<p>这项政策可能是出于最好的意图而设计的，但一项已有数十年的政策旨在促进社会住房，却被指责扼杀了英国的房地产市场。</p>
<p>政府要求房屋建筑商在新项目获得规划许可时提供可负担住房。</p>
<p>这些住房是为低收入家庭建造的，价格低于当地市场价格，这意味着房屋建筑商的利润减少。</p>
<p>一些人认为，这项名为《城镇与乡村规划法》第 106 条的规定是为低收入家庭提供进入房地产市场的必要安全网。另一些人则担心，这项规定在英国最需要的时候正在扼杀房屋建设。</p>
<p>根据最悲观的估计，可负担住房的要求已经导致全国超过 45,000 套住房的建设延迟。</p>
<p>与此同时，智库亚当·斯密研究所估计，仅在过去一年中，第 106 条规定就使建筑商损失了 13 亿英镑，基于他们失去的补助金和建造住房的成本。</p>
<p>这相当于每个由私人开发商建造的市场开放住房损失 13,000 英镑。</p>
<p>社会住房开发商 Civitas Investment Management 的创始合伙人、智库高级研究员安德鲁·道伯表示，该系统已成为各种开发的制约因素。</p>
<p>“几乎没有房屋在开工，无论是市场开放房屋还是可负担房屋，” 他补充道。</p>
<p>对社会住房交付的审查正值国家的关键时刻，因为工党似乎越来越不可能实现其到 2030 年建造 150 万套住房的承诺。</p>
<p>尽管如此，政府迄今为止仍坚持保留第 106 条规定。</p>
<p>住房、社区和地方政府部的一位发言人表示：“我们需要更多的可负担住房，第 106 条协议有助于推动住房开发的开工，去年交付了超过 20,000 套新的可负担住房。</p>
<p>“我们正在引入改革，以改善第 106 条系统，使其更简单、更透明，以便我们能够继续建造这个国家迫切需要的住房和基础设施。”</p>
<p>其立场引发了关于该政策是否弊大于利的新争论。</p>
<p>影子住房秘书詹姆斯·克莱弗利爵士表示：“过高的第 106 条要求，正如我们在工党执政下伦敦所见，使开发变得不可行。</p>
<p>“安吉拉·雷纳的遗产意味着类似的要求正在全英格兰施加。这一切意味着更少的再生和更少的可负担住房，因为什么都没有建成。”</p>
<p>当地方政府批准新的私人住房时，通常会以第 106 条协议为条件，要求建筑商在其开发项目中提供一定数量的可负担住房。这些住房通常会出售给住房协会进行运营。</p>
<p>然而，特别是小型房屋建筑商在建造可负担住房方面面临困难，因为他们找不到愿意接手的住房协会。</p>
<p>虽然住房协会是非营利组织，但由于社会租金上限、政府补助有限和维护成本上升，其财务状况受到压力。</p>
<p>一位不愿透露姓名的开发商告诉《每日电讯报》，他的公司已获得在西南地区建造住房的许可，其中四分之一为可负担住房。该建筑商已接洽了 25 家住房协会，但没有收到任何回复。</p>
<p>这使得整个项目处于停滞状态，尽管在规划过程中投入了多年的资金，导致工人失业，潜在买家处于不确定状态。</p>
<p>亚当·斯密研究所的研究员詹姆斯·霍金森表示：“这是一个使开发瘫痪的系统，关键是没有人能从中受益。”</p>
<p>另一家中型房屋建筑商的老板不愿透露姓名，描述了他的团队不得不在没有住房协会参与的情况下启动多个项目，这对财务构成了重大威胁。</p>
<p>“当我们能够获得住房协会的报价时，所得到的报价极低，” 他说。“这进一步削弱了利润，并使一些开发项目处于亏损状态。</p>
<p>他声称，这与税收增加和政策成本上升一起，正将小型房屋建筑商推向 “崩溃的边缘”。</p>
<h2>一个失败的模式</h2>
<p>第 106 条规定于 1990 年在玛格丽特·撒切尔政府的最后一年引入，经过多年的演变，托尼·布莱尔政府对其进行了大幅扩展。</p>
<p>在那时，第 106 条被视为迫使私营部门向可负担住房投入更多资金的吸引方式。</p>
<p>到 2010 年保守党 - 自由民主党联盟执政时，该规定已牢牢嵌入规划过程中。</p>
<p>道伯表示，曾经占可负担住房交付不到 10% 的比例，到 2020 年代初已增长到几乎占英国所有可负担住房的一半。</p>
<p>这一转变代表了住房政策的根本变化，从直接投资转向更依赖于私营市场健康状况的系统。</p>
<p>但批评者认为，这种依赖已成为问题。近年来，随着开放市场在不断增加的税收、高利率和飙升的建筑成本下承压，第 106 条也遭受了影响。</p>
<p>政府在 11 月发布的数据表明，在 2024-25 年，英格兰所有新交付的可负担住房中，有 36% 是由第 106 条资助的，低于前一年的 45% 和 2019-20 年的高峰 51%。</p>
<p>这是自 2014-15 年以来的最低比例。</p>
<h2>如何修复它</h2>
<p>亚当·斯密研究所认为应废除该规定，并通过政府的中央住房机构英格兰住房局提供补助资金。</p>
<p>“第 106 条是一个可以轻松拉动的杠杆，还有大量住房将被解锁，” 霍金森说。</p>
<p>住房建筑商联合会的艾玛·拉梅尔表示，该系统正面临严重压力，但并未支持废除。</p>
<p>尽管承认 “该模型近年来越来越失败”，导致发展停滞和 “急需的可负担住房空置”，但仍然如此。</p>
<p>Peabody 的首席执行官 Ian McDermott 和代表伦敦住房协会的 G15 主席承认，该系统 “目前并不奏效”，但拒绝完全废除它的想法。</p>
<p>他表示，“将第 106 条款视为对开发的税收忽视了其目的和价值”，并认为该政策必须 “更好地运作”，而不是被废除。</p>
<p>对于 McDermott 来说，该系统之所以 faltering，是因为在做出关键决策后，要求住房协会购买住房，从而增加了后续成本。</p>
<p>他认为，开发商与住房协会之间更紧密的合作将确保这些住房符合用途。</p>
<p>但 Hodgkinson 认为，回归补助模型将鼓励更多私人资本进入可负担住房市场。</p>
<p>他说：“通过固定补助激励开发商在需要和成本效益最高的地方建造可负担住房。”</p>
<p>“我们还希望大幅扩大资格标准，因为开发商可以并且可能希望建造这些可负担住房，但私募股权或住房协会也可能希望参与其中。”</p>
<p>工党对智库所提议的结构性改革表现出很少的兴趣，明确表示关注第 106 条款市场的长期改革。</p>
<p>但随着住房开工数量远低于所需水平，工党 150 万住房承诺看起来更加遥不可及，寻找更多杠杆的压力不会很快消散。</p>

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<p>英国实施了数十年的 106 条政策，旨在促进社会住房，但现在被指责为阻碍房地产市场。房屋建设者必须提供可负担住房才能获得规划许可，这减少了他们的利润。批评者认为，这导致超过 45,000 套住房的建设延迟，并使建筑商在过去一年中损失了 13 亿英镑。尽管政府坚持认为可负担住房的必要性，但许多开发商在为这些项目获得住房协会方面面临挑战，导致开发停滞和对小型建筑商的财务压力。随着成本和税收的上升，政策的有效性受到质疑，因为住房需求在不断增长</p>

<p>It may have been designed with the best of intentions, but a decades-old policy to boost social housing has been blamed for strangling Britain’s property market.</p>
<div class="lb-trans"><p>这项政策可能是出于最好的意图而设计的，但一项已有数十年的政策旨在促进社会住房，却被指责扼杀了英国的房地产市场。</p>
</div><p>Housebuilders are required by the Government to contribute affordable homes to secure planning consent for new projects.</p>
<div class="lb-trans"><p>政府要求房屋建筑商在新项目获得规划许可时提供可负担住房。</p>
</div><p>Such homes are built for lower-income families and priced below local market rates, meaning less profit for the housebuilder.</p>
<div class="lb-trans"><p>这些住房是为低收入家庭建造的，价格低于当地市场价格，这意味着房屋建筑商的利润减少。</p>
</div><p>Some view the rule, called section 106 of the Town and Country Planning Act, as a vital safety net to offer low-income households a route into the property market. Others fear it is killing off housebuilding across Britain when it is needed most.</p>
<div class="lb-trans"><p>一些人认为，这项名为《城镇与乡村规划法》第 106 条的规定是为低收入家庭提供进入房地产市场的必要安全网。另一些人则担心，这项规定在英国最需要的时候正在扼杀房屋建设。</p>
</div><p>According to the most pessimistic estimates, affordable housing requirements have delayed more than 45,000 homes across the country.</p>
<div class="lb-trans"><p>根据最悲观的估计，可负担住房的要求已经导致全国超过 45,000 套住房的建设延迟。</p>
</div><p>Meanwhile, the Adam Smith Institute, a think tank, estimates that section 106 has cost builders £1.3bn in the past year alone, based on the grants they are losing out on and the cost of building the homes.</p>
<div class="lb-trans"><p>与此同时，智库亚当·斯密研究所估计，仅在过去一年中，第 106 条规定就使建筑商损失了 13 亿英镑，基于他们失去的补助金和建造住房的成本。</p>
</div><p>That is the equivalent of £13,000 for every open-market home built by a private developer.</p>
<div class="lb-trans"><p>这相当于每个由私人开发商建造的市场开放住房损失 13,000 英镑。</p>
</div><p>Andrew Dawber, a founding partner of social housing developer Civitas Investment Management and a senior fellow at the think tank, says the system has become a brake on development of all kinds.</p>
<div class="lb-trans"><p>社会住房开发商 Civitas Investment Management 的创始合伙人、智库高级研究员安德鲁·道伯表示，该系统已成为各种开发的制约因素。</p>
</div><p>“Very few houses are getting started, of all descriptions: open market houses, affordable houses,” he adds.</p>
<div class="lb-trans"><p>“几乎没有房屋在开工，无论是市场开放房屋还是可负担房屋，” 他补充道。</p>
</div><p>Scrutiny of social housing delivery comes at a crucial time for the country as Labour appears increasingly unlikely to deliver on its pledge to build 1.5 million homes by 2030.</p>
<div class="lb-trans"><p>对社会住房交付的审查正值国家的关键时刻，因为工党似乎越来越不可能实现其到 2030 年建造 150 万套住房的承诺。</p>
</div><p>Despite this, the Government has so far held firm on retaining section 106.</p>
<div class="lb-trans"><p>尽管如此，政府迄今为止仍坚持保留第 106 条规定。</p>
</div><p>A spokesman for the Ministry of Housing, Communities and Local Government said: “We need more affordable homes and section 106 agreements help to get spades in the ground on housing developments, delivering more than 20,000 new affordable homes last year.</p>
<div class="lb-trans"><p>住房、社区和地方政府部的一位发言人表示：“我们需要更多的可负担住房，第 106 条协议有助于推动住房开发的开工，去年交付了超过 20,000 套新的可负担住房。</p>
</div><p>“We are introducing reforms to improve the section 106 system so it is simpler and more transparent and we can get on and build the homes and infrastructure this country desperately needs.”</p>
<div class="lb-trans"><p>“我们正在引入改革，以改善第 106 条系统，使其更简单、更透明，以便我们能够继续建造这个国家迫切需要的住房和基础设施。”</p>
</div><p>Its stance has prompted a renewed dispute over whether the policy is doing more harm than good.</p>
<div class="lb-trans"><p>其立场引发了关于该政策是否弊大于利的新争论。</p>
</div><p>Sir James Cleverly, the shadow housing secretary, says: “Excessive section 106 requirements, as we have seen in London under Labour, make development unviable.</p>
<div class="lb-trans"><p>影子住房秘书詹姆斯·克莱弗利爵士表示：“过高的第 106 条要求，正如我们在工党执政下伦敦所见，使开发变得不可行。</p>
</div><p>“Angela Rayner’s legacy means similar demands are being imposed across England. It all means less regeneration and less affordable housing as nothing ends up being built.”</p>
<div class="lb-trans"><p>“安吉拉·雷纳的遗产意味着类似的要求正在全英格兰施加。这一切意味着更少的再生和更少的可负担住房，因为什么都没有建成。”</p>
</div><p>When councils approve new private housing, it is usually granted on condition of a section 106 deal, requiring builders to provide a certain number of affordable homes on their developments. These are then typically sold to housing associations to operate.</p>
<div class="lb-trans"><p>当地方政府批准新的私人住房时，通常会以第 106 条协议为条件，要求建筑商在其开发项目中提供一定数量的可负担住房。这些住房通常会出售给住房协会进行运营。</p>
</div><p>However, small housebuilders in particular are struggling to get affordable homes built because they can’t find housing associations willing to take them on.</p>
<div class="lb-trans"><p>然而，特别是小型房屋建筑商在建造可负担住房方面面临困难，因为他们找不到愿意接手的住房协会。</p>
</div><p>While housing associations are non-profit organisations, their finances are under pressure from capped social rents, limited government grants and rising maintenance costs.</p>
<div class="lb-trans"><p>虽然住房协会是非营利组织，但由于社会租金上限、政府补助有限和维护成本上升，其财务状况受到压力。</p>
</div><p>One developer, who does not wish to be named, tells The Telegraph that his business has secured permission to build homes in the South West, a quarter of them affordable. The builder has approached 25 housing associations but has not received any responses.</p>
<div class="lb-trans"><p>一位不愿透露姓名的开发商告诉《每日电讯报》，他的公司已获得在西南地区建造住房的许可，其中四分之一为可负担住房。该建筑商已接洽了 25 家住房协会，但没有收到任何回复。</p>
</div><p>This has left the whole site on hold despite years of pouring money into the planning process, leaving tradesmen without work and potential buyers in limbo.</p>
<div class="lb-trans"><p>这使得整个项目处于停滞状态，尽管在规划过程中投入了多年的资金，导致工人失业，潜在买家处于不确定状态。</p>
</div><p>James Hodgkinson, a researcher at the Adam Smith Institute, says: “It’s a system that paralyses development and critically, nobody wins.”</p>
<div class="lb-trans"><p>亚当·斯密研究所的研究员詹姆斯·霍金森表示：“这是一个使开发瘫痪的系统，关键是没有人能从中受益。”</p>
</div><p>The boss of another medium-sized housebuilder, who does not wish to be named, describes how his team has had to start several sites without a housing association on board, posing a significant financial threat.</p>
<div class="lb-trans"><p>另一家中型房屋建筑商的老板不愿透露姓名，描述了他的团队不得不在没有住房协会参与的情况下启动多个项目，这对财务构成了重大威胁。</p>
</div><p>“We are getting extremely low offers when we are able to secure a housing association offer,” he says. “This is further denting margins and putting some developments in a loss-making position.</p>
<div class="lb-trans"><p>“当我们能够获得住房协会的报价时，所得到的报价极低，” 他说。“这进一步削弱了利润，并使一些开发项目处于亏损状态。</p>
</div><p>He claims this, alongside tax rises and growing policy costs, is pushing smaller housebuilders to “the verge of collapse”.</p>
<div class="lb-trans"><p>他声称，这与税收增加和政策成本上升一起，正将小型房屋建筑商推向 “崩溃的边缘”。</p>
</div><h2>A failing model</h2>
<div class="lb-trans"><h2>一个失败的模式</h2>
</div><p>Introduced in 1990 in the final year of Margaret Thatcher’s administration, section 106 rules evolved over the years and were significantly expanded by Tony Blair’s government.</p>
<div class="lb-trans"><p>第 106 条规定于 1990 年在玛格丽特·撒切尔政府的最后一年引入，经过多年的演变，托尼·布莱尔政府对其进行了大幅扩展。</p>
</div><p>At that point, section 106 was viewed as an attractive way to compel the private sector to put more cash into affordable homes.</p>
<div class="lb-trans"><p>在那时，第 106 条被视为迫使私营部门向可负担住房投入更多资金的吸引方式。</p>
</div><p>By the time the Conservative-Liberal Democrat coalition came into power in 2010, the rule had become firmly embedded in the planning process.</p>
<div class="lb-trans"><p>到 2010 年保守党 - 自由民主党联盟执政时，该规定已牢牢嵌入规划过程中。</p>
</div><p>What had once accounted for under 10pc of affordable housing delivery had grown to represent nearly half of all affordable homes built in the UK by the early 2020s, says Dawber.</p>
<div class="lb-trans"><p>道伯表示，曾经占可负担住房交付不到 10% 的比例，到 2020 年代初已增长到几乎占英国所有可负担住房的一半。</p>
</div><p>The shift represented a fundamental change in housing policy, moving from direct investment to a system that relies more heavily on the health of the private market.</p>
<div class="lb-trans"><p>这一转变代表了住房政策的根本变化，从直接投资转向更依赖于私营市场健康状况的系统。</p>
</div><p>But that dependence, critics argue, has become the problem. With the open market buckling under mounting taxes, high interest rates and soaring build costs in recent years, section 106 is also suffering.</p>
<div class="lb-trans"><p>但批评者认为，这种依赖已成为问题。近年来，随着开放市场在不断增加的税收、高利率和飙升的建筑成本下承压，第 106 条也遭受了影响。</p>
</div><p>Government data published in November show that in 2024-25, 36pc of all new affordable homes delivered in England were bankrolled by section 106, down from 45pc in the previous year and a peak of 51pc in 2019-20.</p>
<div class="lb-trans"><p>政府在 11 月发布的数据表明，在 2024-25 年，英格兰所有新交付的可负担住房中，有 36% 是由第 106 条资助的，低于前一年的 45% 和 2019-20 年的高峰 51%。</p>
</div><p>This marked its lowest share since 2014-15.</p>
<div class="lb-trans"><p>这是自 2014-15 年以来的最低比例。</p>
</div><h2>How to fix it</h2>
<div class="lb-trans"><h2>如何修复它</h2>
</div><p>The Adam Smith Institute believes the rule should be scrapped and replaced with grant funding through Homes England, the Government’s central housing agency.</p>
<div class="lb-trans"><p>亚当·斯密研究所认为应废除该规定，并通过政府的中央住房机构英格兰住房局提供补助资金。</p>
</div><p>“Section 106 is a lever that could be pulled quite easily and there’s a big amount of housing that would be unlocked,” says Hodgkinson.</p>
<div class="lb-trans"><p>“第 106 条是一个可以轻松拉动的杠杆，还有大量住房将被解锁，” 霍金森说。</p>
</div><p>Emma Ramell, at the Home Builders Federation, says the system is under serious strain but stops short of endorsing abolition.</p>
<div class="lb-trans"><p>住房建筑商联合会的艾玛·拉梅尔表示，该系统正面临严重压力，但并未支持废除。</p>
</div><p>That is despite acknowledging that “the model has increasingly failed” in recent years, which has led to developments stalling and “much-needed affordable homes sitting empty”.</p>
<div class="lb-trans"><p>尽管承认 “该模型近年来越来越失败”，导致发展停滞和 “急需的可负担住房空置”，但仍然如此。</p>
</div><p>Ian McDermott, the chief executive of Peabody and chairman of G15, which acts on behalf of London housing associations, acknowledges that the system “isn’t currently working” but rejects the idea of scrapping it entirely.</p>
<div class="lb-trans"><p>Peabody 的首席执行官 Ian McDermott 和代表伦敦住房协会的 G15 主席承认，该系统 “目前并不奏效”，但拒绝完全废除它的想法。</p>
</div><p>“The suggestion that section 106 is a tax on development misses both its purpose and its value,” he says, arguing that the policy must be made to “work better” rather than scrapped.</p>
<div class="lb-trans"><p>他表示，“将第 106 条款视为对开发的税收忽视了其目的和价值”，并认为该政策必须 “更好地运作”，而不是被废除。</p>
</div><p>For McDermott, the system is faltering because housing associations are asked to buy homes after key decisions are made, increasing costs down the line.</p>
<div class="lb-trans"><p>对于 McDermott 来说，该系统之所以 faltering，是因为在做出关键决策后，要求住房协会购买住房，从而增加了后续成本。</p>
</div><p>He believes closer collaboration between developers and housing associations would ensure such homes are fit for purpose.</p>
<div class="lb-trans"><p>他认为，开发商与住房协会之间更紧密的合作将确保这些住房符合用途。</p>
</div><p>But Hodgkinson argues a return to the grant model would encourage more private capital into the affordable homes market.</p>
<div class="lb-trans"><p>但 Hodgkinson 认为，回归补助模型将鼓励更多私人资本进入可负担住房市场。</p>
</div><p>“Incentivise developers to build affordable homes where they are needed and where they are most cost-efficient through flat grants,” he says.</p>
<div class="lb-trans"><p>他说：“通过固定补助激励开发商在需要和成本效益最高的地方建造可负担住房。”</p>
</div><p>“We also want to drastically expand the eligibility criteria because developers can and will probably want to build these affordable homes, but private equity or housing associations might also wish to get in on the action.”</p>
<div class="lb-trans"><p>“我们还希望大幅扩大资格标准，因为开发商可以并且可能希望建造这些可负担住房，但私募股权或住房协会也可能希望参与其中。”</p>
</div><p>Labour has shown little appetite for the type of structural overhaul the think tank is proposing, with a stated focus on long-term reform for the section 106 market.</p>
<div class="lb-trans"><p>工党对智库所提议的结构性改革表现出很少的兴趣，明确表示关注第 106 条款市场的长期改革。</p>
</div><p>But with housing starts at a fraction of what is needed and Labour’s 1.5 million homes pledge looking further out of reach, the pressure to find more levers to pull will not dissipate any time soon.</p>
<div class="lb-trans"><p>但随着住房开工数量远低于所需水平，工党 150 万住房承诺看起来更加遥不可及，寻找更多杠杆的压力不会很快消散。</p>
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导致英国房屋建筑危机的可负担住房规定