Key Points
- Southwark Council has expressed “significant concerns” over government proposals to reduce affordable housing requirements for developers from 35% to 20% for fast-tracked planning approval in London.
- Cllr Helen Dennis, Southwark’s Cabinet Member for New Homes, urged the government to “rethink” these plans, highlighting impacts on fewer affordable homes and reduced developer contributions to local communities.
- The plans were announced last year by Housing Secretary Steve Reed and Mayor of London Sadiq Khan.
- Affordable housing encompasses properties at social rent (50% of market value) and intermediate rent (between social and market levels).
- Government proposals also include halving developer payments to local authorities, which fund infrastructure such as playgrounds and GP services.
- The government argues these changes will “kickstart housebuilding” in London, where starts have stalled.
- Only 2,158 new home starts occurred in London in the six months to June last year, far below the annual target of 88,000 homes.
- In its full response to the government’s consultation (ended 22 January), Southwark Council rejected affordable housing reductions as the solution.
- The council prioritises “genuinely affordable housing, and social rent homes in particular,” alongside infrastructure investment, advocating alternative methods.
Southwark (South London News) January 26, 2026 – Southwark Council has voiced strong opposition to government plans slashing affordable housing quotas for developers, calling for a complete rethink amid fears of diminished housing for low-income residents and vital community infrastructure. Cllr Helen Dennis, the Cabinet Member for New Homes, stated the council holds “significant concerns over plans to allow developers to build fewer affordable homes in London, and to cut developer contributions to local communities,” pressing the government to “rethink.” These proposals, unveiled last year by Housing Secretary Steve Reed and London Mayor Sadiq Khan, lower the threshold for fast-tracked planning from 35% to 20% affordable units.
The measures extend to halving section 106 payments developers owe local authorities upon gaining permission, funds traditionally supporting local amenities like playgrounds and GP surgeries. Southwark’s submission to the consultation, which closed on 22 January, asserts the authority
“does not agree that affordable housing reduction is the right approach to addressing the issue of affordable housing provision.”
Instead, it emphasises
“delivering genuinely affordable housing, and social rent homes in particular, alongside much-needed investment in infrastructure, must be the priority,”
suggesting other avenues be pursued first.
What Are the Proposed Changes to Affordable Housing Rules?
Affordable housing, as defined in the plans, includes social rent properties priced at roughly 50% of market value and intermediate options bridging social and open-market rents. Last year’s announcement by Steve Reed and Sadiq Khan targeted streamlining approvals to revive construction, which the government claims has “ground to a halt” in the capital. In the six months to June last year, London recorded just 2,158 new home starts, a fraction of the 88,000 annual target set to tackle the crisis.
As reported across multiple outlets covering the council’s response, these reforms aim to incentivise developers but have sparked borough-wide backlash. The reduction from 35% to 20% applies specifically to fast-track permissions, potentially easing burdens on builders while altering community contributions. Halved payments under section 106 agreements, mandated when permissions bypass full affordable quotas, would curtail funding for essential services.
Why Does Southwark Council Oppose These Government Plans?
Cllr Helen Dennis articulated the council’s stance clearly:
“significant concerns over plans to allow developers to build fewer affordable homes in London, and to cut developer contributions to local communities.”
She urged a “rethink,” aligning with Southwark’s formal consultation reply rejecting reductions outright. The council prioritises social rent homes—pegged at half market rates—as core to meeting needs, insisting infrastructure must not suffer.
In its comprehensive response, Southwark argued against diluting standards, stating
“delivering genuinely affordable housing… must be the priority and the council believes that other methods should be explored before going down this proposed route.”
This position underscores fears that short-term building boosts could exacerbate long-term shortages for vulnerable households, a view echoed in local reporting on London’s persistent housing crunch.
Who Are the Key Figures Involved in This Dispute?
Cllr Helen Dennis leads Southwark’s critique as Cabinet Member for New Homes, directly calling on ministers to reconsider. Housing Secretary Steve Reed, alongside Mayor Sadiq Khan, spearheaded the original proposals last year to accelerate approvals. Their joint initiative seeks to address stalled progress, with Reed’s department framing it as essential for rebooting supply.
Southwark Council, as a whole, formalised its dissent post-consultation on 22 January. No individual journalist is attributed to the primary coverage in the provided dispatches, but syntheses from Southwark-focused wires highlight Dennis’s pivotal role. Khan’s office has championed broader London housing strategies, yet faces borough-level pushback here.
What Is the Current State of Housebuilding in London?
London’s construction woes form the backdrop: just 2,158 starts in the half-year to June last year, versus an 88,000 yearly goal. The government posits quota cuts and payment reductions will “kickstart housebuilding,” countering what it terms a halt. Yet Southwark contests this logic, prioritising quality over accelerated volume sans affordability safeguards.
Affordable variants—social at 50% market rent, intermediate in between—remain central. Developers’ fast-track eligibility hinges on hitting the new 20% mark, with section 106 halved for infrastructure offsets. This comes amid national pressures, though specifics tie to capital-wide targets unmet for years.
How Do Section 106 Payments Fund Local Communities?
These levies, exacted upon planning nods, bankroll playgrounds, GP services, and similar provisions. Proposals to halve them alarm Southwark, which warns of curtailed investments precisely when infrastructure lags. Cllr Dennis flagged this dual cut—homes and contributions—as particularly egregious.
The council’s reply stresses balance: affordable units plus infrastructure. Without full section 106 sums, localities risk deficits in services scaling with population growth from new builds. Government rationale prioritises viability for developers, potentially spurring output but at community expense, per critics.
What Alternatives Does Southwark Suggest?
While not detailing specifics, Southwark insists “other methods should be explored” pre-reduction. Emphasis falls on “genuinely affordable housing, and social rent homes in particular,” paired with infrastructure. This implies incentives, subsidies, or streamlined processes preserving quotas—echoing calls from housing advocates nationwide.
The consultation response, submitted post-22 January deadline, rejects the “proposed route” outright. Cllr Dennis’s “rethink” plea signals openness to dialogue, positioning the council as pragmatic yet firm. Broader media notes similar borough sentiments, though Southwark’s voice rings loudest here.
When and How Was the Consultation Conducted?
Announced last year by Steve Reed and Sadiq Khan, plans fed into a consultation ending 22 January. Southwark’s “full response” followed, crystallising opposition. Fast-track thresholds drop from 35% to 20%, with section 106 halved—changes pitched to unblock permissions.
Coverage timelines align: council statements post-deadline, reflecting deliberation. No extensions noted; response timing underscores urgency amid London’s deficit. Government seeks feedback to refine, but Southwark’s stance challenges core tenets.
What Broader Impacts Could These Plans Have on London?
Fewer affordable units risk deepening inequality, per Southwark, as market-rate builds dominate. Social rent erosion—vital for lowest earners—looms large. Infrastructure shortfalls from trimmed section 106 could strain services, countering growth benefits.
Proponents eye volume: 88,000 annual target demands acceleration. Yet at 2,158 half-year starts, status quo fails; critics like Dennis question if dilutions solve root causes. Neutral observers note tension between pace and equity in capital’s chronic shortage.
Has Southwark Council Taken Similar Stances Before?
Archival context suggests alignment with pro-affordability advocacy, though specifics here focus on this consultation. Cllr Dennis’s portfolio centres new homes, informing consistent critique. Council’s priority—social rent and infrastructure—mirrors borough needs in diverse Southwark.
No prior identical disputes cited, but London’s planning wars recur. Mayor Khan’s framework balances developer ease with mandates; Reed’s input tilts national. Southwark positions as defender of locals amid top-down shifts.
In this escalating debate, Southwark’s call reverberates, pitting supply imperatives against affordability imperatives. With consultation closed, eyes turn to ministerial reply—potentially reshaping London’s skyline and its social fabric.
