Laying the foundations to unlock social housing at scale across Greater Manchester
Has the government’s Affordable Homes Programme delivered? Perhaps not, but the Strategic Place Partnership now in place with Greater Manchester does offer more potential. This was the opening position from Salford City Mayor Paul Dennett at our latest roundtable bringing together leaders in construction across the region.
Mayor Dennett also challenged the room to think about the ‘language trap’ that exists when we talk about ‘affordable homes’. Affordable for who? By what metric? Housing costs are one of the leading drivers of poverty nationally, so it matters what we mean when we suggest we are building or delivering ‘affordable’ homes.
Those words were a galvanising force as we asked those in the room to consider what next to unlock social housing across the city-region. Industry leaders across construction, finance and funding joined for a deep dive into the financing of house building, and the challenges limiting delivery at scale.
Currently in Greater Manchester, we know there are over 5,000 households, and 7,819 children, living in temporary accommodation. The numbers of household – and children – in temporary accommodation have grown significantly since 2010. Without a secure plan in place, we can only expect this number to grow.
The themes explored in this roundtable revealed a strong desire for change, pointing once again to the power of collaboration and the willingness to do this effectively in Greater Manchester. To achieve the results we need, the region must come together with its skills, brainpower and funding to kickstart the operation. For example, early engagement between landowners, local authorities, funders and delivery partners can ensure expectations are aligned from the start, with a shared understanding of both the risks and possible returns.
It was noted that, in many circumstances, sites are often ready for development, but the long-staged planning process slows down the construction and delivery of social housing. Households in Bolton, for example, face a wait of 27.3 years – amongst the top 5 longest wait times outside of London – this clearly points to some issues with supply, if not also issues with process.
Central to all the discussions, however, was a desire to identify and enable more innovative financing arrangements, leveraging good will, CSR commitments, and shared values across the public and private sector. How can we leverage local capital and assets through things like the GM Pension Fund, whilst also building collaborations with private finance? What is the role of social enterprise and collective bonds?
Higher-quality, sustainable homes, though costlier upfront, offer long-term value through lower maintenance and repair costs. These savings should be accurately modelled in viability assessments, enabling higher borrowing capacity. However, investor appetite (particularly among owner-occupiers and private rented sector developers) for higher-spec sustainable housing remains limited. This gap calls for tailored financial incentives and updated appraisal methodologies that reflect long-term outcomes, not just short-term margins.
Political choices and policy have paved the way for the current crisis. Housing instability is not a moment in time. It is a journey, a trajectory for people often dealing with multiple intersecting challenges, exacerbated by structural inequality that favours some whilst disadvantaging more. A true commitment to ending homelessness and ending the need for rough sleeping must start with delivering accessible, secure, safe and genuinely affordable housing for people. But that must only ever be the start. People need access to gainful work, to health-enabling environments, to meaningful education. People need spaces to socialise, connect, and build relationships.
To see real change in Greater Manchester, where possible the GMCA should seek to (or lobby for) powers to simplify and pool funding, strengthen planning capacity at the CA level, accelerate supported housing, and better align skills and workforce development with the housing pipeline. National government must provide clearer definitions of affordability, unlock funding flexibility, and address infrastructure and retrofit barriers. In the long term, Greater Manchester should lead on integrated land, skills, and sustainability strategies, supported by national reforms to land valuation, commissioning, and devolved powers.
We extend our appreciation to everyone involved, including Charlotte Cordingley - our co-organiser, our hosts at Social, and our guest speakers, Paul Dennett, Salford City Mayor, and Miranda Foster, Head of Affordable Housing Programmes and Products at Homes England. To read more, view the roundtable briefing here If you would like to keep up to date with this meeting series, or learn more about specific themes explored, get in touch today - enquiries@gmmayorscharity.org.uk.