them from encouraging prospective tenants to offer to pay more than this. Although, a prospective tenant would not be prohibited from offering to pay more than the advertised rent under the proposals.

It seems this new rule would help tenants from constantly being out of pocket – especially after research from the New Economics Foundation think tank last year found renters were paying £1,200 a year above the advertised rate – although Starmer is yet to confirm details on how this idea would actually run.

Images: Emily Whitehouse and Shutterstock

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The consultation is now underway on proposed changes to the way Leeds provides transport assistance for post-16 learners with special educational needs and disabilities (SEND).

At the minute local MPs and the leaders of political parties are fighting for the populations vote, however citizens in Leeds have also been asked to share their views on a new transport update that will affect SEND individuals.

Due to run until 23rd July 2024, a public consultation has been launched which highlights plans that Leeds City Council is considering changing the existing discretionary transport assistance for post-16 learned with SEND. Councillors have claimed it will help promote independence through travel.

Last week senior councillors approved the plans at an executive board meeting.

Currently, the local authority is statutorily obliged to make free of charge home to school travel arrangements for eligible children of compulsory age, there is no similar statutory obligation on the authority to provide transport for post-16 learners.

Officials have remarked that the changes would significantly help address financial challenges facing the council. As it stands they pay between £4m-£4.5m each year for transport assistance, with the number of learners receiving support having doubled since 2015.

‘We encourage as many people as possible to look at these proposals and give us their views by taking part in the consultation. It will be vital in shaping the decisions made in this area, so we want to hear what people think,’ Cllr Helen Hayden, executive member for children and families, said.

‘We remain firmly committed to supporting all those in Leeds with special educational needs and disabilities as much as possible, but the level of transport support we currently offer is not sustainable given the current financial challenges the council faces and the increasing level of demand.’

Cllr Hayden added: ‘We will be encouraging young people, their families, and partners across the city to take part in the consultation in order to reach a carefully considered decision on how to proceed.’

Although the policy seems negative on the surface, the council have assured that replacement options will be put in place should it be passed.  

These include:

• Considering travel distances to education settings
• Helping students make their own transport arrangements via a transport allowance
• Asking for a contribution towards transport costs
• Limiting support to post-16 only with support for post-19 learners ending

The feedback received in the consultation will be presented to the executive board in October 2024 with a decision expected on implementation from September 2025.

Image: CHUTTERSNAP

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With just one day left before we head to polling booths, new data from Savanta reveals Westminster has got a long way to go to win over Londoners’ trust.  This begs the question, could the devolution deal be a better option?

Commissioned by Centre for London, the research from Savanta, an organisation that specialises in B2B market research, shows just one in six people from the capital city trust the national government. What’s more, 31% were found to trust their local authorities and one in five said they trust city government, (i.e Mayor of London and London Assembly) the most.

With this in mind, almost half of Londoners (49%) admitted to Savanta that they support the decision for their taxes to be decided by councils rather than the powers of Downing Street. A mere 16% have opposed this view.

Antonia Jennings, chief executive at Centre for London, said: ‘With trust in national government waning, and support for greater devolution increasing, it’s time to re-think London’s devolution deal.’

‘It’s in the whole country’s interest for London to be firing on all cylinders, and in every Londoner’s interest for the city to become less manifestly unequal,’ Jennings added. ‘We know London needs to address its productivity and inequality crises, and fast. A new deal for London has the potential to be the key ingredient for making this happen.’

News of the research has come just one day before polling stations open in the UK for the next General Election. As it stands, polls indicate that the Labour Party will secure the most votes, which could be a pivotal step in securing a devolution deal. Should Sir Keir Starmer be successful, it will be the first time in eight years that national government comes from the same party as the London Mayor. As both authorities will be batting for the same team, MPs could have an unprecedented opportunity to work together under aligned goals.

Whilst unveiling his political manifesto last month, Starmer promised a ‘full fact devolution’ if his party are successful tomorrow. The Labour leader pledged a Take Back Control Act which would involve ‘harnessing’ and ‘unlocking’ the ‘pride people have in their communities’ and granting more power to directly elected mayors.

In addition, the amount (or lack of) taxes currently raised by the government and local authorities is another reason to suggest why devolution wouldn’t be such a bad idea. As it stands, they raise a mere 5% of taxes, which is significantly lower than comparable countries like the UK (32%) and France (14%). Local and regional government is funded through regressive council tax, devolving a proportion of business tax raised, and often competitive central government grants. All these measures are outdated and insufficient for London’s stretched government. Council tax bands remain set at the level of a property’s worth from 1991 in London. Meanwhile competitive funding pots are estimated to have cost local government tens of millions of pounds developing bids – the vast majority of which are unsuccessful. 

‘In some senses our results are not surprising – it’s long been true that when asked, people say they are more trusting of politics that is ‘closer’ to them, rather than national governments,’ Emma Levin, associate director at Savanta, said.

‘But our findings also suggest a partisan element to this, with Conservative voters more likely to trust the Westminster government they currently control, and Labour voters more likely to trust local and city governments – most of which are Labour-led.’

Background on the research

To conduct the research, Savanta interviewed 1,579 londoners aged 18+ online between 21st-26th June 2024. Data were weighted to be representative of all London adults by age, sex, region and SEG. Voting intention is also weighted by 2019 General Election and 2016 EU Referendum vote, as well as likelihood to vote. Savanta is a member of the British Polling Council and abides by its rules.

Image: Steve Houghton-Burnett

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A Redhill based housing association have transformed one of their properties into a sustainability training hub as part of its decarbonisation and retrofit programme.

It’s safe to say a number of housing organisations have made plans to turn the sector green, with an overarching goal of meeting net zero achievements. However, there is one company whose efforts can be described as nothing short of expectational. Raven Housing Trust, which was founded in 2002, have revealed they have now created a sustainability training hub from one of their derelict properties.

The new project is part of the organisations decarbonisation and retrofit programme, which involves upgrading 700 of Raven’s homes in the Redhill area with energy saving technologies using funds from the Social Housing Decarbonisation Fund and its own investment. The new hub is equipped with solar panels, battery storage, modern ventilation systems, low-energy lighting, double glazed windows and wall insulation.

Now that the hub has been opened, Raven are inviting members of the public to visit so they can learn all about the technologies that will provide green home upgrades and decide which would work best for them. Arguably, this project couldn’t have come at a better time as recent government data shows in 2022 the residential sector emitted 56.4 MtCO2, accounting for 17% of all carbon dioxide emissions in the UK.

‘Some of our customers may be unfamiliar with solar panels and battery storage, both of which are relatively new technologies as well as managing humidity through wall insulation, extractor fans and double glazing to prevent damp and mould,’ Anthony Day, sustainability manager at Raven Housing Trust, said.

‘Our new training hub aims to empower and educate our customers by demonstrating these technologies, how they will be fitted into their homes and how they can help people manage their energy use and heating effectively. It marks a significant milestone in Raven’s commitment to creating energy-efficient, future-ready homes.’

Image: Raven Housing Trust

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With just three days left until the General Election a family run construction firm is calling on the next government to prioritise affordable homes in rural areas.

Sam and Matt Winsley are more than qualified to talk about the future of affordable housing in rural UK locations. Since 2018 the pair have been running Winsley White – a building contractors and development organisation – where they have experienced firsthand the benefits affordable homes can inject to such communities and what better time to discuss their importance than during Rural Housing Week.

To mark the event, Winsely White have joined forces with Stonewater, a leading social housing provider to call for a long-term commitment to rural housing and a planning system that facilitates the delivery of new homes.

‘The positive effects of affordable rural housing are vast, but most important are the impact on customers’ lives. Living in the village where a customer grew up or works is a real benefit, and having personally grown up in a rural village, it would have been the only way I would have been able to stay there,’ Sam Winsley said.

‘But the delivery of affordable homes has definitely become more challenging. The main barriers to rural house building at the moment would be the planning process, as well as local objection to affordable homes. However, with buy-in from all political parties and a strong commitment from housing providers like Stonewater to build rurally, the hurdles can be overcome.’

An example of how more homes can benefit rural communities includes a development based in the village of Holt, Wiltshire. Delivered in partnership with Stonewater, ten new properties are set to be completed to Passivhaus standard, meaning they will be highly energy efficient – another issues that is currently plaguing the housing sector.

Solar panels are also due to be fitted alongside Wondrwall heating and water systems, which use smart technology to monitor and understand customer energy use to help reduce bills. These properties will add to the almost 8,000 Stonewater homes in villages and rural areas across England – 20% of its total number of homes. Among them are 50 for affordable rent, shared ownership and rent-to-buy which are spread across Loxwood, Chichester and Somerset.

Jonathan Layzell, Stonewater’s chief growth and development officer, said: ‘Stories like this keep us motivated to build as many rural homes as we can. We see the benefits and need to ensure we articulate the positive impact that both building and managing homes well in a rural community can have.

‘As Sam has experienced, the homes we build are enormously positive for the people living there, but more widely for the communities, villages and local economies too.

‘To maximise opportunities to build homes and ease the housing crisis, we need long-term commitment to rural housing, along with dedicated funding. We also need to ensure the planning system facilitates the delivery of new homes rather than acting as a blocker.’

In response to this, Sam added: ‘There’s often a perception that rural homes won’t be built to a high specification, but that couldn’t be further from the truth. Homes are being built to a really high quality, with environmentally focussed features that people want and expect.’

Rural Housing Week is an annual initiative run by the National Housing Federation (NHF) and was established to highlight the various social and economic benefits more rural housing can bring – the latest NHF research shows building just ten affordable homes in a rural area generates £1.4m for the economy and supports an average of 26 jobs.

Image: Stonewater 

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Adelle Okei, surveyor at Carter Jonas in Birmingham, explains development sites are more in demand as a result of higher bids. He discusses how council could help diminish the problem. 

Building and development plans

Recently, Carter Jonas has marketed development sites which have attracted multiple bids, higher offers than had been anticipated and very little variance between conditional and unconditional offers. 

This is indicative of dire undersupply in the land market. Throughout the country, developers have diminishing landbanks and are increasingly prepared to compromise on site size, conditions and locations, or accept overage clauses which would have made a purchase an undesirable just a year ago.

From what I have seen and heard, I believe much of the land with the best potential is locked into local authority ownership and has become inaccessible due to a plethora of issues, mostly relating to funding and resourcing.

Local authority financial and housing challenges

In November last year the County Councils Network and Society of County Treasurers conducted a survey of 41 of county and unitary authorities which found that 10% are not confident that they can balance their budget in 2023. The figure increased to 40% in 2024 and 60% in 2025, due to combination of stubbornly high inflation, rising demand and ‘broken’ provider markets for children in care. Furthermore, research by the Local Democracy Research Centre found that only 14% of senior staff in English councils are confident about the sustainability of their council finances. Across the sector, local authorities are increasing council tax while cutting services to the bare minimum and dipping into reserves year on year. Despite this, there has been an unprecedented rise in councils issuing Section 114 notices.

And last June the Chartered Institute of Housing warned that 44% of local authorities were reducing housing programmes, while a quarter had already halted development – with a devastating impact on the supply of social and affordable housing.

Council house building has reduced sharply in recent decades. Over than 100,000 homes were built annually during the 1950s, 1960s and 1970s, but this has dwindled to just a few thousand in recent years.

A recent investigation by The Independent found that the majority of local authorities have failed to build a single council home in the past five years, and that although there are more than 1.2 million families on the housing waiting list, in 2021/22 only a third of England’s local authorities built a new home.

There is a sad irony that Birmingham City Council completed the most new homes (185 properties, 97 of which were for social rent) – but is also the most high profile council to have issued a Section 114 notice, with a projected gap of £87m between income and expenditure for the 2024/25 financial year.

Central government’s role and challenges

Councils struggle to build homes – specifically social and affordable housing – primarily because of a lack of funding from central government – and yet in 2023 the Department for Levelling Up, Housing and Communities (DLUHC) handed £1.9bn of housing funding back to the Treasury after reportedly struggling to find projects to spend it on.

So we have an impasse on several levels: councils short of funding, but Government unable to find a means of spending its housing budget; those local authorities which do provide housing suffering financial consequences; and, as a result, much-needed land locked into the ownership of councils unable to deliver.

Public/Private partnerships as a solution

Fortunately there is a solution – one that Carter Jonas has implemented successfully across the country, and which I delivered on behalf of local authority clients in a previous role. Public / private partnerships enable the ideal combination of publicly owned land and local authorities’ unique understanding of a location and its demographic make-up, together with private sector expertise, financing and ability to take on risk.

The involvement of the private sector also addresses the situation whereby local decision-making is invariably compromised by politicians who are, understandably, motivated by achieving electoral support within a specific political cycle. As a result, housing development in local authorities tends to forward as short-term successes, rather than the longer-term approach that strategic investment requires.

Differences in approach

Clearly there are differences in approach between the public and private sectors. One such example is legacy: local authorities quite rightly view their landholdings as investments and require a good return both during and following the development process, whether through residential or commercial properties let to private tenants, or creating value through community facilities and open spaces. With a history of working for both large-scale private landowners and public sector, Carter Jonas has had a role in the evolution of legacy-inspired development, and implemented solutions which deliver a scheme from which the original owner can benefit long term through patient capital, while also being justly proud of the development that has been created.

There are some very good examples of public / private partnerships in West Midlands, specifically in Coventry, Nuneaton and Warwick. But the potential is considerable, particularly for brownfield sites in city centres. Should the Labour party win the general election and realise its ambition of allowing local authorities to buy up land for housing through compulsory purchase, the potential – along with the need for local authorities to call on private sector expertise – will increase exponentially. But we cannot allow politics to dictate the timing of much needed housing development: in the meantime there is considerable potential for innovative partnerships to turnaround disused land and deliver much needed homes.

Images: Antenna and Josh Olalde

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Research from Nationwide Building Society shows the average UK house price rose by 0.2% in June which is a significant drop from May’s figures.

The data, which was released this morning, outlined that the modest monthly growth leaves the average house price in the UK at a whopping £266,064 – an increase of 1.5% from this time last year.

News of the slow house price increase has come just two weeks after the Bank of England announced they would be keeping interest rates at 5.25% – a decision that has held back buyer activity. The figures recorded in June rose at a slower rate in May – when house prices increased by 0.4% month on month.

‘While earnings growth has been much stronger than house price growth in recent years, this hasn’t been enough to offset the impact of higher mortgage rates, which are still well above the record lows prevailing in 2021 in the wake of the pandemic,’ Robert Gardener, Nationwide’s chief economist, said.

‘For example, the interest rate on a five-year fixed-rate mortgage for a borrower with a 25% deposit was 1.3% in late 2021, but in recent months this has been nearer to 4.7%.’

‘As a result, housing affordability is still stretched,’ Gardener continued. ‘Today, a borrower earning the average UK income buying a typical first-time buyer property with a 20% deposit would have a monthly mortgage payment equivalent to 37% of take-home pay – well above the long-run average of 30%.’

In addition to showcasing a slow rise in prices, Nationwide’s figures also highlight the number of transactions for properties is down by 15% compared with 2019, when prices were at a record high.

Looking at the research more closely, the North of England and the Midlands were found to have the quickest house price increases whereas in the South prices fell by 0.3%. London was the best-performing southern region, with annual price growth maintained at 1.6%. East Anglia was the weakest-performing region, with prices down 1.8% year on year.

The news of slow growth has come as a shock as at the beginning of this year economists had theorised that the Bank would cut rates as soon as May or June.

However, Daniel Austin, CEO and co-founder at ASK Partners, has claimed that although it seems to be slow, the property sector is improving.

Austin said: ‘The property sector is recovering. Rent values have seen sustained growth, positioning real estate as reasonably valued in comparison to gilts and presenting growth potential.

‘In the realm of commercial real estate, factors like physical condition, location, and age significantly influence a property’s value. Well-maintained properties boasting modern amenities tend to command higher prices, while neglected ones may struggle to attract tenants or investors. In the current market, the emphasis has shifted towards the importance of location and quality over the yield on debt or cost. We anticipate opportunistic acquisitions of prime properties in prime locations.’

‘A RICS survey uncovered that non-traditional market segments, such as aged care facilities, student housing, data centres and life sciences real estate are yielding the most robust returns. With housing set to be a battleground point in this week’s election, we hope to see a long-term plan for new homes, including social housing, however, we expect we will see more short-term fixes,’ Austin added. ‘Stimulus will be welcome but can create unnecessary froth. A stamp duty holiday or reprieve may be a welcome sign.’

‘For developers, eased planning regulations for brownfield sites and conversions will be popular. However, the new government will be faced with a challenge – striking a balance between trying to increase housing supply and therefore affordability by supporting developers and private landlords who do not want to see greenfield development. The planning system remains hotly political and as a result, landlords and developers are unlikely to see much in their favour.’

Below you will find a breakdown of the average costs of homes according to Nationwide’s research throughout the UK:

• Northern Ireland: £190,000
• North West: £213,580
• Yorkshire and the Humber: £206,653
• North: £213,580
• London: £525,248
• West Midlands: £242,873
• Scotland: £181,186
• Wales: £207,650
• East Midlands: £231,745
• Outer Metropolitan: £418,919
• South West: £301,139
• East Anglia: £270,597
• Outer South East: £331,995

Images: Pexels and Kai Pilger

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The Office for National Statistics (ONS) revealed the economy has grown by more than initially thought in the first three months of 2024.

Acting as a central battleground in the upcoming General Election, the strength of the UK economy has been found to have grown by more than expected. The figures from the ONS, which were released this morning, show between January and March the economy grew by 0.7%.

The news has been welcomed with open arms as figures released last monthly initially projected it would grow by 0.6%. In addition, a larger economy means extra jobs are created, more tax is paid to the government and workers get better pay rises.

Economists have theorised the growth has happened as a result of higher consumer spending which includes sectors such as hairdressing, banks and hospitality. However, while service growth was revised upwards, increases in manufacturing were revised down on the back of more data being collected.

Danni Hewson, head of financial analysis at AJ Bell, said: ‘It’s the tiniest sliver of improvement but when it comes to UK GDP growth, every little really does help.

‘Growth has been front and centre of party manifestos, even if they differ on the details of how that growth can be achieved. A growing economy creates wealth, puts more money in people’s pockets and ups the amount of tax delivered to the Treasury depleted coffers.’

Nevertheless, while the UK seems to be entering out of a recession, many households aren’t feeling any better off. Earlier this month, the Bank of England made the decision to keep interest rates at 5.25% – the highest they have been for 16 years.

The latest figures on the economy show it failed to grow in April after a particularly wet start to Spring.

Sophie Lund-Yates, lead equity analyst at Hargreaves Lansdown, has claimed that whilst it seems positive the economy is growing the ‘deep-seated productivity problems in the UK are overall a bigger concern than the immediate interest rate outlook’.

Image: Andre Taissin

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The Manningham Housing Association (MHA) employee paved the way for the Bradford-based organisation to become the first in the world to achieve the global standard for diversity and inclusion for HR management.

On 24th June the Housing Hero Awards took place at Manchester Central as part of Housing 2024. At the event, Carolina Padovezi de Oliveira was named as Inspirational Colleague of the Year and to say the award was deserved would be an understatement.

Carolina receiving her award at the ceremony.

In 2019 Carolina joined the MHA as administrative assistant to the executive team before rising to her current role as corporate project manager. She triumphed over nine other finalists at the ceremony in Manchester.

‘Carolina has demonstrated a great ability to blend technology, AI and services to deliver improved customer satisfaction at Manningham Housing Association,’ the Housing Hero judges explained. ‘She is also always willing to share her experiences and successes at Manningham with the rest of sector and demonstrates a high level of professional curiosity and continuous learning.’

Commenting on her win, Carolina said: ‘I am incredibly thrilled and humbled to have won the Inspirational Colleague of the Year award at the Housing Heroes Awards 2024.

‘Manningham Housing Association has allowed me to thrive and learn, and I am so grateful for this recognition. I wouldn’t be able to fly if they had not given me wings.

‘This award reflects our team’s collective efforts and dedication, and I am proud to represent MHA as we continue to drive positive change and innovation within our community.’

As well as Carolina winning an award at the event, ten other finalists were successful. A full list of the winners can be found below:

• Best company health and well-being initiative – Pia Honey from No Floor No More
• Inspirational leader of the year – housing association/council – Ben Laryea from Ekaya Housing Association
• Inspirational leader of the year – independent – Emma Pawsey from Hebron Housing
• Lifetime achievement in housing – Matthew Harrison from Great Places Housing Group
• Outstanding achievement by apprentices – Kynleigh Parker from Lovell Partnerships
• Recruitment campaign of the year – Brighter Futures from Progress Housing Group
• Team of the year – 0-1,000 homes – Hebron Housing
• Team of the year – 1,001-15,000 homes – Young people’s service from Origin Housing
• Team of the year – more than 15,000 homes – Thriving Communities team from Orbit Group
• Tenant of the year – Mandy Buxcey from Portsmouth City Council

Image: MHA

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It is often said that there is nothing as charming as a beautifully preserved ancient pub. And yet for many within the hospitality industry, the idea of applying for listed building consent to revive an old pub will raise alarm bells.

In this article, I’ll explain how that process isn’t as complex and convoluted as some believe, and my experience of achieving listed building consent for the restoration of an ancient coaching inn.

Dating back to the 1300s, The Mitre is Oxford’s oldest pub. From the days of Chaucer, the Peasants’ Revolt and the Hundred Years war, people have been drinking on the site – initially in a cellar which is still intact today, and later in the 1630s inn built above it. Not only was The Mitre a Medieval drinking establishment, but it is said to have been used as one of the ancient centres of learning which eventually gave rise to the foundation of the University of Oxford.

So it was a disappointment to the city when the pub’s longstanding owners, Lincoln College, closed The Mitre in 2019. But this was necessary to undertake the substantial repairs and renovations to make it fit for continued use. With its stone fireplaces and panelling dating from the 1600s, stucco clad beam with a decorative pattern of exotic pomegranates (possibly dating from the previous century and moved on site), the inn not only has fascinating history but a history which is well-evidenced in its fabric.

In 2022 the building was acquired by Gusto Italian, which committed to a £1.4 million investment, both to preserve the listed features but also to introduce modern design elements unique to the brand. And dining in the Theatre Kitchen or the Dine Under the Olive Trees restaurants today, few would argue that the sensitive restoration has been a success.

A bureaucratic nightmare? Not really – listed building consent doesn’t need to be complex, even in the case of such a highly protected building. But to carry out unauthorised work is a criminal offence which can result in individuals being prosecuted and the work reversed, so it’s important to involve an experienced architect and planning consultant.

It is also important to bear in mind that the Department of Digital, Culture, Media and Sport’s criteria for listed buildings isn’t limited to specific buildings in isolation, or solely to bricks and mortar: in addition to ‘buildings of importance because of their design, decoration and craftsmanship’ other categories are buildings which ‘illustrate an aspect of the nation’s social, economic, cultural or military history’, ‘demonstrate close historical association with nationally important people or events’ and ‘form part of an architectural ensemble, such as squares, terraces or model villages’: the context and the historical significance can result in a building be listed too.

Listed building consent is obtained though the local planning authority. Once the architect has drawn up the plans, the planning consultant will check whether or not it requires listed building consent and if it does, what the local authority regards as acceptable, which can vary considerably, and therefore whether the plans are likely to achieve consent.

As is frequently the case, the application for listed building consent for the Mitre was submitted along with a planning application for further structural works, with Boyer handling both.

A series of ‘pre-app’ meetings with the conservation office follow prior to the submission of the planning application. The period for determination should take no more than 13 weeks, but varies considerably due to the extent of negotiation with the conservation officer and the requirement for Historic England and other organisations to be consulted. Local residents are also informed and invited to comment.

In most cases, a well-managed listed building consent will be granted by council officers under delegated legislation, rather than doing to a planning committee. Generally speaking, local authorities are keen to see historic buildings brought back into use, their features retained and the building once again making a positive contribution to the built environment. If officers have been actively involved and their advice taken, the outcome is usually positive.

No applicant should feel that listed building consent exists only to preserve or reinstate an ancient building: the purpose of planning is to manage change. The system exists to enable historically significant buildings to continue to have a role, but it doesn’t require that role to replicate its original use precisely. As diners in Oxford’s new Italian restaurant will testify, thanks to changing tastes and trends, hospitality venues are destined to change over time, and the system exists to recognise and facilitate this.

Images: Zoltan Tasi and charlesdeluvio 

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Prior to Rural Housing Week representatives from a leading affordable housing provider met with members of Holt parish Council to discuss the importance os such homes across Wiltshire.

Councillor Steve Siddall, chair of the Parish Council, visited the Stonewater – affordable housing provider – site at Station Road in Holt alongside several other council representatives, who were able to witness the range of new homes being built next to an existing housing development.

The new development is littered with ten new one bedroom-masionettes, two-bed bungalows and two- and three-bed homes, which will all be available for social rent for residents, are due to be completed this summer, transforming the derelict old Star Ground.

These properties make up the second phase of affordable properties being built in Holt, the first providing 12 homes in 2012. Both have utilised a rural exeception site, which allows land to be provided below market value for residential development, following Stonewater and the Parish Council identifying the long-term need for rural homes to ensure more young people do not move out of the area.

It seems local morale is very important in this particular area. The homes are being built by local construction firm Winsely White – a rural housing specialist who has previously worked with Stonewater on various other rural schemes. What’s more, they are being completed to Passivhaus standard, meaning they will be energy efficient and have a low ecological footprint.

In addition, solar panels will be fitted, alongside the Wondrwall heating and water system, which uses smart technology to monitor and understand customer energy use to minimise energy usage and reduce bills.

Matthew Crucefix, director of development at Stonewater, said: ‘It was fantastic to welcome representatives from Holt Parish Council to our Star Ground scheme and review the progress taking place. Once complete, the site will provide much needed housing options for local people, which is never more important than in a rural village like Holt.

‘Our vision is for everyone to have the opportunity of a place that they can call home and that shouldn’t be restricted to customers living in larger towns and cities. Affordable rural housing plays a vital part in enabling people to build their lives in smaller communities, which can often be more difficult to remain within or afford, and in turn plays an important part in keeping these rural areas thriving. We look forward to welcoming new customers to these homes.’

Cllr Steve Siddal added: ‘It was wonderful to see these brilliant houses nearing completion. We found this exception site many years ago and it is now blessed with 22 affordable homes for rent for people connected to this village. Stonewater and Winsley White have done an amazing job producing homes of the highest quality proofed for the future with green technology.’

Images: Stonewater 

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In a bid to promote greener travel the organisation has launched ten new Cycleways across London, adding another 35km to London’s strategic cycle network.

The addition of the new routes takes the total length of  London’s cycle network to 390km. In 2016 that figure was just 90km.

The new routes are:

Folkestone Gardens to New Cross and Greenwich to Lewisham

Two new links to Cycleway 10 (Waterloo to Greenwich) running through Lewisham, adding an additional 3km to the network

Stratford to Woodgrange Park

A new 3km link to Cycleway 2 (Aldgate to Stratford), through the east of Newham

Burnt Oak to Colindale

The first Cycleway in Barnet, connecting two town centres

Chingford to Walthamstow via Ainslie Wood

A new route which connects to Cycleway 24 (Tottenham Hale to Woodford New Road) and beyond to the comprehensive network of Cycleways in Waltham Forest

Chingford to Walthamstow via Highams Park

A new Cycleway connecting the Waltham Forest Cycleways to the north of the borough from Chingford to Walthamstow

Lambeth Bridge to Battersea

An upgrade to this 3km route along Chelsea Embankment and Grosvenor Road and conversion to a Cycleway. This route connects to the Cycleway between Oval and Pimlico

Ealing to Greenford and Ealing to Brentford

Two new links to Cycleway 40, running through Ealing and into Hounslow adding an additional 10km with a connection to Cycleway 9 (Brentford to Hammersmith)

Hanwell to Greenford

A new 3km Cycleway link from Uxbridge Road to Greenford connecting to Cycleway 40 (Greenford to Ealing)

Later this year it is expected that two of the biggest Cycleways in London will open,  Cycleway 9 (Hammersmith to Brentford) and Cycleway 23 (Dalston to Lea Bridge in Hackney), contributing to TfL’s target of having 40% of Londoners living within 400m of a the cycle network by 2030.

Provisional safety data published earlier this month indicates that the number of people injured while cycling in the city fell by 5.7% between 2022 and 2023, during which time the number of daily cycle journeys increased by 6.3% .

Will Norman, London’s Walking and Cycling Commissioner, yesterday said: ‘Expanding London’s cycleway network is key to enabling more Londoners to choose cycling as their mode of transport for shorter trips. These ten new routes connect communities in areas including Stratford, New Cross, Barnet, Walthamstow and Ealing and will support Londoners of all backgrounds and abilities to cycle safely as the Mayor builds a fairer, safer greener London for everyone.’

Image and video: Markus Spiske and TFL YouTube 

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The Development and Planning Authority (DPA) have unveiled plans to zone six new parts of Guernsey for affordable housing but the National Trust of Guernsey said proposals said they would lead to the ‘continued erosion of green space.’

After it was revealed that Guernsey need to act on their affordable homes crisis, the States’ DPA outlined new measures with an aim to addressing it. These include the creation of a Housing Sector Forum made up of people from the states of Guernsey, the construction industry and employers, and zoning six new areas of the island for affordable homes.

However, despite seeming positive on the surface, the National Trust of Guernsey have raised some concerns with the plans.

Olly Brock, planning officer at the trust, said the proposals could end up damaging the character of the land.

‘I think underwhelmed is probably quite accurate from the National Trust’s point of view,’ Brock said.

‘We are concerned that it is an erosion or continued erosion of the green spaces around the island.

‘In my personal view, losing a view of the sky – which is what you get when you put a tall building into place – is less of a problem for me than losing open land that changes the character of our island.’

The six areas that have been earmarked for afford housing include:

• Le Tassin Ruette De La Croix, Castel
• Collingwood, Route Militaire, St Sampson
• School Lane Vinery, Rue De La Vallee, St Martin
• Ville Amphrey, St Martin
• Selbourne Vinery, Route Des Coutanchez, St Peter Port

In addition to trying to build more properties, the plans also include axing a policy requiring large housing developments to provide some affordable housing.

Image: Julie Clarke

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In a devastating turn of events Sir Howard Bernstein, former chief executive of Manchester City Council, passed away earlier this week at the age of 71 after a ‘period of illness’.

Bernstein began his exceptional career in 1971 where he worked at Manchester Town Hall as a £500-a-year junior clerk. He secured the role straight after he left school and quickly rose through the ranks to be appointed head of urban policy where he oversaw the creation and extension of the Metrolink in the 90s. Following this, he became the chief executive of the council.

During Bernstein’s time as chief executive, his efforts can be described as nothing sort of phenomenal. He played a key role in building back the city following the 1996 IRA bomb, led on securing and delivering the 2002 Commonwealth Games, and kickstarted the transformation of East Manchester. It’s safe to say his presence in the northern city will be greatly missed.

Bev Craig, leader of Manchester City Council, said although Sir Howard has physically gone, his spirit will be forever remembered as ‘a driving force in the city’s turnaround form post-industrial decline to the growing, confident and forward-looking city we see today’.

‘He leaves an incredible legacy in the transformation of the city,’ Ms Craig added.

Tom Stanndard, chair of the IED, has also expressed his condolences for Sir Howards death, stating the company’s thoughts ‘are with his close family and friends.’

‘Sir Howard laid the foundations for the creation of the Manchester City Region and everything that has been achieved since through the leading devolution deals that the City has achieved with government,’ Stannard said. ‘There is a sense of loss within all aspects of the economic development and regeneration communities of the City Region. We were privileged to enjoy a number of years with him as our Patron and he will be widely remembered amongst our membership as one of the best in our profession.’

Moreover, Nigel Willcock, executive director of the IED, said: ‘Sir Howard was an important contributor to economic development professionals both in his work generally but also as Patron of the IED. He was a shrewd and visionary leader and undertook all of his work with an understanding of the need of the communities across the city.’

Image: Architects Journal/Sir Howard Bernstein 

Maintenance support, communication strategies and complaint responses are all areas that have contributed to levels being at an all-time low.  

Housemark, a leading data insight company for the UK housing sector, have published their first look at the 2023-24 Tenant Satisfaction Measures (TSM) survey and the results are disappointing to say the least. Experts found satisfaction levels in England have dropped below 70% meaning it is now at a five-year low.

To conduct their research, experts surveyed 22 English landlords on their TSM performance from April 2023 to March 2024 and discovered the decline in service satisfaction dropped from 85.1% in 2018-19 to 69.4% in 2023-24.

Looking at this research more closely, researchers highlighted significant areas that are contributing to such a stark decline in satisfaction levels. Experts found almost a third of tenants are not happy with their repairs service. Repairs are the main point of contact between landlords and tenants. With social landlords recording an average of 3.3 repairs per property – around 14 million repairs across England – the report says this service is crucial for maintaining tenant satisfaction.

In addition, tenants were also found to be dissatisfied with landlords communication. According to the survey, only 58.9% of tenants feel their landlord listens to their views, leaving almost half feeling overlooked.

Moreover, 33.8% of tenants were found to be dissatisfied with their landlord’s to handling complaints, a drop of 15.2% compared to 2022-23. With the data showing a 14.9% rise in average stage one complaint volumes between 2022-23 and 2023-24, the research highlights a possible shift as landlords record complaints formally, in line with the Housing Ombudsman’s Code, instead of using informal mechanisms.

 ‘While some of the headlines in these results are concerning, it’s important to recognise that meaningful improvements in operational services, particularly repairs, typically take around 18 months to reflect in tenant perceptions. This means that efforts initiated now will start showing results in the 2025-26 TSM data. It’s a reminder that sustained effort is crucial for long-term change,’ Jonathan Cox, director of data and business intelligence at Housemark, said.

He continued: ‘While the current TSM results for overall satisfaction are at a low point, our monthly pulse data since April indicates a modest recovery among landlords who have proactively addressed service issues. This is an encouraging sign that positive changes are starting to take effect, and we expect this trend to continue as more landlords implement improvements.’

Although Housemark’s data highlights tenants upset with housing services, the research also shows investment to improve services will start to be reflected in scores after around 18 months.

Image: Erik Mclean

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There’s a very important first step that needs to be taken in resolving the housing crisis: we need a greater understanding of public sentiment around the Green Belt, and a moderate adult conversation to replace the politicking and propaganda.

Of the many issues impacting on the building of new homes, the Green Belt is perhaps the most contentious. Yet the majority of people, if asked whether they would choose a resolution to the housing crisis or an expansion of the Green Belt would probably choose the former.

Furthermore, addressing the housing shortfall, does not require for the Green Belt to be reduced, simply reviewed. It is a lesser known fact that the Green Belt was actually increased last year despite 235,000 new homes being permitted.

A review would make much better use of less attractive areas the Green Belt. Keir Starmer has recently referred to this as the ‘Grey Belt’. In reality there is no ‘belt’ of disused petrol stations and quarries – it’s a much more complex picture whereby large areas of Green Belt are speckled with grey dots.

However, the principle is a sensible one: identifying areas ripe for development. At the same time there is a strong case for identifying and protecting valuable greenfield land including national parks, agricultural land and woodlands, which are rightly appreciated. In fact a review of the Green Belt need not mean a reduction of the Green Belt, simply a change in its boundaries.

This straightforward approach would appeal across the political and demographic spectrums.

Statistics show how public perception has become distorted. For example, the public believes that 47.1% of England is developed; it’s actually just 8.7%.

In contrast, 12.6% of England is protected by Green Belt, which is increasing year on year. The Green Belt around London is three times the size of the city itself. And there is also substantial Green Belt land around 16 of England’s towns and cities including London, Manchester, Birmingham and Liverpool.

Furthermore, contrary to public belief, not all Green Belt land free to be enjoyed by the public: roughly one quarter accessible (only 9.3% of which is allocated as National Park) and the vast majority is privately owned farmland.

The ‘threat’ to the Green Belt has long been a rallying call for campaigners against new development, with a suggestion that the country’s Green Belt is under threat as never before. But again, the statistics paint a very different picture. In 2023, the area of Green Belt land in England, at 1,638,420 hectares, was its highest in twenty years.

I believe that if people understood the impact of ‘protection’ they may see it differently. Far from the vision of a bucolic ring of verdant countryside open to all, much of the Green Belt is unappreciated and underutilised, often previously developed brownfield land. Even the CPRE has put on record that of the 60,714 ha Nottingham and Derby Green Belt, 36% is ‘neglected’.

It’s important to consider how the benefits of the Green Belt can be delivered closer to people’s homes, specifically the inclusion of high quality natural landscapes within and around residential

developments which addresses both sustainability and social objectives. Many new developments now do so very effectively – infinitely more so than the housing developments of the 80s and 90s. And the new requirement that new developments achieve a 10% biodiversity uplift is a step in the right direction.

Even Tony Juniper, the chair of Natural England, has stated that building on the green belt should be part of the UK’s answer to the housing crisis, provided more effort is also put into improving the quality of urban green space. In a Guardian article in November he explained that new housing and better protection for green spaces, wildlife and nature should not be seen as opposites. He explains that the ‘oppositional mindset’ that sees the two as ‘binary choices’ does not reflect reality and that, ‘Putting woodlands in remote areas is going to have much less social benefit than putting woodlands in areas next to where people live.’

The fact is that housing developments which achieves biodiversity net gain through tree planting, new wildflower meadows and habitat creation provides significantly more environmental value than agricultural land and are significantly more accessible.

This position is supported by think tanks left and right: the Adam Smith Institute and the Institute of Economic Affairs have argued that the release of at least some Green Belt land could help solve the housing crisis, and the Institute for Economic Affairs has stated that the existing restrictions ‘significantly push up the cost of living, while making homeownership unattainable, forcing people into lower-paying jobs and increasing commute times and pollution’.

With housebuilding believed to be at its lowest level since the Second World War and affordability compounded by high interest rates, high build costs, labour shortages and the removal of Help to Buy, a solution to the housing crisis is urgently needed. Of course a Green Belt review is not a panacea, but since the issue has become one of the emotive issues in what has become an unnecessarily emotive debate, some more moderate dialogue would be an important step in the right direction.

Image: ZACHARY STAINES

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Jane Bennett tragically died of lung disease on 8th June 2023 and following her death a coroner has ruled exposure to toxic mould could have contributed to her passing.

Prior to her death, Bennett, who lived in a council owned bungalow in Mansfield, was admitted to hospital four times in the same month for breathlessness and a cough, which she believed could have been linked to the mould in her property. What’s more, a prevention of future deaths report was issued before the inquest into her death, warning there was a ‘risk that future deaths could occur unless action is taken’.

Meanwhile, inspections of other council homes in the area have also been ordered.

Before moving into the bungalow, Bennett lived in a flat but had to move due to her mobility issues and a report found that her health deteriorated after moving into this property. Moreover, Dr John Hutchinson, a consultant at King’s Mill hospital who treated her for lung disease, wrote a letter to Mansfield District Council raising concerns about the impact of mould on her health.

Although, in a devastating turn of events, Bennett’s condition declined and she died two days after the letter was written, meaning it was never sent.

In court, officials were told that Bennett had two large dehumidifiers in her property in an attempt to control the mould problem and had made more than eight complaints to the council. Bennett flagged problems such as a leaky door, celling and radiator – all issues that could have caused the severe mould outbreak.

Nevertheless, Jill Finnesey, head of housing at Mansfield council, said the authority had ‘responded to Jane’s requests’ and carried out necessary work in her home.

She told the inquest: ‘In terms of doing everything we can as a landlord, I feel like we have made every attempt to do that quickly.’

Unfortunately, cases like Jane Bennetts are not unlikely in today’s climate. According to government figures, in England, there are around two million people currently living in homes with significant damp and/or mould problems. With the General Election now just around the corner, members of the public and housing experts are hoping that whoever makes it into Parliament in July seriously prioritises the need to deliver good quality social homes.

Image: boris misevic

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On Thursday the Supreme Court in London ruled that planning bodies must account for burning of extracted fuel when considering site proposals.

With support from Friends of the Earth, Sarah Finch, a local resident, brought the case against Surrey County Court who had given the greenlight for a new development on land close to Gatwick Airport. Ms Finch claimed the project was given the go-ahead without conducting a sufficient environmental assessment.

The new development was an oil drilling project at Horse Hill and was originally granted planning permission in 2019.

As well as highlighting environmental damage, Ms Finch also drew upon the council’s previous declaration to the climate emergency – when a local authority acknowledges they need to act on the causes and impacts of climate change – in her case.

Friends of the Earth, who acted as a legal intervener, said the landmark ruling means the landscape around the granting of planning permission for fossil fuel extraction has been changed. As we advance, it will become increasingly difficult for developers to get consent – individuals must now consider indirect effects that could come from emissions with new developments.

It should be noted that the decision from the Supreme Court does not prevent public bodies from approving new schemes with a big climate impact, but it strengthens the case for refusal.

Katie de Kauwe, Friends of the Earth lawyer, said: ‘Gas, oil and coal companies have been fighting tooth and nail to avoid having to account for all the climate-harming emissions their developments cause. Now, the highest court in the country has ruled that planning permission for an oil project was granted unlawfully because there was no consideration of its full climate impact.

‘This judgment will make it harder for new fossil fuel projects to go ahead. They can no longer claim that downstream emissions are someone else’s problem. Now, when fossil fuel companies apply for planning permission, it follows from the Supreme Court’s judgment, that the end-use emissions must be considered by the planning authority.’

Going forward, the future of previously proposed developments such as a new coal mine in Cumbria hang in the balance. More about such affecting the environment can be found at our sister title’s Air Quality News and Environment Journal.

Image: Francais a Londres

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Analysis of government data shows the number of pubs closing has skyrocketed during the first three months of this year, prompting campaigners to call on the next government to save our watering holes.

The figures show the number of pubs in England and Wales – including vacant ones and those being offered for let – dropped to 39,162 at the end of the first quarter of 2024 to 31st March. At the end of last year, the figure stood at 39,401.

Commenting on the statistics, Sacha Lord, the night-time economy advisor for Greater Manchester, told The Morning Advisor: ‘Our pubs are vital to our communities, our tourism and our economy and this data is a stark reminder of the devastating impact that the cost-of-living crisis is having on venues, particularly the smaller, independent pubs.’

‘Food inflation, increasing supplier costs, unsustainable energy bills, rising rents – the financial burden on hospitality is all-encompassing,’ Lord added. ‘Customers may be coming in, but the costs of operating are simply too high, and we must continue to bring attention to the plight of landlords across the country.’

Experts found that establishments in the North West are among the worst affected. During the first quarter of 2024 the region lost 35 pubs, and some were converted into other services such as offices, day nurseries or homes.

Lord said that loosing pubs in this area is particularly upsetting as the North West ‘has one of the most vibrant night time economies in the UK’.

Lord remarked: ‘This is a clear signal that the current package of support being given to the sector is unsustainable. The incoming government must recognise this as an urgent priority or risk further significant job losses across the sector.’

Sacha Lord isn’t alone in her worries for pubs across England and Wales. Following the publication of the figures, Campaign for Pubs – the UK grassroot campaign speaking for institutions – launched #PledgeforPubs which is calling on candidates in the upcoming General Election to save pubs should they get into Parliament.

The campaign group have outlined six key policies that the next Prime Minister should prioritise, which include:

• Giving pubs better protection
• Introducing an energy cap for businesses
• Create fair tax for pubs
• Stop the pubco rip-off and the abuse of the tie
• Introduce a community right-to-buy
• Create a competition and markets authority review of the UK beer and pub sector

Dawn Hopkins, vice-chair of the Campaign for Pubs and a publican in Norwich said: ‘Now is the time for election candidates of all parties to make a commitment to pubs, publicans, and small brewers. With 80 pubs a month closing, it cannot be denied any longer that pubs and publicans are not receiving the help and support desperately needed.

‘There needs to be targeted help for to get through the cost-of-living crisis, starting with an energy cap for businesses to deal with extortionate energy bills as well as a complete overhaul of business rates, to deal with the unfair way pubs are taxed.  The next Government must also reform the planning system, to stop the cynical buying and selling of pubs as development opportunities and to allow pubs to continue as a pub, where there is a buyer at the independently assessed value as a pub.’

Paul Crossman, chair of the Campaign for Pubs and a publican in York, added: ‘The Campaign for Pubs is calling on all election candidates to back the #PledgeforPubs and to commit to the key policies that will actually help pubs through the cost-of-living crisis and stop the unnecessary closure and loss of viable pubs up and down the country.

‘We need a government that will act to end to the systematic corporate profiteering and wealth extraction that continues to afflict thousands of pubs across the UK, and that will put real planning protection in place to end the pillaging of our remaining precious national pub stock by rapacious developers whose only interest is a quick profit.’

Image: Dovlet Hojayev

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