Andy Burnham's first conference speech as Prime Minister understandably ranged far wider than housing. But for those of us working in planning and development, there were some important messages. Housing remains firmly at the centre of the Government's agenda.
Andy Burnham spoke about the importance of a secure home and promised what amounts to a renewed council housebuilding drive, including making greater use of unused public land and protecting newly built council homes from Right to Buy. This builds on the Government's £39bn Social and Affordable Homes Programme, with at least 60% of homes delivered through the programme intended to be for social rent. But this wasn't simply a public-sector housing message. The Government also wants to get the private housing market moving.
The new "Your First Home" scheme could be particularly significant. Under the proposals, qualifying first-time buyers purchasing a new-build property could potentially buy with a deposit of just 2.5%, supported by a 20% government-backed equity loan. Interestingly, the Government is quite explicit that this isn't just about home ownership – it is also intended to stimulate the new-build market and boost housing supply. Developers participating in the scheme will be expected to contribute towards its costs, with the detail expected at the Budget.
Angela Rayner's conference speech reinforced another theme: greater intervention in the housing market. She talked about more council housing, bringing long-term empty homes back into use, tackling homelessness, leasehold reform and giving councils greater powers and responsibility. But perhaps one of the most interesting interventions for the development industry came from Planning Minister Matthew Pennycook. He reportedly said he was "happy" to call in planning applications where local authorities were "not brave enough" to support development. That is quite a statement!
And it follows proposals announced before Conference to give elected mayors outside London new powers to call in strategically important applications – including developments of more than 150 homes. Taken together with the recently revised NPPF, the push for development around transport hubs, planning and infrastructure reforms and the continued emphasis on housing delivery, the direction of travel remains clear:
Labour still wants more homes built – and appears increasingly willing to intervene where the planning system isn't delivering them.
But there has also been a noticeable change in emphasis. The Burnham Government is talking much more strongly about council housebuilding, public land, social rent, public control and intervention alongside private development. For developers, there are therefore potentially two important messages coming out of Liverpool. The Government still needs the private sector to deliver significantly more homes – and appears prepared to use planning powers to help make that happen. But it also wants the public sector to become a much bigger developer, landowner and housing provider in its own right. The real question, as ever, is delivery.
Planning reform can release land and permissions. Government-backed purchasing schemes can stimulate demand. Public land can provide opportunities for development. But none of those things on their own build houses. The challenge after Conference will be turning the political ambition into viable, deliverable schemes on the ground. For those of us working across planning, development and community engagement, there is certainly plenty to watch over the coming months.