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Paul Streets says he thinks charities can rediscover their roots but ‘it will take quiet, persistent, determined but purposeful anger’

A string of new student accommodation projects have been given the go-ahead in Bristol. However, developers have asked councillors to delay their decision on the latest one.

At the beginning of last month, a 500-bed student accommodation block had been given the greenlight to start construction near Bristol city centre. Developers claimed the new flats were urgently needed as the city is one of the ‘most undersupplied markets in the UK for purpose-built student accommodation’.

However, a new project to build a 484-bed apartment block on an empty plot of land in Malago Road, Bedminster, has been put on the backburner. Councillors in Bristol were due to decide on whether to grant planning permission for the development, but Watkin Jones – the development organisation leading the plans – have asked to delay the decision and it is now expected to be made in June.

Should planning permission be granted, the plans include three buildings, the tallest with 10 storeys, and aim to improve the access to the nearby River Malago.

Ahead of the meeting, planning officers have recommended that the council’s planning committee approve permission for the new flats.

One of the concerns that has been raised about the development – identified in discussions at Bristol City Council – is the amount of noise created from a nearby railway line, which could affect residents opening windows during the spring/summer months.

To combat this, the developer says it is planning to install mechanical ventilation, which works similarly to air conditioning.

Currently, the site remains empty, although it was previously occupied by a car wash and a charity providing temporary housing for homeless people. Up until 2023 an engineering works and foundry operated there, but this was demolished in 2009.

Image: Nathan Riley

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Stephanie Feigenbaum, Project Manager at REdirect Consulting, talks all these property and technology – an unlikely relationship that could transform the housing sector. 

Industry leaders in the property sector view AI and automation as major gamechangers, with more than 79% looking to adopt this technology in the next three to five years. This is according to a survey conducted by the UK PropTech Association (UKPA), the British Property Federation (BPF) and supported by REdirect Consulting, leading real estate technology consultants.

As the sector still faces concerns about cost, problems related to integration of legacy tech and the general complexity of traditional ways of working, how will these new and innovative technologies reshape the UK property sector as it tries to overcome barriers to adoption?

Overcoming industry barriers

Despite the clear advantages of digitally transforming and implementing new technology across the property sector, there is still some push back. Results from the survey reveal that the most common barriers for concern are organisational resistance to change, cost implications and transparency when it comes to return on investment. For the sector to reach the next level, it needs to leverage the benefits of implementing PropTech and see it as an investment for the long-term that will filter down into almost every stage of the business.

Another factor that comes into play with digital adoption is the privacy and security concerns associated with implementation, including storing data and aiding GDPR compliancy. Alongside this, businesses may worry about vulnerability to cyber threats with the potential risk of customer data being leaked. Stories in the public eye that have risen to the top of the news agenda in recent years including the Royal Mail and Hackney Council ransomware attacks, provide further cause for concern and emphasise the need to prioritise security considerations. While these examples can have an impact on digital utilisation, partnering with a provider to ensure these considerations are front and centre prior to going live will ensure your organisation is robust and fully protected.

How AI and automation will reshape the property industry

There are numerous of areas that AI and technology can positively influence the wider property sector. From improving building performance, decision-making and carbon emissions profile, to speeding up transactions and engagement with customers, there are a plethora of advantages that PropTech can bring. Our report suggests that AI will have a profound impact on the industry and set the stage for significant advancements in data analysis, decision-making, and automation. This comes in the form of predictive maintenance where AI can be used to analyse data from building systems, such as heating, ventilation and air conditioning (HVAC) to predict when maintenance will be needed and prevent sudden failure to equipment.

A common misconception is that artificial intelligence will replace employees and the human touch will be lost. But in fact, the technology has the power to not only streamline workflow and processes for property professionals but also give them more time to focus on the important details, interacting one-on-one with potential prospects – not bogged down in the admin and back-end processes. And according to Gitnux, AI has the potential to save the commercial real estate market an estimated 40% in time savings by automating tasks. 

AI, VR and smart IoT solutions

Almost six in ten respondents from the survey predict a profound impact from AI, setting the stage for significant advancements in data analysis, decision-making, and automation. In other areas, blockchain and Augmented Reality/Virtual Reality (AR/VR) are not perceived as overwhelmingly influential, but they are recognised for their ability to bring about notable changes and improvements. Whether it’s helping immerse potential buyers within a property before they put in an offer or reducing their carbon footprint from a decrease in travel, there are many benefits to utilising AR and VR.

Alongside AI there are other developing technologies within the smart buildings and internet of things (IoT) space. By implementing IoT technologies, low-cost wireless devices can be connected around properties to collect data to enable complete remote asset management monitoring to enhance operational efficiency. These devices can detect a broad range of issues within properties such as temperature, humidity, mould growth, Legionella bacterium and water ingress. This not only provides transparency and valuable insight for industry professionals but it also allows them to be proactive rather than reactive, directing resources where they are needed most. This means that potential problems can be escalated as soon as they arise and be quickly rectified. This can be particularly beneficial across the rental market where there is a duty of care to protect tenants from property defects including mould or damp that can be harmful if ingested.

Proactive monitoring for a more sustainable future

The property sector is already making great strides in addressing existing pain points with organisations reporting how the new technology is having a marked improvement in these areas. From enhancing ESG and sustainability goals to data management and operational performance of properties, survey respondents indicated the key improvements that the tech is offering. Utilisation of this monitoring technology can help the property sector meet its ESG and sustainability targets as energy usage within buildings can be monitored to ensure it is operating at peak efficiently, becoming more environmentally friendly while lowering costs for tenants and homeowners.  

It’s clear to see the big impact PropTech is having on the wider property market in helping to improve operational efficiency and enhancing ESG data collection. Revolutionising business processes using AI and other evolving technologies will become crucial for informing business decisions in the property sector for years to come. 

Images: Stephanie Feigenbaum, Markus Winkler and Alex Knight

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The average number of staff working in Civil Service headquarter buildings (weekly and monthly).

Zina Smith, Marketing and Communications Manager, Campbell Tickell, asks Maggie Rafalowicz, Director, Campbell Tickell, how for-profit organisations are helping to address social housing need. 

  How are for-profit registered providers (FPRPs) helping address the housing supply crisis?

Legislation to allow a class of for-profit registered providers in England was put in place in the Housing and Regeneration Act 2008 to help address housing supply problems. FPRPs now play an increasingly important role. Unlike traditional housing associations, they don’t have the same degree of challenges with existing properties, allowing them to focus on building good-quality new homes. They also bring different funding sources to the table.

It is estimated that FPRPs will own more than 40,000 homes by the end of 2024, with more than a quarter of these general needs. Some FPRPs are now among the biggest developers of social housing in the country.

While some FPRPs may be backed by short-term players, others, such as Legal & General Affordable Homes and Octopus (through their NewArch RP), are committed to long-term involvement in social housing. We are seeing increasing emphasis on the quality of property management, recognising that building homes is only part of the solution – properties and communities need to be effectively managed and residents need support.

Despite some nervousness about FPRPs, particularly from local authorities, we’re seeing a growing acceptance of their role. This is accompanied by an understanding from FPRPs of the importance of partnership working and a willingness to engage with councils long-term.

What are some of the challenges of collaboration between for-profit and traditional housing providers?

The primary challenge in promoting collaboration between for-profits and non-profits is recognising their shared purpose: to provide affordable social housing.

There is concern though among non-profit organisations about seeing profits going to shareholders, which necessitates clear understanding of what each entity aims to achieve. Finding common ground is critical, despite differences of approach.

Of course, the challenges for councils are by no means just about for-profit entities. There have been many examples where housing associations have not invested in certain areas because it didn’t align with their business plans, leaving local authorities facing difficulties in sourcing social housing and meeting local demand.

FPRPs can bring a new focus and opportunities to the table, but naturally each organisation will have its own priorities in terms of investment and return.

What were the takeaways from the joint event held by Campbell Tickell, Trowers & Hamlins, Devonshires and Social on for-profit providers last December?

This was the second year we have run an event focusing on the relationship between for-profit providers and non-profits. Initially the discussion was about the principle of joint working. At the second event, it was more about exploring joint working initiatives to find mutually beneficial opportunities.

Key takeaways included the importance of sustainability – particularly social housing’s contribution to the ‘S’ in ESG (Environmental, Social, and Governance) for investors. Discussions revolved around how for-profit entities could contribute to sustainability efforts, such as retrofitting, decarbonisation, and ensuring the right homes are in the right places. At the same time, the role of new funding partnerships to improve existing homes was explored. Whether through direct funding or by helping free up the balance sheets of housing associations, partnerships could support retrofitting work and more cost-effective retrofit programmes.

How might motivations differ between for-profit registered providers and non-profits?

Obviously, motivations can differ between non-profits and for-profits. For many FPRPs, the focus might be for a steady, guaranteed income stream. This doesn’t invalidate their contributions to social housing – ultimately, it’s about providing a good-quality home and service.

Passion isn’t always synonymous with quality. Sometimes a less passionate entity can still deliver excellent service. The aim should be to provide quality homes and services and satisfy stakeholders, regardless of the profit orientation.

There’s a growing understanding of the important role FPRPs play in housing supply. There’s room for everyone in this sector, given the urgent necessity for diverse sources of funding and investment. As long as a good service is provided at a reasonable cost, the type of organisation becomes less significant.

What changes do you see in the registration process, compared to 10 years ago, when Campbell Tickell started registering for-profit entities?

The for-profit housing sector is becoming more professionalised. Previously the registration process was simpler, attracting those who may principally have viewed it as a viable business proposition. However, the landscape is changing. The registration criteria have become more stringent, and the sector is attracting a more diverse range of players. Some are drawn in by the ‘addictive nature’ of social housing – the ability to make a valuable contribution to society. And such individuals are found on the boards of FPRPs, contributing to a different, but effective, operational model.

Regulators, however, are treading cautiously. The profit-making aspect and different funding models have at times raised concerns. The sector’s dynamism is further amplified by the sales of some FPRPs to new owners. This makes regulators nervous, but can be beneficial if the new entity ensures it understands regulation and the sector’s ethos, and is committed to good service. This underscores the need for strict monitoring to ensure the sector’s integrity.

The for-profit housing sector is not just another market. It’s a space where good intentions and commitment to social housing should co-exist alongside profit-making motives. The sector, with its good governance and diverse players, is evolving, reflecting the complexities of the modern world.

What work is Campbell Tickell doing with for-profit providers?

There is considerable activity in the for-profit sector and our work with funds and FPRPs has grown markedly in response to demand. We have been offering support in various areas such as: new registrations; regulatory advice and preparation for in-depth assessments; helping form partnerships with councils, housing associations, and developers; and recruiting non-executives and senior executives.

Currently, we are developing a code of governance for FPRPs, similar to the National Housing Federation governance code that we also developed, but recognising the distinct nature of FPRPs, while demonstrating a commitment to high standards and good governance.

What conclusions can we draw about the for-profit sector space?

There is a significant role for the for-profit sector in the housing industry. In particular the importance of collaboration with local authorities and other housing associations to ensure the long-term maintenance and quality of homes.

There’s a need to invest more in building sustainable homes, which can reduce maintenance costs in the long run. As FPRPs grow, they will have increasing exposure to regulation and non-profit housing associations, and become progressively more integrated into the social housing sector.

This article was featured in the latest CT Brief – Issue 71. 

Image: Anthony Fomin

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According to data from the UK’s biggest building society, house prices fell last month as potential buyers continued to experience pressures on affordability.

Nationwide have released new figures that show house prices decreased by 0.4% in April compared to previous months. Currently, the average price of a home stands at £261,962 – some 4% below the peak experienced in summer 2022.

News of house prices falling has come after a string of lenders raised rates on new fixed mortgage deals after experts theorised the Bank of England will be slowly cutting interest rates. An example of this is Halifax, who has become the latest lender to announce higher rates, with a plan to put up the cost of its mortgage range by 0.2%.

Against this backdrop, it is estimated that around 1.6 million existing borrowers have relatively cheap fixed deals that will be expiring this year.

Mark Harris, chief executive of mortgage broker SPF Private Clients, said: ‘There are likely to be ups and downs in mortgage pricing in the weeks and months ahead but ultimately borrowers will have to get used to paying more for their mortgages as the days of rock-bottom rates have long gone.’

Experts who helped collected the Nationwide data have revealed that this is the second consecutive fall in monthly house prices. The figures are based on the building society’s own mortgage lending, which does not include buyers who purchase homes with cash or buy-to-let deals.

Year-on-year, research shows the pace of house price growth slowed from 1.6% in March to 0.6% in April.

As a result of sky-high mortgages, Nationwide have reported that first-time buyers have delayed their plans to purchase a property within the next five years.

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The Department for levelling Up, Housing and Communities (DLUHC) have revealed new powers for councils to buy cheaper land, however experts are questioning whether this was the right move.

Yesterday, 30th April 2024, the DLUHC announced new powers for local authorities that will allow them to buy land for development via the use of compulsory purchase orders (CPOs) without paying inflated ‘hope value’ costs. This financial method estimates what land could be worth if it was developed on in the future, meaning councils were paying thousands to buy land for new homes.

The news has been welcomed with open arms as England has continuously fallen behind on targets to build more affordable properties. These particular establishments are also needed more than ever as the cost-of-living continues to bite.

A new report from the National Housing Federation discovered that by 2030, an extra 1.7 million households will be living in unaffordable homes and 600,000 additional households will be paying sky-high private rent costs, taking the total to 2.2 million.

Kate Henderson, chief executive of the National Housing Federation, said: ‘Enabling local councils to buy cheaper land through CPOs without paying hope value will allow them to build more of the desperately needed affordable homes the country needs, in the right places, for the people who need it most.’

Jacob Young, parliamentary under-secretary of state for housing, has claimed the new rules will also help ‘drive much-needed regeneration in communities across the country.

He said: ‘We know we need to build more homes and alongside our long-term plan for housing, these changes will help us do that, unlocking more sites for affordable and social housing, as well as supporting jobs and growing the economy.’

However, Lawrence Turner, director at Boyer, has remarked that the plans seem almost too good to be true.

‘This may seem beneficial at first glance – giving local authorities the ability to overcome financial and viability barriers to delivering housing, but my concern is that it will be ineffective and time-consuming, CPO is a lengthy and costly process, and many local authorities will lack the resources to do so,’ Lawrence said. ‘The CPO process frequently involves negotiations with multiple landowners, legal challenges, and delays. Landowners may choose to challenge the decision through judicial review, further prolonging the process. As such, it is far from the quick and efficient means of unlocking land for new development which is needed.’

Lawrence added: ‘The wider planning system in the UK is excruciatingly slow and bureaucratic, with local plans and planning applications often taking years to complete and the intrinsic problems that have led to this situation must also be addressed.

‘We need to see a more holistic approach to addressing the housing crisis: including reforming the planning system and providing support to councils, reviewing the Green Belt and delivering new homes in sustainable brown and greenfield locations will be necessary to truly make a meaningful impact on the availability of affordable housing in the UK.’

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Not for profit organisations in Telford were asked to submit applications last summer for a scheme which offers free materials and labour to help improve buildings and outdoor spaces.

Introduced last year, the Hands-on-Help scheme was launched by Telford & Wrekin Council, alongside development partners Nuplace, Wrekin Housing Group and Lovell, to assist not for profit and voluntary organisations with projects to improve run-down buildings and abandoned outdoor spaces.  

When it was launched, the initiative attracted applications from over 40 voluntary, community and not for profit companies. The successful applications were selected based on how much they would benefit local residents moving into a new mixed tenure housing development in Donnington Wood which is being brought forward by the partnership.

From the applications submitted, building partner, Lovell supplied the labour and materials to deliver the improvement work across four projects at Telford Sea Cadets, Donnington Wood Infant School, St Matthews Church and Donnignton Parish Council.

Building partner, Lovell supplied the labour and materials to deliver the improvement work across four projects at Telford Sea Cadets, Donnington Wood Infant School, St Matthews Church and Donnignton Parish Council.

Telford Sea Cadets benefited from painting and decorating work internally, including new kitchen flooring. As well as installation of new radiators.

At Donnington Wood Infant School new slabs were laid to the outdoor area of the school during the Easter holidays to improve accessibility for parents and children.

St Matthew’s Church have benefited from redecoration of the kitchen and toilet facilities and Donnington Parish Council received a new bespoke made to measure fire door as well as painting and decorating work throughout the building. 

Commenting on the news, Councillor Lee Carter (Lab) cabinet member for place, the economy and neighbourhood services said: ‘It is fantastic to be working in partnership with Nuplace, Lovell and The Wrekin Housing Group to bring forward this quality development in Donnington.

‘We work closely with developers to bring forward schemes like the Hands-on Help scheme because it’s not just about building new houses but it’s also about improving important local community facilities which will benefit residents living close to the new housing. We are very grateful to Lovell for the investment they have put into the four projects which have undoubtedly improved the community spaces we have here in the borough.’

In addition, Caroline Boddy, headteacher of the Infant School, said: ‘We are thrilled to have been chosen and with the work completed by Lovell, we now have a large, paved area which is fully accessible and can be used all year. This will make a big difference to our whole school community.’

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People in England and Wales are preparing to vote in the next local election – the biggest test of electoral opinion before the main event hits at the beginning of 2025.

Local elections are due to start on Thursday 2nd May and, arguably, this year’s event has been the most anticipated. Most of the seats up for grabs were last fought in 2021 after the Covid-19 pandemic delayed the 2020 elections. During this period, Boris Johnson was riding high from a successful vaccine rollout which made it the Conservatives best local election performance since 2008.

However, in three years we have seen two Prime Ministers take over from Johnson’s role, the country spiral into a cost-of-living crisis, controversial new legislations passed regarding immigration and NHS wait times hit record-breaking highs. These are just a mere handful of examples which could have contributed to Rishi Sunak’s party trailing 20 points behind Labour in the polls. The Conservatives have also endured several damaging by-election defeats involving massive swings.

Before voting begins, here’s all the information you’ll need regarding the local elections 2024.

How to vote

Polls for the local elections are due to open at 7am and close at 10pm and there are three ways to cast your vote.

These include:

• In person at your local polling station
• Postal vote
• Appointing somebody else to vote on your behalf

To vote you must be aged 18 or over and registered at an address in the area you wish to vote in. In addition, rules that were introduced last year mean you must take a valid form of photographic ID with you – the accepted forms of ID can be found here.

Where are the elections happening?

Local elections are happening across 107 English councils, including 31 metropolitan boroughs, 18 unitary councils and 58 district councils. As well as people being able to vote for the party they want to dominate their area, the public will also be casting their verdict on 10 metro mayors across the country.

There are nine mayoral elections for combined authorities. These are happening in the East Midlands, Greater Manchester, North East, South Yorkshire, Tees Valley, West Midlands, West Yorkshire, Liverpool City Region, York and North Yorkshire.

Three of these mayoral posts in the North East, East Midlands and York and North Yorkshire are newly created and will be holding their inaugural election, which will use the first-past-the-post system that is used in general elections.

Moreover, Sadiq Khan – the current Mayor of London – is running for a third term and there will also be elections to the London Assembly with 25 seats available.

Overall in England, 2,636 seats are up for grabs – the smallest number recorded of any local electoral cycle. Likewise, police and crime commissioners (PCCs) are also being elected across England and Wales, with 33 in the former and four in the latter. PCCs are vital to ensuring that local police officers are meeting the needs of community’s.  

How many seats are parties defending?

The Conservatives are guarding 985 seats, Labour 965, the Liberal Democrats 410, the Greens hold 107 seats, while independents have 112 and other parties the remaining 57.

As it stands, Labour has majority control in 45 of the 107 councils, the Conservatives control 18 and the Lib Dems 10.

When will the results come in?

In the morning on Friday 3rd May around 35 councils will declare their results – Broxbourne, a town located in Hertfordshire, will be the first to kick this off at around half past midnight.

Hartlepool, situated in the North East, will be next to follow at 1.30am, then Rochford at the same time and Sunderland at 1.50am, and Gosport and Newcastle-upon-Tyne at 2am.

By the time 6-7am rolls around, Lincoln, Southampton and Tameside will have announced their results and Winchester will follow at 8.30am.

At lunchtime on Friday, a further 48 councils will unveil their results with four mayors and 24 PCCs. Gloucester will be the last council to announce their results at 11pm.

However, it doesn’t stop there as the announcements trickle into the weekend. On Saturday, Liverpool, Manchester, West Midlands, West Yorkshire, South Yorkshire and London will declare who will be their next mayors.

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