Date published: 23 December 2025
While planning our 2025 On the Air programme, I knew we were entering one of the most important periods of sector conversations yet. Across eight episodes we explored the challenges and opportunities shaping social housing: from government policy and housing supply to technology, stigma, trust, and investment.
Season 5
Episode 1 – What social housing needs from the new government.
We kicked off with a timely discussion on what the new Labour government means for our sector. There was optimism about a long-term housing strategy and commitments to social rent delivery, but also realism about the scale of the challenge. Alistair Smyth from the National Housing Federation reminded us that the housing crisis has been decades in the making and will take decades to fix.
What resonated most was the human impact. Aileen Edmunds from Longleigh spoke passionately about moving away from homes as “vehicles for profit” and seeing them as foundations for flourishing lives. That image of a warm, safe home where kids can do homework and families share meals stayed with me. It’s a simple truth: housing is much more about people than the materials they’re made from.
Our second episode tackled one of the toughest questions: how do we build more homes when costs are rising, and credit ratings are under pressure? We explored innovative funding solutions, including public-private partnerships, and the promise of Modern Methods of Construction (MMC). But as Ray Tierney from Lloyds Banking Group pointed out, adoption has been slow, and government support will be key to unlocking its potential. Planning delays also loomed large, with James Bradbury, our Group Director of Growth and Development saying the “system is broken”.
Our third episode marked Stonewater’s 10th anniversary and the perfect opportunity to reflect on growth and resilience. Stonewater Chairman Sheila Collins shared milestones like building 7,000 homes and planting 30,000 trees, but also the realities behind mergers. For smaller associations, regulatory complexity and volunteer fatigue often make joining forces the best option. Yet mergers aren’t the only answer. Andrew van Doorn from HACT championed collaboration and asked a question that stayed with me: “How do we become good ancestors for the communities of the next 50 years?”
Episode 4 – AI in Housing: The good, the bad and the future
Technology took centre stage as we explored artificial intelligence and its potential to transform housing. From predictive maintenance to chatbots, AI promises efficiency, but also raises big questions about ethics, transparency, and data security. Our Chief Information and Technology Officer, Gareth Lloyd, reminded us that “artificial intelligence without good data is just artificial stupidity,” while Jon Cocker, Chief Information Officer at Platform Housing Group, shared how AI can help predict service failures and prioritise tenant welfare. The takeaway? AI should enhance human roles, not replace them, and success depends on responsible use.
Episode 5 – Challenging Stigma in Social Housing
Toward the end of Season Five, we had a powerful conversation on stigma. Polly Neate, from Shelter, joined us to discuss campaigns like Proud to be Made in Social Housing, which celebrate tenant achievements and challenge stereotypes. We explored how stigma impacts lives and why empowering residents through involvement and opportunity is key to breaking down barriers. For me, this episode was a reminder that social housing has dignity, pride, and possibility at its core.
Episodes 6 & 7: End of season double bill
Our end-of-season double bill focused on investment. Stonewater is committing £90 million this year to keep homes warm, safe, and affordable - but what does that really mean? Former CEO Nick Harris explained how listening to customers shapes priorities, while our Director of Asset Operations, Catherine Evans, stressed that investment is about creating environments where people can thrive. From sustainability and smart tech to apprenticeships and social value, this episode showed how every pound spent can make a lasting difference.
With insights from Housing experts and the Stonewater team, we also highlighted the vital role supported housing plays not only for those of retirement age, but in providing refuge and rehabilitation for people facing significant challenges - from survivors of domestic abuse to young adults seeking independence.
Season 6
Season Six opened with a question many in the sector are discussing: can social landlords rebuild trust with customers? We talked about honesty, visibility, and listening. Because trust isn’t abstract; it’s built through actions. Stonewater COO David Ripley summed it up perfectly: “Did we deliver what we said we would do, when we said we would do it?” Jo Allen from the NHF highlighted the Together with Tenants framework, and Joseph De-Ville reminded us that tenants aren’t tick-boxes, they’re partners. Collaboration and communication were the golden threads throughout.
Episode 2 – Are New Towns the Answer?
Our latest episode tackled one of the most ambitious ideas in housing: new towns. With the government’s task force identifying 12 potential sites, we asked whether they can really help solve the housing crisis. Lord Richard Best and Maurice Lange, analyst at the Centre of Cities, explored the economic logic behind location choices, while our Director of Development Matt Crucefix highlighted the opportunities and challenges for housing associations. The message was clear: new towns aren’t a silver bullet, but they could set a new standard for design, sustainability, and long-term planning. As Maurice put it, “They’re not the whole answer - but they can be the shining light that helps everyone else do better.”
Looking Ahead
These conversations are a reminder that while the challenges are real, the opportunities are just as powerful. Collaboration, innovation, and a relentless focus on customers will define the next era of social housing. I’m excited to keep these discussions going.
The next episode of Season 6 is Who is social housing for? A discussion around allocation policies, fairness and perception of the system and how landlords can balance duty, compassion and practical constraints.
