Darren Zitren, Partner and Head of Infrastructure at Cluttons 

In an age where digital connectivity is no longer a luxury but a necessity, the UK finds itself at a crossroads. Despite being the 6th largest economy, we rank a disappointing 51st globally for mobile data speeds and 56th for download speeds of fixed-line broadband. The nation is at risk of falling behind in a global economy that increasingly relies on robust digital infrastructure. 

This steered the conversation of a recent roundtable we hosted, gathering developers, local government, landlords and mobile network providers to discuss what the industry can do to ensure the delivery of connected communities. 

The need for improved connectivity is echoed across the political spectrum with both Labour and Conservative MPs recognising that better infrastructure is essential for economic growth. Yet, there is still not a clear central government roadmap that really spells out how we get to better connectivity. This results in a significant disconnect between what constituents desire - enhanced connectivity - and the decisions made at planning level. 

Many communities express a strong need for better digital services, yet when it comes to voting on planning applications that could facilitate this, the outcome often contradicts their needs. This paradox highlights a critical challenge: how do we increase engagement and understanding of the importance of connectivity within local communities, and how to fund and empower local authorities and decision-makers to do this. 

Stakeholders are beginning to acknowledge the value of digital infrastructure, particularly in the context of the ESG criteria and extracting critical data from real estate. However, there is still a pervasive lack of awareness, for example on the difference between capacity and coverage, which then hampers effective planning and development.

The role of government in this landscape cannot be overstated. There is a pressing need for policymakers to prioritise connectivity in their infrastructure plans. This means linking connectivity to broader conversations about productivity and economic growth. Local councils require funding and resources to promote connectivity effectively, and it is essential that these discussions include urban areas, which have often been overshadowed by rural connectivity concerns.

While significant strides have been made for broadband and Wi-Fi, mobile data coverage remains underrepresented in discussions with local authorities. This lack of data and evidence makes it difficult to demonstrate to policymakers and local councils why connectivity is crucial for their constituents. If we can effectively communicate that improved connectivity can solve pressing local issues, we may incentivise more proactive planning and investment.

To add to this, the expectations of consumers are evolving. The roundtable revealed anecdotes of businesses losing opportunities due to inadequate connectivity. One small business owner, for instance, lost a bid because the meeting room lacked sufficient digital infrastructure preventing them from showcasing their carefully prepared presentation. Such stories underscore a growing sentiment: “just okay” connectivity is no longer acceptable. As we transition into a more digital-centric economy, the demand for high-quality connectivity will only increase.

Interestingly, there is a shift occurring among commercial and residential developers. In recent years, many have begun to approach telecom providers with a collaborative mindset rather than an adversarial one. This is a positive development, but the pace of change remains slow. The integration of connectivity solutions into the architectural design of new buildings is crucial. Investors, landlords and developers who design buildings that facilitate connectivity from the outset can avoid costly retrofitting later.

However challenges remain, particularly with older buildings that house a diverse mix of tenants. Retrofitting these structures to meet modern connectivity standards is often complicated by existing occupancy and regulatory constraints. As landlords navigate these challenges, it is vital that they engage with tenants and stakeholders to understand their connectivity needs.

Education is critical component of this equation. There is a significant knowledge gap among local authorities and decision-makers regarding the importance of connectivity. More needs to be done to educate these stakeholders about the implications of poor connectivity and the benefits of investing in digital infrastructure so that they, in turn, can spread the word in local communities.

In our report, Digital capability, capacity and the infrastructure to support it, Cluttons highlights that local authorities need to employ a Digital Champion. This individual or group would serve as a strategic leader unifying various departments, in particular planning - which also lacks resources and is often where conversations stall - but also including infrastructure, housing, and coordinating with external stakeholders including communities, operators and landowners. 

One encouraging and important takeaway from the discussion was that there is a real willingness to do better. By fostering collaboration among stakeholders, investing in education, and prioritising connectivity in planning discussions from the very early stages, we can create a more connected, prosperous future for all. 

The time for action is now.