Richard Sterling, Development and Decarbonisation Director at Seddon Housing Partnerships, has set out why estate regeneration must sit alongside new build in the UK’s housing plans.

Much of the conversation around the government’s target of 1.5 million new homes has focused on new towns, the green belt and planning reform. These will largely support large-scale developments on the edges of existing towns and cities.

However, a huge number of existing homes are approaching the end of their natural life. Around 80% of UK homes were built before 1980 and nearly 40% before 1946, giving the country one of the oldest housing stocks in Europe. In the North of England alone, more than 100,000 social homes are expected to fall into an end-of-life category over the next decade.

This means more families living in homes that won’t comply with regulations, are no longer financially viable to maintain, or sit in areas in need of wider regeneration.

The article welcomes Homes England’s recognition of regeneration within the Social and Affordable Homes Programme, which now provides the financial backing to match the sector’s long-standing will to deliver.

Richard argues that social landlords are often at their most effective when regenerating estates. They know their communities and their history, understand local needs and are not driven by profit.

“Social landlords, be they councils or housing associations, are in communities for the long term. They don’t build and walk away. And that’s why they often do regeneration so well,” said Richard.

He adds that regeneration, particularly in urban areas, offers a once-in-a-lifetime opportunity to reconfigure sites to meet the current needs of the community, often bringing additional homes through better use of land and design.

“When regeneration is done with communities, it works. It stands the test of time. When it’s done to them, it’s expensive, and it’s never long before the builders are back on site.”

Seddon has been involved in regeneration throughout its 127-year history and has built a specialist team that works with landlords and communities to invest in existing homes and deliver new ones.

At Field Lane in Calderdale, Seddon is working with Together Housing Group to deliver 94 new homes replacing 39 one-bedroom flats, alongside upgrades to 410 existing homes. The scheme also includes wider community investment, from playgrounds and bin stores to planting and car parking, all planned with a strong emphasis on community engagement.

At the award-winning Sale West Estate, the biggest regeneration project in Manchester in over a decade, Seddon built 79 new homes for social rent for Irwell Valley Homes. Many of the homes are spread across the estate, close to occupied homes and third-party land. Seddon also resurfaced roads and footpaths and created new play areas and gardens, following extensive engagement with the Sale West Residents’ Association.

Richard said: “It made for a logistical challenge that volume housebuilders are simply unwilling to engage with. Social housing is. And the impact on the community is already significant.”

In Sandwell, Seddon fully refurbished the 1960s high-rise block at Alfred Gunn House. The work added 15 new homes to the roof and basement and 16 new semi-detached houses in the surrounding area. It included new cladding, windows, enclosed balcony extensions, fire protection works, lift upgrades and a new external staircase.

This work has also allowed Seddon to invest in social value across communities. Its Passivhaus Programme with Salford City Council has generated £9.5 million of local supply chain spend, created 13 apprenticeships and offered dozens of work placements to local people.

The article concludes that while the government’s housebuilding ambitions should be welcomed, the sector must also look closely at how existing communities can work better for the people who live in them, with housing associations and councils acting as the catalyst for that change.

“Now that we have clarity, the sector must move forward with confidence – turning ambitions into partnerships and then into delivery. We’re ready to breathe new life into estates and create homes and spaces that work for people today and for generations to come,” said Richard.

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