Housing report 2026
Image: the Green at Brabazon - courtesy YTL Developments
Future Cities Forum held its 'Housing 2026' forum discussion last week to look at the latest UK government announcements on
Contributors to the debate included John Wilkinson, Director of Housing & Regeneration at the West of England Combined Authority, Samantha ('Sam') Campbell, Director of Housing and Building Control at Liverpool City Council, James Stevens, Cities Director at the Home Builders Federation, Claire Smith, Partner and Southwest Market lead at Buro Happold and Mark Graham, Director at LDA Design and Manchester Studio lead.
John started the conversation by describing the importance of tackling the region's lack of housing while explaining how important current developments in Bristol are for finding a solution and for the future economy:
'We're really excited about Brabazon and the wider West Innovation Arc. The Brabazon development site is sited on an old airfield that was bought some years ago by YTL, who are a Malaysian investor and developer. They are a Malaysian family-owned business involved in a lot of work around the world, but particularly in Malaysia, and they already had a footprint in the west of England through some of the work they've done in the sort of hotels kind of side of things, but also they're the owners of Wessex Water, so their family already had a sort of footprint in the west of England, had come to love it and they took a bit of a punt,
'I think it's fair to say, on buying the old airfield and having been brought that forward now with South Gloucestershire Council, now has planning permission for around six and a half thousand homes. They are building the new arena for the region on their site as well. So that's a nearly 20,000 seat arena, which I think makes it the third largest in the country in one of the old hangers, the Brabazon hangars, hence the name of the site that was already on the site.
'So they are the sort of anchor and I suppose we're particularly fortunate to have YTL. This is a huge site in a single ownership with a family who are determined to drive forward really high quality placemaking. They've been going at it for a few years now and if you go and visit the site, you can see, I think there's around a thousand people now living at Brabazon.
'The arena itself is up and out of the ground. A new railway station is being opened at Brabazon in the next month, and that will directly connect Brabazon into Bristol Temple Quarter, which is about a 10 minute train ride. So this is very much the kind of start of the ambitions that we've got. But what we want to do is go further than just the Brabazon sort of aspect of that part of south Gloucestershire, and it does just tip into Bristol. I think the arena is actually technically in Bristol, but most of the site is in South Gloucester Council's area. So we've developed with our partners with South Gloucester and Bristol, the kind of concept of the wider West Innovation Arc, which is making sure that we can link up that really significant opportunity that YTL have brought into the world-class advanced engineering kind of cluster that we've got around there, particularly around the aerospace industry.
'The site itself is surrounded by some of the kind of primary global companies in the aerospace industry, Rolls-Royce amongst others. And so our concept for the West Innovation Arc is a sort of much wider piece of placemaking, both the kind of the new developments that are going to come forward or are coming forward at Brabazon, linked into a wider regeneration of the surrounding area down to the science park and some of the existing estates. And we think it's capable of delivering something in the region of sort of 30,000 to 40,000 homes over the next couple of decades. and' so it's a massive opportunity for us.
'We are just in the process of recruiting the Chair for our mayoral development zone, so in fact as I speak to you now the interviews are ongoing and so we'll have a chair in place shortly and it will be their job to sort of start to operate in a sort of shadow form over the coming kind of months as we as we move forwards. I think in the longer run - to be confirmed - I think the direction of travel is is ultimately to set up a mayoral development corporation, but we want to kind of take steps towards that. So that's the West Innovation Arc.
Bristol Temple Quarter centred around Bristol Temple Meads is the other kind of key regeneration programme' that we've got up and running. We established an LLP, Limited Liability Partnership with Homes England and Bristol City Council. We have successfully procured that through MUSE as our preferred delivery partner and are currently in the process of finalizing the commercial details on that, ahead of them submitting a outline planning application in kind of first or second quarter of 2027, with some detail on the first couple of plots in relation to that. In addition, we've been working to assemble the land for this first phase, so that we can bring that forward comprehensively.
'That is only the sort of first part of the wider ambition for Bristol Temple Quarter, to which phase two extends into St. Philip's Marsh, which will deliver another 10,000 homes. And that's the sort of next bit of the jigsaw puzzle. I think the key thing for us is obviously these two sites collectively could deliver up to 50,000 homes in a region that has a really significant housing crisis. We are one of the most unaffordable places to privately rent in the country, including London, and we're absolutely determined to tackle that by bringing forward in particular these two sites, but obviously our wider ambitions that will be articulated in our spatial development strategy.'
Affordable housing and funding
John continued to describe plans for affordable housing, the balance of private/public investment and how devolution was helping:
'Clearly affordable housing is an absolute central plank of what we want to deliver. As a relatively new into the kind of premier league of combined authorities, we're still working through exactly what that's going to mean for us. We did manage to get our first £45m from the Brownfield Housing Fund this year. We've never had Brownfield Land Housing Fund before. What we're planning to do with that, and we'll be taking the decision hopefully to confirm this at our October committee, is we're putting that into essentially an equivalent of Manchester's Good Growth Fund. So we will be aligning the brownfield land fund with some of our own borrowing. We're having detailed conversations with our pension fund and also with the National Housing Bank.
'And our ambition is to create a kind of fund in the order of half a billion pounds that will enable us to then intervene in the pipeline of sites that we've developed with Homes England through our strategic place partnership to unlock those sites where they're stalled. And we know, because we've done a lot of the detail, There are about, I think it's 39 sites across the West of England where generally they've got planning permission, but actually getting from the point of getting planning to actually a spade in the ground. is where we want to be
The viability gaps have appeared, not least because of the challenges around affordable housing. So we want our Good Growth Fund to be able to intervene in that kind of financial stack to enable really good quality developments to come forward. So the Future Places Fund will be one of our kind of major kind of policy levers that we can pull.
'Obviously, along with other newly established combined authorities, we're talking closely with Homes England about kind of the next phase of rewiring the state and what that will look like. The social and affordable housing programme is not devolved to us yet. So we're obviously working closely with Homes England on what that might look like, at least in the interim, so we make sure that it's delivering against mayoral priorities that are set out in our growth strategy and aligned to our growth zones..'
Image: Sloane Robinson building at TQEC - courtesy Bristol Temple Quarter LLP
Bristol Temple Quarter
Buro Happold has been closed involved in the engineering challenges of the Bristol Temple Quarter development and hghlighted the importance of how Bristol as a city is evolving:
So we've just completed the Sloan Robinson building for Bristol University, which is kind of the first catalyst site on the regeneration to the east of the rail line in Bristol. I think a lot of the challenges we had on that site are similar on the next sites to come online. I think the city is doing a fantastic job in terms of putting in place enabling works packages to bring these sites forward. So following on from the university site that's just opened, the next site to go, hopefully, is the Temple Island site. The infrastructure is there, with a bridge that connects the island and the decontamination work has been carried out, the district heat network is going in. So there area really big steps forward being made by the local authority to enable this site.
'It feels like there's a momentum now. It feels as if the investment is starting to flow and you know MUSE are now on board for the next phase of the Temple Quarter Master Plan which is a huge positive. There's a whole series of activities that are dropping into place that hopefully will give the city and investors the confidence to push forward, and with that, bring the housing that's desperately needed. The Temple Island site is half accommodation, then half offices and a conference centre and hotel. So it's a really great mixed-use development right in the heart of the city next to the station.
'Now, I think what's good in Bristol at the moment, though, is that there is a push to go taller and actually really getting higher densities in around the station is great because not only do you get more accommodation, but you also free up the ground plane do all the great work that LDA do with placemaking as well as building the buildings. I think the spaces between the buildings are actually more significant for the general public than the buildings themselves. I think Temple Quarter, the University building is a really good example of that because you've got the station entrance, you've got the riverside walkway, all the public realm there is a huge step change. The building itself is great and that's an asset for the University but it's the broader master plan that has really brought a lot to the city.'
Place
On the UK government's new directive on housing around stations, Mark Graham, Director, LDA Design and the Manchester Studio leader, commented on how the importance of building new homes around high-quality place-making as well as using existing transport infrastructure:
'Certainly. I think the need for homes is absolutely critical, and I think it shouldn't be one or the other. I think that the development of and the emphasis of growth around stations is really critical and I think that's where you can create the sustainable places we're talking about.
'One of the big challenges for our Bristol studio - and we're working on Temple Island and things like that as well - is there are not enough homes in Bristol and affordability is a huge challenge. So place is always driven by people and if we can't deliver homes within places that people want to live, within the environment and the personality that Bristol has as a city, then elements of day-to-day life of quality of place and things like that, then there's a failing. So I don't think that there's a one or the other (choice), I think new homes are needed, new homes should be delivered within a really good package of works that deliver place, both in terms of landscape but also the type of uses that are there'
LDA Design works across cities and town centres across the UK and Mark was keen to stress the importance of joining up housing, transport and high streets with proper place-making:
'We're working on a number of high street schemes across cities that are now very embedded with combined authorities So obviously Deansgate in Manchester, is a really critical piece of work that looks at how to reinvest in what is an amazing historic street, bring enhanced public realm, but also reduce the impact of vehicles, and maintain the flow of movement through the city. So it's a very complex kind of battlefield in many ways of trying to manage movement and delivery of uses and place and homes. There's a number of residential developments along Deansgate and how we manage that the movement versus kind of delivering public realm is a really critical question.
'The other part of that is town centres and I think that's really where the importance of high streets in terms of peoples' perception of vibrancy and of place is really critical. So we're working in Middleson at the moment with the combined authority with an MDC which has been established which you know gathered a lot of interest but fundamentally the town is looking for an enhanced high street and that's around the quality of the public realm, but primarily it's around vacancy, it's around drawing sustainable independent local businesses into the high streets so people have that sense of pride.
'I think again as I go back to my point it's really all intrinsically linked to delivering homes within central locations of a high quality that then have access to really high quality streets and the public realm. And that's the same for Bristol, Newcastle, Manchester, Liverpool, etc.'
Attracting investment and the branding of tall towers
Liverpool City Council's Director of Planning, Samantha Campbell, joined the conversation to discuss the importance of place, investment and density, for the city which is going through major re-development. Liverpool has been using its historic dockyards as a setting for clusters of tall towers to provide homes as well as thinking about investment in three bedroom houses in and around the city. She said:
'I've just left a meeting actually where a discussion with some developers that want to bring forward a cluster of three tall buildings on the southern end of our waterfront. We adopted a tall buildings SPD some years ago now that supplemented the then local plan that we adopted in 2023. We are the city of tall building technology, of course, with the first technology in Oriel Chambers, so our heritage is tangible for tall buildings, but obviously we have that balance, particularly along the waterfront of the setting of the Pier Head and the setting of the two cathedrals across the ridge at the top of the city.
'So we have the Metropolitan Cathedral, which is the Catholic Cathedral, as you look at the waterfront on the left-hand side, and we have the Anglican Cathedral, completed in the 1970s on the right-hand side, and they talk to each other. We have a flat plateau between the two cathedrals. So protecting the setting and the views of those cathedrals is important. The tall buildings SPD that we brought forward number of years ago, sets out to protect the setting but also supports some of the tall buildings in the periphery of the bowl of around Liverpool. So we have two predominant clusters of tall buildings. We have one on the northern end of the waterfront where we're working with partners at the moment to bring forward, you may have heard in the press, the King's development where there's a series of tall buildings being brought forward there.
'That's supplementing the current tall buildings that we have at that part, both within Liverpool Waters and also the previous ones that we had bringing through Beetham Developments. And then we have a southern, a secondary cluster, which is not as high. So the first cluster, we support up to 50 storeys. Justification over and above that, obviously, we will take that forward in planning balance. And then we have the southern cluster that's at the bottom of the strand on the other, on the southern end, which is, as I say, the secondary cluster, which would support buildings anywhere between circa 25-30 storeys. That is closer to the Anglican Cathedral, so the sensitivities of setting in and around the cathedral is really important. We are supportive of tall buildings in Liverpool, of the right quality and place.
'Most of them, as coming forward today, we've got real viability challenges within Liverpool. So affordability on some of those taller elements that are coming can be more difficult to secure through the viability ask. We see more of one or two bed coming forward. Recent evidence for the new emerging local plan is local plan is suggesting that we need more three and four bed within the city centre. We also get some challenge in terms of securing those larger units in viability terms. But as a consequence, it could become to make it more accessible and they're you know by virtue more affordable for, but in terms of true affordability and that city centre living, it's difficult at the moment because of the viability challenges, we have a policy that seeks to secure 20 per cent affordable in the round across the city. We're meeting that, but its being met through grant-funded schemes through RPs across the piece.
Using heritage
Sam was asked how Liverpool is using its heritage to preserve and develop the city:
'It's really important for us, it's part of our DNA, and obviously heritage-led regeneration is really part of our work that we do here, So within Tens Street - a historic area of the city - the largest brick built building of 29 million bricks sits within it and that's the bonded tobacco warehouse, so it's the largest in Europe. We've been really pragmatic there because of its nature, it's not usable in today's standards, but because it's got low to floor ceiling heights, we've adapted and worked with the applicant some years ago and the developer. We have coupled the stories, so you get really high and we've hollowed out the centre because the floor plates are so wide, since it's huge. So we have a real pragmatic, can-do approach to our heritage whilst conserving and re-using those pieces that we need to because it is gritty around Tens Streets. The area is really characterful and it is really important how we nurture that embryonic creative culture without wiping it out through new residential development.'
Sam commented on whether the traditional back-to-back houses in Liverpool were providing inspiration for the design of new homes:
'Again, we're using innovation. So historically we have policy standards that allow 23 metres back-to-back separation, which is that traditional suburban American layout for new residential development. We are now looking to see how we can densify in and around family living around the city centre. So we have adopted a master plan SPD in the Pumpfields area, which is immediately north to the city centre. We are working with Levitt Bernstein, great architects that are bringing forward innovative ways to bring density but protect amenity as well.
' So we're getting much higher yield from our hectarage in terms of the number of units that we can bring forward there. It's a 35 hectare site and we've got seven and a half thousand units potentially coming forward in the master plan led SPD delivery. So yes we're looking differently about that interfacing and that make up and that density of housing, particularly on that tight urban ring around the city centre. But in making it, it has to come with the open space as well, I would say. If we're going to be living intensively like that, it needs that breathing space, that lung. So the SPD creates a new park, Kingsway Park, which connects the northern communities down to the waterfront.
'Liverpool is a beautiful city, and I think we're on a very much more positive trajectory, where we're very much optimistic about the development opportunities around Liverpool. We still have significant capacity for growth within the city's boundaries - we had over a million, you know, in our heyday, a million residents. We dipped down to below half a million, we're above half a million now, but we've got potential to grow but that growth needs to be sustainable and it needs to be for the benefit of our residents whilst attracting those future residents and that's just as I say that sustainable growth so it's not just about housing growth it's also about employment skills, economic growth, making sure that we've got those quality of jobs to attract those people to that quality. It's cyclical isn't it? We know that anyone that works in regeneration and urban development understands that it's not just one part of the puzzle, but we're positive.
Sam commented on the work with LDA Design to re-invigorate the area from the Central Station around the Walker Art Gallery to the docks as an important place-making scheme:
'We're working hand in glove with the Combined Authority on the proposal around Central Station. So they're concentrating on underground in terms of the capacity and the connectivity across with Manchester Rail and International Rail and what have you. But we've taken an absolute place-based business case to that approach There has been a switch I think centrally in terms of that infrastructure and how that can be supported by growth and particularly through housing growth. So we've switched our policy context in around the station to allow that flexibility to have a more 24 hour, seven day a week city. So it's having that balance and that sustainable mix to create a vibrant offer for land development and the piece of work that LDA Design and colleagues at Hawkins Brown are bringing forward is looking at that development opportunity to support the infrastructure across out as a pivotal gateway station, as a central station is, to allow access to the wider, not only city region, but nationally.'
Spatial plans and viability challenges
James Stevens, Cities Director from the Home Builders Federation, gave an over view of how spatial plan strategies are working in the UK:
'I'm absolutely steeped in the Draft London plan at the moment, which is probably the first of the spatial development strategy that is produced under the Government's new planning regime. And I think it's really instructive to have a look at that and some of the viability challenges that I think are affecting directly house building in London at the moment, and large parts of the wider southeast and going into the southwest at the moment.
Currently, the house building market is generally, holding up in the north of England, the Midlands in the north of England, it's a bit better there, it's not wonderful. But down in London, the wider South East, it is actually hammered. And that is a reflection of some wider macroeconomic issues that are affecting the market. It's not down to necessarily planning policies, affordable housing requirements as such. What's interesting in London at the moment is that house builders are not necessarily calling for affordable housing targets to be reined in, in order to support viability, because actually that doesn't really help. It doesn't have a decisive effect. And if anything, they're going to be more dependent upon working in partnership and registered providers to sustain housing output in London, drawing upon the social and affordable housing grant programme that John Wilkinson referred to. And let's hope that this problem doesn't spread too much to the west of England, and Liverpool City region, to the extent that we're seeing it down in London.
'There is a major problem of viability. HBF did report earlier this year, which said that the average cost of building a home in the last two years has increased by 77,000. If you're building densely, you're focusing mainly on apartment dwellings, then that price, that cost tends to go up to about £98,000 per dwelling. So I would caution against perhaps putting too much hopes into building very dense schemes and apartments.
'The problem we have at the moment is the market for apartments in London, the wider South East has really collapsed. There are no takers for that at the moment. What do you do, though, you kind of want to build more densely to reduce the land take in order to get those agglomeration benefits of building in cities, making sure that people are close to places of work. But there is a danger that you're building a product that people don't generally want over the next five years. And there are distinct problems associated with flats. Banks are less inclined to lend against them because of the problems with service charges and your ability to sell on.
'So it's a really sticky situation. I think we do need to make sure that we still have a diversified development portfolio to ensure that we're still building homes. Really interested in what John Wilkinson has said, his experiences at Brabazon. We have a situation in London where the Mayor of London seems to be deliberately trying to apply much stricter criteria to the release of greenbelt land to minimise how much greenbelt land is released.
'The current London plan misses its housing targets by quite a long way, partly because the Mayor is applying much stricter criteria to to what constitutes a sustainably connected train station. He thinks that you need to have something like seven or eight train journeys an hour, rather than the government saying two and I'm interested in what John's experiences of the new train station near Brabham. And I hope whatever you do that you don't follow the mayor, the mayor's lead in applying a much greater criteria,
'I will be looking at West of England spatial strategy, as well as the Liverpool City Region one, when they can be published, they're two of my priorities. What does affordable housing mean? Does it embrace something like discounted market sale, which is a category of affordable housing that is allowed by national policy, but is something that doesn't tend to be supported so much by local authorities, strategic authorities when they make their plans. Interestingly, it isn't something that's necessarily supported by house builders themselves, they would much rather work much better, more closely with registered providers to provide more traditional forms of social rent. Because, you know, they need that cash flow certainty that comes from a close relationship with registered provider. However, we have many members, particularly smaller house builders, who would actually like the flexibility and the option to provide something like low cost market housing, discounted market sale housing, as a way of discharging their section 106 affordable housing obligations, for which there is demand. But of course, you've got a problem, as I said before, with local authorities actually refusing to recognise that.
'How can we solve the crisis of affordability? I haven't got an easy answer for you on that. Lots of people, including Kate Barker, have studied that endlessly. There isn't a quick solution to that, aside from ensuring that we build in line with household formation has to be the most important factor in that. I think it's a long term issue, as Kate Barker said that you need to you need to have sustained activity to gradually bring down the cost of housing.'
Mark Graham commented:
'I think ultimately, I think, well, I guess the conversation we're having there is around build costs and the viability of delivery. And I think that, you know, that is fundamentally a technical exercise of, you know, cost versus delivery. And that, you know, ultimately the end cost will be enhanced by the quality of the architecture, the quality of the landscape and the place that's delivered. But viability is very much triggered by land assembly, like the key planning controls. And I think one of the issues is probably around, particularly in large scale urban regeneration, which we're involved in, is around enabling works and unlocking sites.
'The role that the mayoral devolution can have I think in terms of unlocking that to then get that base level of placemaking in there that then the challenges we've just been talking about can be then be unlocked is probably the critical matter. I think ultimately, you know, if we're delivering poor quality homes and inaccessible locations that have poor amenity, that will inevitably create issues around quality of life and quality of place.
'But ultimately, the housing supply is so limited, people will still live there, and you know, they will be occupied. So I think it is, again, it's a real balance. But I think, of course, you know, people want to live in really high quality places, and they'll pay a premium in some cases. But where we are with your first question around cost of living, and, you know, young people getting access to the housing ladder, it's not necessarily the first first tick in the box at the moment. I think that's where the as I say, the enabling pieces is really critical in that public sector initiative to drive that quality of place.
John Wilkinson stated:'
It is a massive conundrum for us all at the moment, how we tackle this kind of housing crisis. There aren't any easy answers. And I think if there were, we probably would have come up with them by now. I mean, as I say, when I spoke earlier, see we're kind of newly into the established combined authority kind of league as it were and I think you know that's exactly the sort of thing that we're looking for is is to enable us to have much more many more kind of levers fiscal levers and policy levers to enable us to intervene in our kind of priority sites that we feel we know better than kind of you know central government does.
'So that's why we've been working so hard on what is actually the pipeline and what are the issues that are facing those schemes that are currently stalled so that we can intervene in the right way and that might be up front through enabling infrastructure that might be further down the line where you know they just can't get the final piece of funding for the for the stack to work for them and actually could we put in some patient capital that would enable a site to come forward.
'That's really the basis of our kind of future places fund that I mentioned earlier. So very conscious of that. The other thing I was going to mention was one of the other things that we're involved with, which won't solve all of these problems, but it's just another approach that we're taking is that we're the lead delivery partner for MHCLG on their small sites aggregator. So this is an approach, we're working with Bristol, Sheffield and Lewisham councils at the moment, with some funding from MHCLG to test whether it's possible for us to aggregate a number of the small sites that are in local authority ownership using a kind of, at the moment, focusing on kind of LDO process really try and get the planning process to work as quickly and smoothly as possible on these small sites to bring in private finance to bring those sites forward so it's off balance sheet from the government perspective and to work with the supply chain to gear them up to deliver rapidly through a kind of offsite manufacturing against a sort of specific set of criteria that would sort of fit on these small sites.
'So we think, you know, at the moment, we've got about a thousand homes in our pipeline, just from the three local authorities. We think we could scale this up really significantly into the billions of pounds of investment we can make it work. So it's just another way of trying to look at kind of small brownfield sites that currently are unviable on their own, but if you start to bring them together at scale we've got an opportunity to do something a bit differently. And then the kind of the critical bit of that jigsaw puzzle is that you focus it on the people in temporary accommodation.
'You're also trying to grapple with the crisis that local authorities are facing in terms of the amount of money they're putting into expensive and often poor quality temporary accommodation for people. So if you can bring these sites forward and you can focus them on that particular need then you're also saving significant amounts of money from local authorities. So we're kind of trialling that at the moment with MHCLG and we'll have some lessons to learn from that in the coming months'
Mayoral Community Infrastructure Levy
James Stevens asked the contributors about the enthusiasm for the Mayoral community Infrastructure Levy? He said:
'We've had it in London, and I think it's been, everybody agrees it's been a big success in funding Crossrail, now the Elizabeth line, a major piece of transport infrastructure. Is there enthusiasm for it in Liverpool City region and the west of England? The government's consultation says that you should be able to, that mayors should have discretion to decide what infrastructure items it should be spent on. It needn't be necessarily confined to transport infrastructure.
'I would suggest that probably it would be a good idea for you to prioritise it on transport infrastructure in order to fuel the growth of your city regions, and to enable people to improve connectivity and get around. But I've been interested in people's views, I've got to produce a response to that consultation. I'm in an open minded mode at the moment. Just beware in London, you know, only 23% of residential development is going to be viable over the next five years. So you've got a dwindling part. And that's the Mayor of London's own figures. So there's a dwindling development part available to continue to fund critical infrastructure over the next five years.'
John Wilkinson commented:
'I think we're in a slightly different place, perhaps, than some other regions in the sense that our economy is, you know, I think we are, I think the data backs up that we are the fastest growing kind of regional economy at the moment. and so our approach in a sense on big infrastructure particularly on things like mass transit which is a big priority of our mayor is to recognize the fact that we know that there is economic value to be gained ultimately when we put mass transit in place we know that there will be greater business rates that will be generated we know that there's going to be kind of higher land values where the mass transit goes, you know, we know that that's going to be the case.
'It's more about how do we capture those, that kind of financial benefit and uplift now, and so that we can invest now and kind of almost pay back through the cap, the value that's going to be captured from those schemes in the future. So I think that's, that's kind of more the area that we're looking at the moment than necessarily putting more kind of taxes on what's already a really constrained and challenged market. But they're all live conversations for us. And I think, you know, the wider point for us is making sure that our mayor has a much broader range of fiscal levers than we've had previously, that will enable us to look at these things in a way that we haven't been able to, because every time we want to sneeze, we have to do a business case to Treasury. So that's probably where we are at the moment.'
Future Cities Forum would like to thank all the contributors to this timely and important discussion and look forward to welcoming the West of England Combined Authority and Buro Happold to continue the debate at our October 'Innovation Cities' forum in Bristol.
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