Turbocharging Housebuilding: A City-Led Blueprint for Urban Growth

In the latest episode of The Truth About Local Government, I had the privilege of speaking with Councillor John Merry CBE, Chair of Key Cities and Deputy City Mayor of Salford, about one of the most pressing challenges facing the UK today: how to deliver 1.5 million new homes by the end of this parliamentary term.

This is no small ambition. With housing demand soaring particularly among younger generations and affordability continuing to decline, the government’s target represents both a bold commitment and a formidable logistical challenge. Councillor Merry believes cities must be at the forefront of this effort, not just as delivery vehicles, but as strategic leaders shaping the future of urban living. From the outset, John’s deep commitment to regeneration and social equity was clear. He spoke with conviction about the moral and practical imperative to expand housing access:

“I actually happen to believe passionately in the regeneration and expansion of housing in this country… particularly for younger people who want to get on the housing ladder.”

This passion is rooted in decades of experience in Salford, where John has overseen transformative urban development projects. His belief is that housing isn’t just about bricks and mortar it’s about opportunity, dignity, and community. He sees housing as a gateway to broader social mobility, especially for those currently locked out of the market due to rising costs and limited supply.

According to the Office for National Statistics, the average house price in England has risen by over 70% in the past decade, while wages have lagged behind. For many, especially first-time buyers, the dream of home ownership feels increasingly out of reach. John’s advocacy for social housing and affordable rent is a direct response to this crisis.

His leadership within Key Cities a network of mid-sized urban authorities positions him uniquely to influence national policy. These cities, often overlooked in favour of larger metropolitan areas, are now being recognised as critical engines of housing delivery and innovation.

The Power of Partnership

One of the central themes of my conversation with Councillor John Merry was the critical importance of public-private collaboration in accelerating housebuilding. While government targets are ambitious, John made it clear that delivery hinges on the strength of local partnerships and the ability of councils to act as conveners, not just regulators. Reflecting on his experience in Salford, particularly the transformation of Salford Quays from post-industrial wasteland to thriving waterfront community, John highlighted the role of vision and leadership:

“It’s about how councils have a vision. They just need the resources to deliver on it and to work in partnerships with the private sector.”

This wasn’t just a nostalgic look back it was a blueprint for future success. Salford’s regeneration was made possible by a shared commitment between the council and developers, underpinned by trust, transparency, and a long-term view. It’s a model that many cities could replicate, especially as they seek to unlock complex brownfield sites or deliver mixed-tenure developments.

John was candid about what developers really want:

“What private sector developers appreciate more than anything else is certainty of working with a local authority… They don’t necessarily expect the earth. What they expect is a partnership that is certain and that they can viably invest in.”

This point resonates across the sector. According to the Home Builders Federation, delays in planning and uncertainty around infrastructure contributions are among the top reasons developers cite for stalled projects. Councils that can offer clarity through robust local plans, consistent decision-making, and proactive engagement are far more likely to attract investment.

But partnership isn’t just about process it’s about shared purpose. John warned against the temptation to chase housing numbers without considering the wider impact:

“We need to build communities. We need to build the infrastructure that goes around it things like doctors’ surgeries and schools.”

This holistic approach is essential. A recent report by Shelter found that nearly 1 in 3 new housing developments lack adequate access to basic services, leading to isolated estates and strained public resources. Councils must therefore act not only as facilitators of development but as stewards of place-making. In short, turbocharging housebuilding will require more than just land and funding it will require trust-based partnerships, strategic alignment, and a shared commitment to building homes that people actually want to live in.

 Building Communities, Not Just Homes

While the government’s target of 1.5 million new homes is headline-grabbing, Councillor John Merry CBE was unequivocal in his belief that numbers alone won’t solve the housing crisis. For John, the true measure of success lies not in how many homes are built, but in how well they serve the people who live in them.

“Simply building properties in an empty field and saying ‘there you are’ isn’t going to be sufficient. We need to build communities… things like doctors’ surgeries and schools.”

This sentiment reflects a growing consensus across the sector: housing delivery must be holistic, not transactional. It’s not enough to meet quotas if the resulting developments lack the infrastructure, connectivity, and social fabric that make places liveable. Schools, GP surgeries, transport links, green spaces, and community hubs are not optional extras they are essential components of sustainable growth. The urgency of this approach is underscored by recent data from the National Housing Federation, which reveals that over 8 million people in England are currently living in homes that are unaffordable, insecure, or unsuitable. Many of these households are trapped in temporary accommodation, overcrowded flats, or substandard private rentals, with little hope of accessing stable housing in their communities.

John’s call for community-led development also speaks to the mistakes of the past. Post-war housing programmes in the 1950s and 60s often prioritised speed over quality, resulting in estates that were poorly connected, socially isolated, and lacking in basic amenities.

“I don’t want to repeat the mistakes of the 50s and 60s… build, build, build without actually achieving the objective of building a community.”

Modern planning must learn from these lessons. Councils, developers, and central government need to work together to ensure that housing is delivered in tandem with infrastructure investment. This includes leveraging tools like Section 106 agreements and the Community Infrastructure Levy (CIL) to fund local services, but also requires strategic coordination and long-term vision.

In places like Salford, this approach is already bearing fruit. Developments around Salford Quays have integrated housing with employment zones, cultural venues, and transport networks creating vibrant, inclusive neighbourhoods that attract both residents and investment.

Ultimately, building communities means putting people at the centre of planning. It means asking not just “how many homes?” but “what kind of lives will these homes support?” And it means recognising that housing policy is social policy, economic policy, and environmental policy all rolled into one.

Planning Reform and Local Leadership

As our conversation turned to the mechanics of housing delivery, planning reform emerged as a key topic. While the national debate often centres on whether the planning system is too slow or too restrictive, Councillor John Merry CBE offered a more nuanced view one that champions local leadership and professional expertise over sweeping structural change.

“Very often developers come with plans, and it’s our planning departments that help to put the flesh on the bone… It’s about trying to work with developers to create a new partnership of effective development.”

John’s perspective reflects a deep respect for the role of local authority planners not as gatekeepers, but as enablers. In Salford, he’s seen firsthand how skilled planning officers can take a developer’s initial concept and shape it into something viable, sustainable, and community-focused. This collaborative approach is essential, especially for complex schemes that require negotiation, adaptation, and creative problem-solving. However, the reality across many councils is that planning departments are under-resourced and overstretched. According to the Royal Town Planning Institute (RTPI), nearly 60% of local planning authorities in England have experienced budget cuts over the past decade, leading to staff shortages and delays in decision-making. This has a knock-on effect on housing delivery, investor confidence, and the quality of outcomes.

John acknowledged these pressures but argued that the system itself isn’t broken it simply needs to be better supported. He believes that with the right investment in people, training, and digital tools, local planning teams can be empowered to deliver high-quality developments at pace.

He also highlighted the importance of political leadership in navigating contentious planning issues. From Greenbelt release to urban intensification, elected members must balance local concerns with strategic priorities. This requires courage, communication, and a commitment to long-term thinking.

“I think the Secretary of State will have sufficient powers to intervene if planning committees are dragging their feet… but very often it’s our planners who help developers come forward with a viable scheme.”

This balanced approach combining scrutiny with support is central to John’s vision of a new planning partnership. One where councils and developers work together to unlock sites, resolve challenges, and build places that work for everyone.

Greenbelt and Difficult Decisions

Few topics in housing policy provoke as much debate as the Greenbelt and Councillor John Merry CBE didn’t shy away from addressing it head-on. In our conversation, he acknowledged the complexity of the issue and the need for a pragmatic, balanced approach to land use.

“Not all Greenbelt land is of high quality… We need to balance the need for a limited amount of Greenbelt release in return for developing green spaces within urban areas.”

This statement reflects a growing recognition among local leaders that the Greenbelt, while vital for environmental protection and urban containment, is not a monolith. Some parcels of designated Greenbelt land are low ecological value, inaccessible to the public, or poorly maintained. In contrast, many urban areas suffer from a lack of green space, especially in densely populated communities where access to nature is limited.

John’s proposal to release small, strategic portions of Greenbelt land in exchange for enhanced green infrastructure within cities offers a potential win-win. It allows for targeted housing growth while improving the quality of life for existing residents. This approach also aligns with the Town and Country Planning Association’s call for a more nuanced review of Greenbelt boundaries, based on environmental merit rather than blanket designation. But the decisions involved are far from easy. Releasing Greenbelt land can trigger public opposition, especially in communities that fear overdevelopment or loss of rural character. John acknowledged this tension and stressed the importance of engaging residents early and honestly about the trade-offs involved.

“Even when people are adjacent to brownfield sites, they don’t necessarily see the need for additional housing… which they feel will put pressure on existing services.”

This highlights another layer of complexity: even developments on previously used land can face resistance if local infrastructure schools, GP surgeries, transport is already under strain. Councils must therefore not only plan for housing but also invest in the services that make growth sustainable.

John’s leadership in Salford and through Key Cities demonstrates that these difficult decisions can be navigated with transparency, strategic thinking, and community dialogue. It’s not about abandoning the principles of environmental stewardship, but about reimagining them in a way that supports inclusive growth. As the housing crisis deepens and land becomes scarcer, more councils will face similar dilemmas. The challenge will be to balance national targets with local realities, and to ensure that every new home contributes to a thriving, resilient community.

The Role of Key Cities

As the UK grapples with the challenge of delivering 1.5 million new homes, Key Cities a network of mid-sized urban authorities has emerged as a vital force in shaping national housing policy. These cities, often overshadowed by larger metropolitan centres, are increasingly recognised for their agility, innovation, and local leadership. Councillor John Merry CBE, who chairs the network, was clear about its value:

“If they want an effective voice at national level, they should consider joining… We do an awful lot of work on their behalf in terms of making effective representation.”

Key Cities represents a diverse group of urban areas, each with its own housing pressures, economic context, and regeneration ambitions. What unites them is a shared commitment to collaborative problem-solving and evidence-based advocacy. Rather than dictating a one-size-fits-all approach, the network supports its members in developing locally tailored solutions whether that’s unlocking brownfield sites, delivering social housing, or navigating planning reform.

John emphasised that the network is not just a talking shop it’s a strategic platform for influencing government policy. Through regular meetings, joint research, and direct engagement with ministers, Key Cities ensures that the voices of mid-sized cities are heard in Whitehall.

“Those people who attend on a regular basis will tell you that there is effective discussion on what needs to be represented to government.”

This is particularly important in the current political climate, where housing delivery is a top priority but centralised decision-making can overlook local nuance. Key Cities acts as a conduit between local authorities and national policymakers, helping to bridge that gap and ensure that housing strategies are grounded in real-world experience.

The network also fosters peer learning, allowing councils to share best practice and learn from each other’s successes and setbacks. Whether it’s Salford’s regeneration of the Quays, Wakefield’s approach to affordable housing, or Blackpool’s work on community engagement, members benefit from a rich exchange of ideas and expertise. For councils seeking to play a more active role in shaping the future of housing, joining Key Cities offers not just influence, but community, support, and strategic alignment. As John put it, it’s about having a seat at the table and using it to drive meaningful change.

Looking Ahead

As our conversation drew to a close, Councillor John Merry CBE left no doubt about his ambition not just for Salford, but for the wider network of Key Cities and the future of housing delivery across the UK.

“Our ambition is to deliver the government’s targets… but also for government to listen to us.”

This dual focus delivery and influence captures the essence of what city-led initiatives can offer. Local authorities are not just implementers of national policy; they are strategic partners, deeply embedded in their communities, with the insight and agility to shape solutions that work on the ground. With the housing crisis deepening marked by rising homelessness, unaffordable rents, and a growing backlog of unmet need the stakes have never been higher. And with political winds shifting, there is a renewed opportunity for collaborative leadership between central government and local councils.

City-led initiatives like those championed by Key Cities are uniquely positioned to unlock sustainable, inclusive growth. They bring together the right mix of scale, innovation, and local accountability. They understand the nuances of place, the importance of infrastructure, and the need to balance development with environmental and social priorities.

But to succeed, they need more than ambition they need resources, trust, and a seat at the table. John’s call for government to listen is not a plea; it’s a reminder that real progress happens when policy is co-designed, not imposed.

As we look ahead, the challenge is clear: to move beyond rhetoric and towards action. To build not just homes, but communities. To empower not just developers, but planners, councillors, and residents. And to ensure that every new development contributes to a fairer, greener, and more resilient future.