How do you solve a problem like housing in Brighton? Key takeaways from Construction Voice

Construction Voice is always one of my highlights in the Brighton Chamber calendar. Held quarterly, it provides an opportunity for those in the sector to network, debate and get to grips with the big issues shaping the industry. The most recent event, sponsored by HOP Consulting, explored the Brighton & Hove City Plan 2041 – an ambitious long-term vision that will shape development in the city for years to come.

With the city’s constrained geography - sandwiched between the fish and the sheep - and increasing demand for housing, Brighton & Hove City Council (BHCC) faces an uphill battle in meeting government targets while balancing sustainability, infrastructure and affordability. A panel of key council figures, including Max Woodford (Director of Place), Helen Gregory (Principal Planning Officer), and Steve Tremlett (Interim Planning Policy Manager), chaired by Ed Allison-Wright of Haydon Consulting, discussed these challenges in detail.

Lessons from the past: the 2011 local plan

To put the new local plan into context, the discussion began with a look back at the previous City Plan, drafted in 2011. It’s fair to say the world - and Brighton - has changed significantly since then. Instagram was still a baby, Zoom didn’t exist, and Brighton & Hove Albion were a League One club, not a Premier League mainstay. More importantly, the housing landscape was different, with build-to-rent in its infancy and major regeneration projects like Preston Barracks and Circus Street only at the early stages.

The City Plan aimed to deliver 13,200 homes over its lifespan, yet the reality has fallen short, averaging just 562 homes per year. In 2011, only 300 homes were built, a statistic that drew gasps from the audience. However, the last few years have seen a surge, with more than 1,000 homes delivered in two of the last three years as larger strategic site allocations have come forward. 

The challenge of housing supply

Brighton & Hove remains an incredibly desirable but increasingly unaffordable place to live. Families are moving out due to high housing costs, leading to school closures and demographic shifts. The council aims for 30% of new housing to be affordable, a target they claim to be close to achieving. However, the definition of ‘affordable’ remains contentious.

The constraints on available land mean that most new developments are focused on brownfield sites, with over 90% of recent housing delivery occurring in such areas. The challenge is intensifying due to rising construction costs and a skills shortage (exacerbated by Brexit) and slow decision making on planning applications.

The 2041 vision: what have the public said?

The first phase of public consultation ran from November 2023 to January 2025, generating over 700 responses, including a dedicated young people’s survey.

Several key themes emerged:

• Housing need and density: The council acknowledges it will never meet the demand for housing (2,500 homes per year). The new plan will continue prioritising brownfield sites while exploring options for higher-density housing, including adding floors above shops and considering tall buildings.
• Affordable housing and second homes: There was strong support for prioritising social and affordable rental homes, with significant concern about the impact of second homes and short-term lets. Nearly 80% of respondents in the consultation supported stronger regulations on second homes.
• Economic growth and employment space: The city has seen an increase in high-grade office space, with projects like Edward Street Quarter demonstrating demand. However, protecting light industrial and creative workspace remains a challenge.
• Net zero and sustainability: Brighton’s ambitious net-zero goal by 2030 is not easily aligned with planning policy. While the council has made strides in pushing sustainability measures, major progress relies on tightening national building regulations rather than local planning alone.
• Culture and tourism: The city’s unique cultural offer needs protection, with concerns over the loss of live music venues with suggestions for diversifying the evening economy to avoid an overreliance on alcohol-based hospitality . There was also strong support for regulating short-term lets and ensuring hotel space is safeguarded.

What’s next for the 2041 plan?

A further consultation phase is planned for July-September 2026, with the final plan expected to be submitted for government examination in 2027, aiming for adoption in late 2028.

For those working in construction and property, now is the time to engage. As Ed Allison-Wright emphasised, “It’s easy to assume there’s no need to get involved, but if you don’t speak up now, you may find yourself frustrated by policy decisions in 13 years’ time.”

The role of devolution

One of the most pressing unknowns is how devolution will impact Brighton & Hove’s planning landscape. The proposed abolition of district councils and creation of a strategic authority with an elected mayor could change how decisions are made and how Brighton’s housing needs are met in relation to neighbouring authorities.

The council has a duty to cooperate with nearby areas to address housing shortfalls, but with Sussex-wide governance changes looming, collaboration remains complex. Additionally, planning authorities must grapple with the evolving viability of development, especially as the introduction of stricter environmental requirements could make Brighton less attractive to developers.

Final thoughts

The City Plan 2041 presents both challenges and opportunities. As Brighton & Hove grapples with affordability, sustainability and economic growth, the construction sector must be proactive in shaping the future. Whether it’s influencing housing policy, advocating for infrastructure investment, or ensuring workspace provision keeps pace with demand, now is the time to contribute.

For me, as someone working extensively in the built environment sector through Midnight’s clients, events like Construction Voice provide valuable insights and a platform to connect with key players shaping the city’s future. The City Plan 2041 may feel distant, but its impact will be felt long before then. The question is: how will we help shape it?

With thanks to Flo Powell for a brilliant writeup of the panel discussion. Find out more about Midnight on their website here.

Thanks also to our event sponsor, HOP Consulting. And to our event partners: Graves Jenkins, MGAC, Haydon Consulting, Lewis & Co Planning, Hampson Architects and Base One. 

Explore previous Construction Voice events on the Chamber website below - and head to the Chamber event calendar to see what's planned next. 

If you want to contribute to the Chamber blog, contact us on hannah@brightonchamber.co.uk