Regeneration for the next generation: reflections on our Making Places Work event

Our Making Places Work report — published earlier this year — sought to start a wider discussion about what makes regeneration truly effective and why some places succeed in creating sustained improvements while others feel left behind. 

That conversation continued at an event that we hosted at Sister Manchester’s Renold Building — the first part of a £1.7bn innovation district at the heart of the city centre. Our Head of Real Estate, Iain Gamble, led proceedings with nearly 100 leaders from across the regeneration ecosystem.

As a younger lawyer in this team, Matthew Harrison often finds himself looking at these projects through a specific lens. While the senior stakeholders — local authorities, developers and senior partners — are at the heart of this right now, the ultimate impact of these multi-decade schemes will be experienced by his generation and the next. 

That’s why the most important aspect of regeneration is that it’s not only about the physical structures we see going up today. It’s a long-term commitment to improving the lives of those who will inhabit these spaces in the decades to come.

Here, Matthew reflects on the conversations and insights that emerged at the event.

The ‘human jigsaw’: opportunities for communities, not just in them

This point was brought into sharp focus during our panel discussion on how we link physical change to meaningful opportunity. Nicola Gleave, an independent regeneration consultant, highlighted a hard truth: in many communities that have faced years of decline and deprivation, there’s often a deep-seated apprehension or a feeling among residents that the new opportunities being created are simply not for them.

She illustrated this "human jigsaw" with a personal story of a talented intern who felt forced to decline a paid role because earning an income would’ve triggered a loss of her household's welfare support. We have a responsibility to get this coordination right, ensuring that the physical transformation of a place actually results in a viable, accessible path to employment for the people living right on the project's doorstep.

Karen Hirst, Project Director at Old Trafford Regeneration Mayoral Development Corporation, added a reminder that for regeneration to truly work, we must ensure that jobs are created for communities, not just in them: “You're not doing this to people. You do it with them. You've got to bring the communities with you if you really want it to be a success.”

Putting health first

Another insight that resonated was the idea that regeneration must be purposely designed for wellbeing from day one. The data in our report shows a worrying decline in healthy life expectancy across the North, which suggests that economic growth alone doesn’t guarantee better health outcomes.

During the panel, Alex Andani from The Regenda Group spoke about a shift toward inclusive design that goes beyond thermal efficiency to create homes that actually grow with people — using moveable partitions to adapt as a family’s needs change over time. She also highlighted how thoughtful street design can foster street vigilance, making residents feel naturally safer in their own neighbourhoods.

This was echoed by Karen Hirst, who challenged us to think beyond the red line of a specific project boundary. It’s about genuine connectivity, such as designing green walking routes that are attractive enough to convince a fan heading to a match to choose to walk rather than take the car or the tram. 

The consensus was that it’s our responsibility is to build resilient communities that are healthier, safer and better connected than we found them.

Culture as a catalyst for growth

The fireside chat with cultural commentator Andy Spinoza offered a different perspective on how cities like Manchester have utilised unique assets to drive success. He spoke about "Manchesterism" — a growth phenomenon where the interaction between culture, politics and property development has produced economic growth that’s now outstripping London.

Coming from Liverpool, I see similar cultural drivers at play. Both cities have an incredible heritage in music, sport and the arts that defines their character. These aren’t just nice-to-haves but fundamental assets that can catalyse investment. Projects like Peel’s Liverpool Waters — which connect the city’s Commercial Business District and its iconic world heritage waterfront — nod to the important institutions that make the city what it is. 

However, as Andy cautioned, we must ensure that this growth is authentic. Successful place-making has to tap into what’s "inherently valuable" to a community’s own heritage rather than applying an artificial branding veneer.

Stewarding the future

In closing, our Head of Development, Roy Barry, called on us all to aim to be "great ancestors" for those who come after us. In the legal world, it’s easy to get bogged down in the day-to-day minutiae of a contract or a lease but this event reminded me that we’re playing a small part in a multi-decade story of stewardship.

Successful regeneration requires a joined-up approach from developers, local authorities, lawyers and the people living in these neighbourhoods. Younger people, in particular, need to be at the heart of this process as active stakeholders. We’re the ones who’ll experience these cities in twenty years and we have a unique perspective on what makes a place truly liveable.

Find out more

Download our Making Places Work report to get the full picture.

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As a purpose-led, independent law firm and certified B Corp, we believe that urban renewal is a powerful force for good. From revitalising town centres to constructing strategic infrastructure and housing, our award-winning solicitors play a central role in projects that breathe new life into communities across the UK.

Recognised by The Legal 500 for our involvement in "some of the biggest and most complicated development deals in recent times", our full-service regeneration team has over 120 experts in real estate development, planning, public procurement, housing and construction law. We provide the legal and commercial insights needed to break down barriers, accelerate progress and make places work.

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