Estate Regeneration

Debate between Fleur Anderson and Gareth Bacon

Wednesday 15th July 2026 Westminster Hall

[Gareth Bacon (Orpington) (Con)]

It is a pleasure to serve under your chairmanship, Dr Murrison, and to take part in this debate about estate regeneration. I find myself in agreement with much of what I have heard so far. I thank the hon. Member for Basingstoke (Luke Murphy) for securing this important debate and for his opening speech about an estate regeneration scheme in his constituency; he made a strong argument. I also thank those who have spoken in the debate: the hon. Members for Putney (Fleur Anderson), for Mid Cheshire (Andrew Cooper), for Doncaster East and the Isle of Axholme (Lee Pitcher), for Taunton and Wellington (Gideon Amos) and for Strangford (Jim Shannon). I also somewhat belatedly congratulate the Minister on her promotion and welcome her to her place; this is the first time that I have had the pleasure of facing her in a debate.

Estate regeneration is an important process in delivering the right homes for local people. That is true across all the main types of estate regeneration, from refurbishments, where homes are retrofitted to bring them into line with regulations and make them safe, viable and modern places for people and families to call home, to infill developments, where new homes are built on previously developed or undeveloped land to increase density and provide housing for the local population, or full redevelopments and regenerations, meaning the wholesale demolition and reconstruction of entire estates to provide fresh stock for residents and for new buyers or tenants.

That is why, alongside new housing delivery, the Government should think seriously about estate regeneration. Across the country, there are thousands of homes with untapped potential for renewal, regeneration and improvement, alongside the vast and preponderant unrealised space that is ripe for increased density and new homes. That is especially true here in London, as I am sure the Minister will agree; I know it all too well, as a former Conservative leader on the London Assembly and as a Member of Parliament for a Greater London constituency.

With a population that has never been higher and continues growing, London is bursting with demand for housing. Greater London has been set a target of 88,000 homes a year by the Government. That means, on average, the equivalent of one London borough-worth of homes being delivered every 16 months. So far, however, the Mayor of London and his supporters in MHCLG are falling very far short of that. According to GLA figures, in 2024-25 just 7,124 social rent and London affordable rent homes were completed. Of course, that does not even come close to helping the 366,000 Londoners on the social housing waiting list.

The need for new homes is stark and urgent. The Government’s own figures show that across England, the number of new net additional dwellings was just 208,600 in Labour’s first year in power—a 6% drop from 2023-24, the previous Conservative Government’s final year in office. In Labour’s first year, 190,600 new homes were built; that is a fall of 8,000, or around 4%, from 2023-24, and suggests that the Government are on course to fall well short of their self-imposed target of 1.5 million homes by the end of this Parliament. They are on track to build something like 400,000 fewer homes than they promised at the election. By contrast, from 2013 to 2023, under the previous Government, the nation saw the highest sustained level of new home formations in the past 50 years, surpassing even the levels of the 1970s. Between 2010 and 2024, 2.5 million new homes and 750,000 affordable homes were delivered.

That is where estate regeneration can play a key role, particularly, but not only, in London. According to the London Councils estate regeneration report from November 2025, London’s boroughs have the potential to develop more than 10,000 new homes in a city that is starved of supply, but overflowing with demand. That is not true just inside the M25, but across the country, as Members from across the House have noted today. Estate regeneration is not a silver bullet, but it can certainly make a significant contribution.

The previous Government understood that. As the mover of today’s motion, the hon. Member for Basingstoke, noted, they had a national strategy in 2016 to give this issue the national attention that it deserves. They also understood the role that estate regeneration can play in taking the pressure off our green belt by prioritising the regeneration of brownfield sites, as the Liberal Democrat spokesman, the hon. Member for Taunton and Wellington, noted in his speech. Everyone has heard the lip service the Government pay to brownfield development, but MHCLG’s actions since July 2024 have shown a clear desire to build all over the green belt.

Instead of the undesirable urban sprawl encouraged by this Government, the Conservatives believe in building where homes are wanted and needed, and where they can be supported by existing necessary infrastructure such as in our cities and urban areas. Estate regeneration fits that rationale perfectly. As highlighted by the architect Chloë Phelps, the director of Grounded, estate regeneration schemes

“are going to be critical to delivering new homes on brownfield sites over the next few years, with estimates that there is capacity for more than 120,000 homes on small sites in London alone.”

The Minister’s colleague the Planning and Housing Minister is well-versed in all aspects of his brief, but his Department’s Social Housing Bill suggests otherwise. Not only does the Bill fail to recognise the importance of delivering social homes on brownfield sites, but estate regeneration remains largely absent from it. That is because the Bill is dressed up as a law to support social housing and increase its supply, but is in fact more about destroying the right to buy.

If the Government were serious about social housing, they would have actually built some. In 20% of council areas across England, not one social home was built under this Government over the last two years.

[Fleur Anderson]

Does the shadow Minister know that since Wandsworth council became Conservative, the only decisions it has made have been to cancel all of the housing development on one estate and partially cancel it on another? We are now wondering what will happen with the Alton estate. Does he support building more houses and keeping them as social housing, especially on the Alton estate?

[Gareth Bacon]

I am not going to comment on that particular scheme, because I am not across the detail of it, but of course I support building more houses, and we need more houses of all tenure. That is something that we have said repeatedly, here and in the main Chamber.

Once again, Whitehall has the wrong priorities: targeting our green belt, the ideological attack on the right to buy and the failing new towns programme. Those come before the right priorities, such as estate regeneration. Replacement rates are too low for social homes and too many councils have been unable to deliver. The Government would therefore be wise to generate an appetite for regeneration, to feed the desperate hunger for new social housing. To date, they have not done that.

The Conservative Opposition believe in building more homes, prioritising brownfield land and making the dream of home ownership a reality. We believe in aspiration and, critically, in regeneration. Only through those priorities, and by acting on those beliefs, can we provide the much needed, much demanded and much wanted decent and modern social homes that people deserve. I hope the Minister will address those concerns in full and give our constituents on the waiting list, the developers in a position to build, and local leaders the confidence that the nation needs in order to make estate regeneration real.