On 28 January 2026, the UK Government published a new policy statement, Policy statement: a roadmap for Section 106 delivery in England, setting out a strategic framework to improve the delivery of affordable homes through Section 106 (s106) agreements. The roadmap seeks to respond to persistent challenges in negotiating, implementing, and completing s106 agreements and with the aim of creating a more efficient and resilient system for securing affordable housing through the planning process.
s106 agreements have long been a cornerstone of planning-led delivery of affordable housing, accounting for a substantial proportion of affordable housing completions and contributing significantly to overall housing supply. However, the system has been criticised for complexity, inconsistency in pricing, long negotiation times and a declining appetite among Registered Providers (RPs) to acquire affordable housing units. This has resulted in thousands of already constructed or consented affordable homes remaining uncontracted and unsold, slowing site delivery, and disrupting wider housing supply.
The new roadmap reflects the Government’s manifesto commitment to deliver “the biggest increase in social and affordable housebuilding in a generation” and its view that the s106 system must work effectively if that objective is to be realised. Four key themes emerge, each with practical implications for local planning authorities (LPAs), developers and RPs.
Unlocking uncontracted Section 106 homes from stalled schemes
The most immediate and interventionist aspect of the roadmap concerns uncontracted s106 affordable housing units on sites that are built, or nearing completion, but remain stalled due to the absence of an RP purchaser.
The Government expects LPAs to be prepared to negotiate variations to existing s106 agreements in these circumstances, but crucially only where specific conditions are met. Developers must first demonstrate that they have taken all reasonable steps to secure an RP buyer. A central requirement is that any uncontracted s106 homes must be uploaded to the Homes England Clearing Service by 1st June 2026 and remain available for a minimum period of 6 weeks. Only units due for completion on or before 1stDecember 2027 will be eligible for this temporary route.
In assessing whether RP bids are “reasonable”, LPAs are encouraged to take a pragmatic, evidence-led approach. Relevant material may include site-specific viability evidence, published commuted sum policies, prevailing grant rates, surveyor data and evidence of recent s106 transactions in the local area. Where disputes arise, the roadmap makes clear that these should be directed towards alternative dispute resolution, rather than becoming protracted points of delay.
Where a deed of variation is agreed, the Government expects clear safeguards. Variations should include provisions ensuring that if the affordable homes are not delivered by 1st December 2027, the scheme will revert to the original tenure mix secured under the initial s106 agreement. The Government also signals an expectation that any such deed of variation should be completed within 12 weeks, reinforcing the emphasis on speed and delivery.
Simplifying and standardising Section 106 Agreements
Looking beyond immediate interventions, the roadmap seeks to address longstanding concerns about the complexity and inconsistency of s106 agreements.
The Government confirms its intention to introduce a standardised s106 template, initially targeted at schemes of fewer than 50 dwellings with the stated aim is to reduce negotiation time, promote consistency across LPAs and provide greater certainty for all parties involved.
Crucially, the roadmap places renewed emphasis on early agreement of viability and heads of terms which is also reflected in the ongoing National Planning Policy Framework consultation (“NPPF Consultation”). LPAs and applicants are encouraged to resolve viability positions and agree the core affordable housing parameters shortly after submission of the planning application, rather than allowing these issues to drift into late-stage negotiations.
Greater clarity on build standards and pricing for affordable homes
A further theme is the Government’s recognition that uncertainty around design standards and pricing has undermined confidence in the s106 market.
The roadmap commits to providing greater clarity on the standard build requirements expected of affordable housing units, with the intention of aligning developer delivery more closely with RP operational and funding requirements. Alongside this, the Government signals a move towards greater standardisation and transparency in pricing, with a view to providing clearer expectations for both developers and RPs as to the values likely to be achieved for affordable homes.
While the detail remains to be worked through, this strand of the roadmap is clearly aimed at reducing mismatches between what is delivered on site and what RPs are ultimately willing or able to acquire.
Expanding funding and reviving the affordable housing market
Finally, the roadmap addresses the capacity constraints faced by RPs and local authorities, which have contributed to declining appetite for s106 acquisitions.
The Government proposes to expand and rationalise funding routes, including reforms to the use of Right to Buy receipts, enabling councils to deploy these more flexibly towards s106 acquisitions. Authorities will also be able to draw on funding through the Local Authority Housing Fund to support delivery.
In parallel, the roadmap builds on the Affordable Homes Guarantee Scheme 2020, encouraging collaborative models such as RP consortia to pool purchasing capacity. It also signals the availability of low-interest loans for private RPs of social housing, aimed at increasing market participation. Additionally, the Government has indicated (through the ongoing NPPF Consultation) an intention to expand the definition of s106 homes to include military housing, further broadening the scope of planning-led delivery.
Conclusion
In the short term the roadmap introduces a structured and time-limited mechanism for unlocking stalled units, with clear expectations around evidence, engagement and delivery which may assist some developers with stalled schemes, but they will need to move fast. Questions remain on whether or not the encouragement to the local planning authorities to engage swiftly will result in action where there is either entrenched opposition or under resourcing. In the longer term, it signals a move towards earlier agreement, greater standardisation, and improved financial capacity, all aimed at restoring confidence in planning-led affordable housing delivery.
For developers, LPAs and RPs, the message is clear. Greater flexibility may be available, but it will be accompanied by firmer expectations around engagement, evidence and timescales.
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