UKREiiF – Reflections from a Changing Planning Landscape 

UKREiiF in Leeds has swiftly established itself as a key event in the real estate, infrastructure and planning calendar. This year’s conference brought together thousands of professionals – from local authorities and developers through to investors and policymakers.

Through a tight schedule of seminars and networking events, the event offered a valuable snapshot of the challenges and opportunities shaping the sector.

From a Marrons perspective, three themes stood out – the return of strategic planning, the evolving role of New Towns, and the immediate pressures facing the development industry.

Together, these discussions highlight both the scale of ambition across the sector and the challenges of delivering it in practice.

Strategic planning returns to focus

One of the most prominent themes at the conference was the re-emergence of strategic planning, particularly the imminent arrival of spatial development strategies.
Following the Government’s recent consultation on geography and governance, there is growing confidence and enthusiasm – particularly among local and combined authorities – that a more strategic, plan-led approach can better unlock growth. This appeared to be an approach that planning professionals supported. Aligning development with infrastructure delivery, climate commitments and social inclusion is widely seen as fundamental to achieving sustainable, long-term outcomes.

The draft NPPF sets out an ambitious framework; introducing spatial development strategies that provide a long term vision, identify broad areas for growth, and consider potential changes, such as Green Belt review. However, delivery remains the key challenge.

Questions were raised at UKREiiF around the pace of devolution and the ability to achieve political alignment – particularly in light of the recent local election results. While the direction of travel is broadly supported, its success will depend on effective coordination, collaboration and clarity at both local and regional levels.

New Towns – Great ambition, challenging delivery

New Towns was another significant theme, reinformed by the setting of this year’s conference in Leeds South Bank, an area that demonstrates the scale of change envisaged, with an expected 10,000 new homes planned.

The Government’s programme, which recently identified seven priority New Towns from more than 100 bids, signals a clear intent to drive large-scale housing delivery. The decision to allow homes delivered through these schemes to count towards local housing need has been positively received. However, while ambition is high, delivery framework remains less clear.

Key questions remain around funding, delivery structures or timescales. Recent suggestions of increased private sector involvement may form part of the solution but challenges around viability continue to present. Build cost inflation, labour shortages and uncertain returns all continue to impact confidence.

Past experience has also resulted in a degree of caution. Previous New Towns initiatives have often taken years to materialise and, in some cases, have yet to deliver homes on the ground.

The programme undoubtedly represents opportunity, but turning policy into delivery will require sustained investment and a clear delivery framework.

Supporting housing delivery in the current market

Alongside long-term strategy reform, much of the conversation at UKREiiF focused on the imminent pressures facing the development sector. While it is resilient and keen to grow, it also needs some immediate help.

Developers and housebuilders were clear: while there is appetite to deliver, current market conditions are limiting progress. Demand-side challenges were repeatedly raised, with affordability pressures, deposit requirements and the absence of a meaningful first-time buyer support scheme all slowing activity.

There is a growing need for Government intervention to stimulate demand, whether through Help-to-Buy or equity loan schemes.

At the same time, SME developers continue to face structural barriers, including access to funding, rising construction costs and a shortage of skilled labour.

The draft NPPF’s introduction of a ‘medium-sized site’ category for projects between 10-49 homes is a positive step, although this has invited strong calls for extending this threshold further. SMEs will play a critical role in achieving housing targets, but only if the right conditions are in place.

Finally, while reform of the planning system is underway, concerns around the pace of decision-making remain. Delays continue to affect both confidence and delivery, reinforcing the need not only for policy change but also for improved resourcing and efficiency within local authorities.

In summary

Overall, UKREiiF highlighted a sector that is both optimistic and realistic.

There is strong alignment around the need for a more strategic, plan-led approach and broad support for initiatives such as spatial strategies and New Towns. However, it is also clear that delivery remains a significant challenge particularly in the current economic and policy driven landscape.

From a Marrons perspective, the message is clear –

long-term reform must be supported by practical short-term measures if growth ambitions are to be realised.