Delivering 1.5 Million Homes Starts With Planning, Not Just Politics
The government’s pledge to build 1.5 million homes is an ambitious one. It’s bold, necessary, and broadly welcomed by those of us working across the built environment. But while it grabs headlines, the real question facing hiring managers in planning teams is this: how do we actually get these homes through the system and onto the ground?
Following the Housing Secretary’s speech at this week’s Labour Party Conference, we know that around ten new large housing developments or “new towns” have been earmarked to help meet this target. That’s a significant commitment. But the truth is, breaking ground on these sites will be impossible without a serious investment in planning capacity and capability.
At a local level, planning departments are already under pressure. Many teams are dealing with large caseloads, stretched budgets, and a shrinking pool of experienced planners. Decision-making timelines are slipping, and applicants often face long waits for responses, let alone approvals. The Planning Officers Society has previously warned that many councils don’t have enough qualified planning staff to handle existing demand, never mind a step change in volume.
Meanwhile, the number of new homes being registered is falling, not rising. Recent figures show a 23 percent year-on-year drop in housing starts. In the affordable and rental sector, the fall is closer to 40 percent. That’s not because of a lack of land or developer interest, it’s because the system that governs development is creaking under the strain.
If ten major development sites are to come forward, each one will need dedicated resource from both public and private sector planning teams. That means planners who understand strategic land allocation, environmental impact assessments, public engagement, local plan policy, viability, and delivery sequencing. It means specialists in transport planning, infrastructure coordination, and master planning. And it means being able to scale up quickly, often in locations where planning professionals are already in short supply.
Recruitment in town planning has always been a challenge, particularly at senior and strategic levels. It’s not just about technical knowledge; it’s about the ability to work across political, community and commercial lines. For local authorities tasked with unlocking new settlements, there’s also a need for strong leadership in planning policy, development management, and cross-boundary coordination. These are niche skill sets, and the talent pool isn’t getting any deeper.
Planning consultancies are also feeling the pressure. Demand for experienced planners is up, but the candidate market remains highly competitive. Graduates are coming through, but mentoring and development takes time - and time is one thing most planning teams don’t have in abundance right now.
There is also the challenge of perception. While construction is being supported through investment in apprenticeships and technical education, planning as a profession receives less focus. That needs to change. If housing delivery is the goal, then planning needs to be recognised as the critical first step — and resourced accordingly.
At Carrington West, we are already supporting both local authorities and private sector planning teams as they prepare for what’s next. That includes helping to fill long-standing vacancies, supporting interim solutions, and advising on workforce planning for larger programmes of work. We are seeing a growing appetite for collaboration between public and private sector planning teams, and an openness to hybrid and flexible roles to attract and retain talent.
The bottom line is this: houses don’t get built without planning approval. And approvals don’t happen without the right people in place. For the government’s housing target to become a reality, hiring managers across planning need to be given the tools and the talent to make it work.
If you’re building capacity in your team or gearing up for large-scale land releases, now is the time to act. The talent is out there, but it won’t stay available for long.
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