Research by the Home Builders Federation shows around 8,500 affordable homes due for completion in the next 12 months could be left without occupants because registered providers are no longer taking them on.

At least 900 already-completed homes are currently standing empty.

Section 106 agreements, which underpin almost half of all affordable housing delivery, rely on housing associations purchasing discounted units from developers.

But a “perfect storm” of economic pressures and policy uncertainty has seen providers pull back, leaving projects stranded and undermining the Government’s five-year housing plan.

Ninety HBF members have signed a letter to the housing minister warning that without urgent action, thousands of homes will remain unbuilt or empty.

They called for greater use of “cascade mechanisms” to allow stalled affordable homes to be switched to other tenures, or for cash payments to councils in lieu of provision.

Neil Jefferson, chief executive of the HBF, said: “Against rising affordability pressures and increasing numbers of families living in temporary accommodation, it cannot be that Affordable Homes are left standing empty.

“Government’s social and Affordable Housing announcements were a welcome step to giving Registered Providers confidence to plan long term, but they are doing little to ease the immediate constraints of delivering affordable housing through Section 106 agreements.

“Right now, an estimated 100,000 private units are stalled, which not only threatens the supply of much-needed homes but also risks the livelihoods of regional businesses and hardworking tradespeople up and down the country.

“While Government’s housing announcements have been welcome, as it stands, housing associations are unable to bid and private buyers unable to buy, leaving the housing outlook increasingly uncertain.”

The scheme being delivered by main contractor Multiplex is one of the biggest new-build projects to get underway this year in the Capital.

Known as Vista at 72 Upper Ground, the 640,000 sq ft redevelopment of the former ITV Studios site is due to open its doors as a office and cultural centre in 2029.

Designed by Make Architects, the ‘commercially led’ mixed-use development will deliver a 25-storey office tower connected to two smaller buildings of 14 and 6 storeys on a substantial podium building.

The design also features external terraces and balconies overlooking the Thames, and a new public rooftop restaurant and terrace, as well as transforming 40 per cent of the site into public space.

Buildings will be all-electric, while targeting net zero carbon in operation along with BREEAM ‘Outstanding’.

A 6-storey podium will support the two office buildings and create a rooftop garden

Masanori Iwase, senior executive officer of Mitsubishi Estate, said: “Breaking ground at Vista marks the beginning of a new chapter for London’s South Bank.

“We understand and respect the responsibilities that come with being a major investor in London, and it makes us very proud to demonstrate what can be achieved when working with local government and communities to achieve a shared vision. “

Bradley Baker, Chief Executive of CO—RE, added: “This is a new cultural and commercial destination that will open up the riverfront, support Lambeth’s creative economy, and set new benchmarks for sustainability and wellbeing.

“We’re proud to be leading the delivery of this landmark scheme in partnership with Mitsubishi Estate, and grateful for the support of our design and construction teams, who have helped bring this vision to life.”

The groundbreaking ceremony brought together senior figures from across government, international investment, and the project team, including (above) Hiroshi Suzuki, Ambassador of Japan to UK.

The dispute centres on 38 affordable homes in Block B of the scheme, originally earmarked for a housing association partner.

Despite marketing to more than 30 registered providers, no buyer came forward.

The only offer — from neighbouring Brent Council — was rejected by Barnet Council in January due to Section 106 conflicts.

Chase said it struck a payment-in-lieu deal with Barnet on 26 August, which allows funds to be pooled for affordable housing delivery elsewhere. But it said the council has failed to act since, leaving the project stuck in limbo.

With Government considering penalties for developers who delay building, Chase is calling for equal accountability for local authorities whose inaction slows down housing delivery.

Managing director Gary Barton warned the deadlock is part of a wider trend of registered providers shunning affordable housing allocations, and urged ministers to hold local authorities to account for delays in housing delivery.

He said: “We have taken every proactive step to deliver this development, yet Barnet Council’s constant inaction and procrastination stance is stalling progress at a time when London and the UK in general, desperately needs new homes.

“Government has been clear about removing blockers and cutting through the unnecessary delays that Council’s continuingly find themselves in and speeding up housing delivery, but in this case, the local authority is the sole blocker.

“We urgently need MHCLG’s support to unlock this site to ensure that the delivery of these homes are not delayed any further.”

The Claremont Quarter project, part of the wider Brent Cross Town regeneration area, will transform the former PB Donoghue site into a residential community of one-to-three bedroom flats.

Hertsmere councillors approved the £400m Sky Studios Elstree North project, which will deliver 10 extra stages and 210,000 sq ft of Tier 1 space. The expansion takes the Borehamwood complex to 22 stages across 65 acres and 470,000 sq ft in total.

Construction is scheduled to start next year, creating around 600 jobs. The build will be on the same scale as the original Sky Studios Elstree South studios complex, delivered by BAM several years ago.

Sky has also pledged £6.5m for local road upgrades, a new community green and safeguarding 27 acres of land for wildlife.

The professional team includes architect UMC, civil and structural engineer Fairhurst, and M&E consultant Hoare Lea.

Sustainability targets will see solar panels across every rooftop, LED lighting throughout and a fully electric vehicle fleet.

The expansion will also grow the Sky Up Academy Studios, offering training and career pathways for 11–18 year olds.

By adding 210,000 sq ft of new Tier 1 facilities, the scheme will chip away at the UK’s projected 1.4m sq ft studio shortfall by 2027 — capacity equal to at least one extra feature film a year plus multiple high-end TV shows.

Arada is committing an initial £500m of capital to acquire and invest in Regal to accelerate and grow delivery of its residential-led pipeline in London over the next two years.

Regal – which will now become Arada London – has a 30-year track record in the capital with a current 10,000-unit residential pipeline which is now expected to triple this over the next three years.

Regal’s 150-strong team has built over 4,000 residential units, and 1 million sq ft of commercial space using a fully integrated model that spans the lifecycle of an asset from land assembly, planning, stakeholder engagement and construction, to sales, marketing, customer care and asset management.

Projects under construction include Fulton & Fifth in Wembley, a mixed-use residential-led development comprising 876 homes, 40% of which will be affordable.

The scheme is also home to Regal’s second Regal Academy, which provides construction skills training and employment pathways to the military community and local people.

Arada’s projects across the UAE and Australia total over £19bn, featuring over 42,000 units, with over 10,000 of those already delivered.

His Highness Sheikh Sultan bin Ahmed Al Qasimi, Chairman of Arada, said: “London is one of the world’s leading cities, and our expansion into this market represents a strategic step for Arada in response to the strong demand for residential space.

“This investment provides a significant opportunity to accelerate the delivery of new residential assets in London, fully aligned with Arada’s long-term strategy to develop high-quality projects that enable people to live healthier and more prosperous lives.”

Ahmed Alkhoshaibi, Group Chief Executive of Arada, said: “We have been impressed by the platform the Regal team has built, as well as the inspirational schemes they are delivering, which reflect our own, long-term focus on experience, amenity and the customer.

“Leveraging Arada’s extensive design and placemaking capabilities, delivery track record and capital resources, we are well placed to support Regal’s evolution and unlock new opportunities for growth.”

Jonathan Seal, Chief Executive of Regal, added: “With nearly 30 years of successful partnerships behind us, Regal has built a reputation for aligning with businesses that share our long-term vision and deep understanding of the real estate industry.

“It is in this spirit that we have carefully chosen Arada as our partner, a business that shares our values and confidence in the London residential market and our management team’s ambition to continue growing market share and shaping the London skyline.”

The 666-room scheme is being delivered with Cheyne Capital as part of the £8bn, 180-acre regeneration being led by Related Argent and Barnet Council.

Designed by PRP, the new block will include study areas, a digital gaming zone, yoga studio, health kitchen, zero-waste shop, relaxation pods and gardens. It sits next to the new high street and Brent Cross West station.

The first Fusion and Cheyne PBSA at Brent Cross Town, is being built by J.J. Rhatigan & Co following the collapse of original contractor Henry Projects and opens this month for the start of the academic year.

Fusion will operate the new block through its relaunched platform, part of its strategy to become a fully integrated developer, operator and investment manager across the UK and Europe.

The wider Brent Cross Town masterplan will deliver 6,700 homes, 3m sq ft of offices, three schools, a new high street and 50 acres of parks. Around 3,000 residents are expected to have moved in by the end of this year.

The report warns red tape, safety regulator delays and affordability issues are choking off supply.

Planning consents have collapsed to their lowest level since records began in 2006. London’s overall share of national housing delivery has shrunk from 20% a decade ago to just 15% today.

At the same time, almost 10,000 homes are stuck in the Building Safety Regulator’s Gateway 2 process, with approvals dragging on for more than six months.

Developers also face the dual-staircase rule, carbon offset charges and the Mayoral Construction Infrastructure Levy, all adding to costs that render many apartment-led schemes unviable.

London’s 35% affordable housing requirement is another major stumbling block. Few schemes can meet the threshold, and the shortage of registered providers willing to take Section 106 units is forcing projects into lengthy viability negotiations, further delaying delivery.

On top of this, buyer demand has collapsed under the weight of London’s affordability crisis.

Deposits for first-time buyers now average nearly seven times annual income, leaving only the top 30% of earners able to buy. Just 15% of first-time buyers purchased in the capital last year, compared with 25% a decade ago, while more households have been pushed into the private rented sector.

House builders are calling for urgent action from both ministers and the Mayor of London, including cutting the affordable housing threshold to 25%, streamlining the London Plan, scrapping the Building Safety Levy and reintroducing targeted support for first-time buyers.

Neil Jefferson, HBF chief executive, said: “London Plan policies combined with additional government taxes on new homes, onerous processes to get higher-rise schemes approved and challenging market conditions have effectively made London a no-go zone for housing investment.”

Without intervention, the HBF warns, London will fail to deliver the 440,000 homes needed to contribute to government’s national targets.

The Sea Lanes Canary Wharf scheme will deliver a six-lane natural water pool, community clubhouse, saunas and a food and drink hub as part of the latest phase in the transformation of Eden Dock.

Due to open in summer 2026 subject to planning, the lido will float on the dock with a fixed depth of 1.3m and be open for year-round use. The water, which is cut off from the Thames, is naturally filtered and consistently rated “excellent” by EU Bathing Standards.

Plans also include landscaped courtyards, fitness classes, talks, community events and a restaurant to complement the dock’s growing role as a green and blue urban oasis.

CWG will submit a planning application to Tower Hamlets in September.

The scheme next to the mouth of the River Lea on the northbank of the Thames will comprise a safeguarded wharf and logistic centre, over 200 affordable flats and accommodation for around 1,400 students.

These will be contained in seven mid-rise buildings, the tallest rising to 30 storeys.

Works will also include raising the Thames river wall and construction of a new pontoon structure for vessel docking and unloading.

Designed by Howells and worked up with Montagu Evans, the project will provide over 7,400 sq m of public open space, landscaped gardens, play areas and community facilities.

Orchard Wharf site next to East India Dock Basin

Regal planning director Steve Harrington said: “This is an important step towards delivering new affordable homes and high quality student accommodation in Tower Hamlets while ensuring the long-term future of the wharf as a sustainable logistics hub.

“Orchard Wharf exemplifies our commitment to creating places that balance housing need, economic opportunity and community benefit.”

Construction is due to start in early 2026, with Regal managing work packages.