Richard Sterling, Development and Decarbonisation Director at Seddon, has set out why regeneration should sit at the heart of the new government’s agenda. He also argues that government must work with the sector to make regeneration easier to deliver.

After years of economic uncertainty and political upheaval, people are looking for tangible signs that their communities are moving forward. They want to see investment arriving in places that have too often felt overlooked and left behind.

The article argues that few things demonstrate national renewal more clearly than transforming the places where people live. That includes new homes on derelict sites, warmer and safer existing homes, better public spaces, revitalised town centres, and new jobs and apprenticeships for local people.

“These are not abstract policy announcements. They are improvements people can see on their own doorstep,” said Richard.

Richard describes regeneration as one of the strongest arguments for devolution. Investment decisions are almost always better when they are made by people who understand the places involved. Devolving funding and decision-making away from Whitehall allows local authorities, combined authorities, housing providers and businesses to direct resources where they will have the greatest impact.

However, the article warns that ambition alone will not transform communities. For too long, regeneration has been seen as too complicated, too expensive or simply too difficult. Funding has often arrived in short-term pots, and procurement has encouraged organisations to compete for individual projects rather than collaborate around places.

Richard also highlights that regeneration is fundamentally different from building individual developments. It means working on live estates, complex brownfield sites and ageing infrastructure, while balancing resident engagement, viability, decarbonisation, planning, utilities and long-term stewardship.

“Under the current system, key delivery partners only become involved after many of the critical decisions have already been taken. By the time contractors are asked to review buildability, programme sequencing, logistics or cost, opportunities have already been missed and avoidable delays become inevitable,” said Richard.

He calls for a place-based approach that brings local authorities, housing providers, contractors, designers, combined authorities, Homes England, utility providers and procurement specialists together from the outset. He says this leads to better decisions, more realistic programmes and greater confidence that schemes can be delivered.

Seddon’s own work reflects this wider view of regeneration. At Field Lane in Rastrick, West Yorkshire, Seddon is working with Together Housing Group on a programme that goes beyond replacing homes. Alongside new housing and improvements to existing properties, it is investing in public spaces, walking routes, parking, landscaping and community facilities.

At Longshaw Drive in Salford, the sixth brownfield site Seddon has delivered with Salford City Council, new council homes are being built to high sustainability standards. This shows that regeneration and environmental improvement can be delivered together when they are planned that way from the start.

The article also highlights the wider benefits of regeneration, including apprenticeships, skilled jobs, stronger local supply chains and social value that lasts long after construction has finished.

“Businesses rooted in the communities they serve are often best placed to recruit local people, create apprenticeships, support SMEs and ensure more of every pound invested continues to circulate within the local economy. Procurement should encourage that approach rather than inadvertently working against it,” said Richard.

Richard also sees an opportunity for government and combined authorities to capture the sector’s expertise in resident engagement, phasing, sustainability, procurement and delivery, helping future schemes avoid repeating the same challenges.

“If national renewal is to mean anything, people need to see it happening where they live. That means moving beyond individual projects towards genuine place-based partnerships that bring together public bodies, housing providers, contractors and communities with a shared ambition for long-term change,” said Richard.