, < Regeneration, < New Start editorial index page Discuss or Comment on this article - Join in the discussion and add your comment to this article's discussion page - your comments may be considered for publication in New Start Another day, another investigation into some aspect of the regeneration game. This time it’s the turn of the Commission for Racial Equality to look at physical regeneration at its best and at its worst. Inevitably those engaged in redevelopment have learnt to use regeneration language as currency. The problem is they don’t deliver.