Keynotes: Designing homes that help us thrive

The session focuses on the government’s pledge to build more homes, but with a deeper question: What kind of neighbourhoods do we need to enable Londoners not only to survive, but to thrive?

Affordable homes remain one of the biggest crises of our generation. Panellists explored how housing can better address residents’ wellbeing, sociability, sustainability, safety, and equity, asking how we can design homes and neighbourhoods that truly foster social connection and provide spaces for people to live, learn, and grow.

Speakers

• Nicola Mathers, Chief Executive, Future of London (Chair)
• Manny Hothi, Chief Executive, Trust for London
• Sharon Goddard, Managing Director for North-West London, Peabody

Nicola Mathers, Chief Executive, Future of London (Chair)

Nicola is Future of London’s Chief Executive. She leads on strategy, business development and partnerships. Nicola is passionate about the role of the built environment in improving lives and addressing inequalities.

• Affordable homes remain one of the biggest crises of our generation, intersecting with issues of sustainability, equality, safety, and opportunity
• The built environment must adopt a systems-thinking approach and long-term planning across all housing strategies, linking physical design to broader social and economic systems to effectively address the housing crisis.

“The government has pledged to build 1.5 million new homes, but we must consider: What kind of neighbourhoods do we need to enable Londoners not only to survive, but to thrive?” – Nicola Mathers 

Manny Hothi, Trust for London

Manny is Chief Executive of Trust for London, an independent foundation tackling poverty across the capital. His experience supporting local groups on housing, inclusion, and community wellbeing now informs his leadership in addressing London’s housing and poverty challenges.

• While poverty rates appeared to fall between 2021 and 2023, this was not due to improved living standards but because low-income households were priced out of London and replaced by higher earners.
• There has been a disproportionate decline in Black and low-income households and a reduction in families and children, reflected in falling primary school enrolments. This points to a London that is becoming increasingly “childless” and less economically diverse, as key workers are pushed out.
• Manny challenged the audience to envision and plan for an inclusive city that retains the diverse communities essential to its social and economic functioning.

“London has the highest poverty rate in the UK, with 26% of the population affected, and housing remains the biggest driver of poverty.” – Manny Hothi

Sharon Goddard, Peabody

Sharon Goddard grew up in London and has almost 25 years’ experience working in social housing. As Managing Director for North West London at Peabody, Sharon leads an operational team of 300 colleagues, serving residents and working alongside community groups and councils across London boroughs.

• London faces deep structural challenges: shrinking police numbers, reduced health and social services, a growing mental health crisis, rising housing costs, overcrowding and increasing frustration among residents.
• Current delivery models often prioritise quantity over quality, focusing on one- and two-bedroom homes to meet targets rather than designing for families and long-term wellbeing.
• The sector must go beyond housing targets to build true homes that reflect people’s lived realities, designing with care and with residents in mind. Layouts, visibility, and communal spaces should support how people live day to day. “This will deliver better results, better places, and better spaces and, in turn, improve the quality of people’s lives. Our future depends on the renewal of the past.”

“We have been thinking too much about building housing units, rather than homes which are sacred spaces for people to live, learn, and grow” – Sharon Goddard

Links to speaker resources  

Future of London publications 

Affordable housing: overcoming crisis through collaboration 

Resilient Cities: A fair response to climate change 

FoL_Making-the-case-for-co-production_digital.pdf 

Manny Hothi, Trust for London – Poverty and How London is Changing  – Download

London’s Poverty Profile, Trust for London 

Conference session write-ups

Keynotes

Somers Town field trip

Resident protection and wellbeing

The power of Passivhaus

Quality housing for all

Resident safety and wellbeing

Unlocking temporary accommodation supply

An equitable future: Lessons from Kidbrooke Park

Postcards from future neighbourhoods

Systems thinking to deliver future homes

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Homes for the Future programme

The conference is part of our major Knowledge programme for 2025/6. The conference ideas and insights will contribute to our overall research.

We will publish a final report in February 2026 with case studies and practical recommendations. Find out more about our Homes for the Future programme.

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