Housing delivery needs strategic action – and a national programme
Elle Cass, head of strategic built environment growth at SLR Consulting and 2026 chair of the Royal Town Planning Institute (RTPI)
The recent Pagabo Live discussion on whether the UK can deliver 1.5 million homes highlighted the scale of the challenge facing the housing sector. While London figures often dominate headlines, the reality is far broader: persistent undersupply across multiple regions, combined with affordability pressures, skills shortages and funding constraints, is creating a perfect storm for stalled delivery.
The revised National Planning Policy Framework (NPPF) has been relatively well received and signals a welcome shift towards more strategic thinking. However, as the discussion reflected, planning reform alone will not close the housing gap. If the UK is to meet its ambitious housing targets – particularly for affordable homes – what is now required is a clear commitment to a modern national housebuilding programme that can win the hearts and minds of the public. The last time housing delivery increased at the scale the country needed was through nationally coordinated intervention, and today’s structural challenges demand the same level of ambition.
Affordable housing remains one of the most significant pinch points. Registered providers and private developers are operating under intense financial and regulatory pressure, making it increasingly difficult to deliver affordable homes alongside market housing. At the same time, a widening skills gap continues to limit delivery capacity, underlining the need for sustained investment in training and attracting new talent into the sector.
Another key theme emerging from the debate is the need for stronger strategic alignment across wider geographies. Moving away from housing numbers being contested authority by authority could help unlock delivery and reduce long-standing local stalemates. Strategic planning frameworks can create the conditions for progress, but they must sit within a properly funded, nationally coordinated programme if they are to translate into real homes on the ground.
Finally, housing supply and affordability must move forward together. Measures such as early release of Section 106 homes or renegotiation of stalled schemes can help maintain momentum in the short term, but they are only part of the solution. Alongside increasing delivery, there also needs to be greater focus on access to home ownership, including improved mortgage liquidity and more diversified mortgage products. For many households currently locked out of the market – particularly those paying private rents that exceed the cost of a typical mortgage – improved access to finance could help ease pressure across the wider housing system.
The discussion ultimately reinforced a clear message: incremental change will not be enough. Delivering 1.5 million homes will require coordinated action across planning, funding, skills, delivery and housing finance. A modern national housebuilding programme, aligned with strategic planning reform, will be essential if the UK is to move from ambition to delivery.
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