What changes to government policy would you like to see that allow more homes to be built?

Housing associations are attempting a delicate balancing act between investing in existing homes to tackle property condition such as damp and mould as well as investing in longer-term improvements towards meeting EPC and carbon zero ambitions while finding funds to support new homes. We are also finding an increase in day to day repairs demand which puts further strain on budgets limited by capped rent levels. We are acutely aware of the growing issue of temporary housing for homeless families and the burden this places on local authority budgets at a time when we need investment in planning teams to speed up decisions on schemes.

In the North-west we have relatively poorer quality standards in our existing housing stock and a legacy of underinvestment in homes. We are committed to the provision of new homes to meet increasing demand despite these pressures. In order to support housing providers in the North-west we need to consider holistic programmes of regeneration which includes investing in existing and new homes with communities fully engaged in the opportunities these programmes offer.

At Irwell Valley Homes we are doing this regeneration at our Sale West estate in Trafford with a cocktail of investment from ourselves, Homes England, Trafford Council/GMCA brownfield land funding, DLUHC levelling up funds and community grants. This programme will continue for 10-15 years and is making a real difference to quality of life on the estate as well as adding to the high demand portfolio of homes (270 new homes).

Government could support these programmes by a regeneration funding package which rolls together the various funding routes and encourages this sort of place making with longer-term certainty on grants and interest rates of funding – perhaps by a government loan scheme at below market rates of return to take account of the social value return in the rate. There could also be more flexibility on rents and service charges to assist with funding the green enhancements to the properties as the benefits of improved insulation for example or photovoltaic energy goes into the tenants’ pocket rather than the housing provider.

By improving the grant rates, reducing the interest rate on loans and providing an incentive to invest in existing home improvements or upgrades with rental uplifts (offset for the customer by lower energy bills), we could have a win/win situation.

What could the housebuilding industry itself do better to improve housing delivery?

The housebuilding industry model is based on building and selling quickly to reduce borrowing time as well as its models of driving down costs and driving up profits. Partnerships with housing providers take a huge chunk of risk out of the development period providing a guaranteed bulk purchaser and this should be reflected in better partnering models.

In Greater Manchester we have a great model of setting a new private housebuilder (Hive Homes) in partnership with the GMCA and 10 RPs and are successfully providing a pipeline of 700 new homes for sale with profits going back to the investors. We negotiate with local authorities to develop brownfield sites. Would be happy to provide further information on this as an example of innovation and delivery in a tough market.

Any other comments?

We desperately need to build for a sustainable future and not lose the impetus and track record the housing association sector has built up over many years.