SAHP 2026 to 2036: Strategic priorities in Established Mayoral Strategic Authority areas
Source: gov.uk (2025-11-07)

Details of Established Mayoral Strategic Authority (EMSA) ambitions for the delivery of new social and affordable homes in their areas.

The English Devolution White Paper committed to giving Established Mayoral Strategic Authorities (EMSAs) the ability to set the strategic direction of the Social and Affordable Homes Programme (SAHP) 2026 to 2036 (https://www.gov.uk/guidance/social-and-affordable-homes-programme-sahp-2026-to-2036) in their area. This includes shaping the tenure mix and identifying priority sites for development.

EMSAs have provided details of their overall ambitions for the delivery of new social and affordable homes in their area and more detail can be found on their websites.

Partners using grant funding to support social and affordable housing delivery in EMSA areas will be expected to demonstrate how they are meeting the relevant EMSA priorities set out here, alongside national priorities.

The priorities are intended as statements of ambition to guide bids. Homes England will work closely with EMSAs via Strategic Place Partnerships to support delivery of their priorities. There is no expectation that the SAHP will be able to support the delivery of all the ambitions that EMSAs have provided.

Greater Manchester Combined Authority (GMCA)

Overall ambition for affordable housing delivery and the role of the SAHP

The 2025 Greater Manchester Strategy pledges delivery of 10,000 energy efficient homes for Social Rent by 2030. The Places for Everyone Joint Development Plan for 9 of the 10 Greater Manchester local authorities set an ambition to deliver 50,000 affordable homes by 2039, including 30,000 social or affordable rented homes.

GMCA will aim to maximise delivery through other routes, including Section 106, but the SAHP will be central to delivery in the region.

Tenures and types of affordable housing the SAHP should deliver

Energy efficient homes for Social Rent are essential to delivery of the Greater Manchester Strategy. GMCA has an ambition for at least 60% of the homes delivered in Greater Manchester through the SAHP, including specialist and supported homes, to be for Social Rent. Energy efficient homes of other affordable tenures and types, including specialist and supported homes, are also required.

GMCA expects providers to work with the 10 Greater Manchester local authorities to ensure homes being delivered fit with local strategic requirements.

Wider priorities for SAHP delivery

GMCA encourages partners to bring forward proposals for funding through SAHP which:

contribute to its work to invest in prevention to give residents better outcomes while reducing costs to the wider public sector — for example, by reducing the use of temporary accommodation or providing better alternatives to high cost care settings

support regeneration schemes — for example, making appropriate use of the SAHP’s ability to support regeneration and a limited number of acquisitions of existing housing stock to support wider delivery

support the Places for Everyone joint development plan requirements and progress toward the Truly Affordable Net Zero benchmark, which GMCA has consciously set as a stretch target to drive innovation and learning in the construction and development sector over the coming years

Priority sites and growth areas

GMCA supports social and affordable housing delivery across the whole of the City Region. This includes sites identified as part of Places for Everyone, Stockport’s Local Plan or schemes which contribute to development in the 6 Greater Manchester Growth Locations, key town centres or any Mayoral Development Zones or Corporations to enable the appropriate housing tenure mix.

GMCA support

GMCA encourages partners to make best use of resources and outcomes from other local authority, GMCA and national funding programmes. In return, GMCA will support partners to integrate SAHP funded schemes into the Greater Manchester Integrated Pipeline, plans for supporting infrastructure delivery and use of delivery vehicles including Mayoral Development Corporations, Mayoral Development Zones, broader Growth Locations approach, and its Strategic Place Partnership with Homes England.

Partners should work with the 10 Greater Manchester local authorities to ensure they are connected into relevant local and regional support.

Find information to support delivery of social and affordable homes in Greater Manchester on the GMCA website (https://greatermanchester-ca.gov.uk/what-we-do/planning-and-housing/housing/social-and-affordable-homes-programme).

Liverpool City Region Combined Authority (LCRCA)

Overall ambition for affordable housing delivery and the role of the SAHP

LCRCA has an ambition for social and affordable housing delivery of around 16,000 social and affordable homes from 2026 to 2036.

This ambition is also expected to be supported through planning gain (for example, Section 106) and other public-private funding sources, but the SAHP will be central to delivery in the region.

Tenures and types of affordable housing the SAHP should deliver

LCRCA seeks to prioritise homes for Social Rent and has an ambition for at least 60% of homes delivered to be for Social Rent in the area. LCRCA also supports delivery as other types of affordable housing, such as Affordable Rent (up to 20%), Shared Ownership (up to 20%) and Rent to Buy (up to 15%).

LCRCA is committed to delivering a mix of social and affordable homes across a range of bedroom sizes, in line with established housing needs, with a strong emphasis on 1-bedroom homes.

LCRCA also places a strong emphasis on enabling older people to live independently for as long as possible, promoting resilience and independence in later life. The region’s affordable housing needs assessment identifies a substantial and pressing need for affordable homes with care, affordable homes with support, and homes suitable for wheelchair users. LCRCA encourages providers to reflect these priorities in development proposals.

Wider priorities for SAHP delivery

LCRCA has an ambition across the city region to diversify delivery routes and strengthen local authority leadership in affordable housing provision. It, therefore, supports bids for council-led social and affordable housing development. While no constituent authority within the city region currently operates an open Housing Revenue Account, LCRCA recognises the potential of direct delivery models, including partnership working, and supports the additional provision of social and affordable homes that such opportunities may enable.

LCRCA is committed to sustainability and innovation in affordable housing delivery. It has an ambition for affordable homes delivered to meet the emerging Future Homes Standard.

LCRCA aspires for at least 10% of affordable homes delivered in the region by 2030 to utilise Modern Methods of Construction (MMC) Category 2, rising to 25% between 2030 and 2036. This aligns with the LCRCA Growth Plan, which positions the region as a national centre of excellence for MMC. LCRCA recognises these aspirations must be closely monitored, including viability and development costs.

Priority sites and growth areas

LCRCA is continuing to work with its local authorities to develop a robust and deliverable city-region-wide housing pipeline. This complements development of priority sites through the LCRCA Strategic Place Partnership, the Liverpool City Region Growth Plan and Spatial Development Strategy. Regeneration, town centre, and brownfield development sites across the city region have been identified as having significant potential for social and affordable housing delivery in areas of high need.

Housing investment priority areas include:

Widnes and Halebank (Halton Council)

Runcorn and Halton Lea (Halton Council)

Huyton Town Centre (Knowsley Council)

Prescot Town Centre (Knowsley Council)

North Liverpool (Liverpool City Council)

Central Liverpool (Liverpool City Council)

Bootle Town Centre (Sefton Council)

Southport Town Centre (Sefton Council)

St Helens Town (St Helens Council)

Earlestown (St Helens Council)

Bold Forest Garden Village (St Helens Council)

Birkenhead (Wirral Council)

Wirral Waters (Wirral Council)

LCRCA support

LCRCA will help support SAHP delivery in the region through its devolved statutory powers, delivery tools and funding. This includes the Liverpool City Region Growth Plan, Integrated Settlement, Spatial Development Strategy, and its Strategic Place Partnership with Homes England. LCRCA will also make best use of emerging national funding opportunities to accelerate the delivery of affordable housing. This may involve close collaboration with local authority partners to combine available grants where feasible, or to identify development efficiencies.

North East Combined Authority (NECA)

Overall ambition for affordable housing delivery and the role of the SAHP

Developing a good stock of high quality social and affordable housing in the North East is a key mayoral priority. It is assessed that the North East has 2,600 fewer affordable homes being built a year than needed.

Over the past 5 years, delivery in the region has been around 1,600 homes a year. NECA has an ambition to increase its delivery over the 10 year programme, with reassessment considered as part of the development of the North East Spatial Development Strategy.

NECA will be seeking to maximise delivery through other routes, including Section 106, but the SAHP will be central to delivering social and affordable homes in the area.

Tenure and type of affordable housing the SAHP should deliver

NECA would like to see a range of housing tenures and products delivered across communities in connected locations. NECA has an ambition to see at least 60% of overall delivery as Social Rent homes in the region, and for this to be complemented with 10 to 15% delivery of Affordable Rent and 20 to 25% delivery of other tenures such as Shared Ownership.

Wider priorities for SAHP delivery

The provision of sustainable and fuel-efficient homes is an important part of NECA’s wider approach to tackling child and fuel poverty. NECA welcomes proposals for homes that are in line with the Future Homes Standard, and proposals where new social and affordable homes would also:
- help tackle fuel poverty and costs of living for residents
- reduce child poverty
- provide employability programmes and job opportunities for local people
- deliver sustainable homes
- deliver regeneration and wider social value
- support innovation and Modern Methods of Construction (MMC)
NECA encourages partners to bring forward schemes that take a brownfield first approach to deliver homes in connected communities.

NECA also encourages partners to deliver social and affordable housing that aligns to the North East Strategic Place Partnership, Local Growth Plan and local need including:

regeneration led development

council led development

rural housing need

age related and health related housing need

forms of housing that support homelessness objectives

NECA encourages providers and their supply chains to adopt and join SHINE (https://shine.northeast-ca.gov.uk), part of the New Deal for North East Workers.

Priority sites and growth areas

NECA welcomes delivery of affordable homes in support of the 6 spatial priorities identified through the North East Strategic Place Partnership, including:
- upgrading of A19 junctions North of Newcastle (Moor Farm roundabout and associated work at Seaton Burn and White Mare Pool)
- A1 dualling
- A69
- Northumberland Line
- Leamside Investment Corridor
- Metro extensions
- Tyne renaissance — transformational regeneration along the riverside, aligning investment in places with key employment centres, sites and where place making opportunities can be maximised including Forth Yards and Gateshead Quays
- Riverside Sunderland
- Sunniside (Sunderland)
- Newton Aycliffe
- South Shields
- North Shields
- Newcastle-Gateshead urban core
- Felling
- Wallsend
- Horden
- the Hirst area of Ashington
- Blyth
- Jarrow
- Hebburn
- South Sunderland Growth Area
- Murton Gap
- Killingworth Moor
- coastal and rural — supporting NECA’s environmental stewardship, coastal and rural growth ambitions as set out in its Corporate Plan and Local Growth Plan
NECA is committed to being one of the first regions to develop a new Spatial Development Strategy. As this develops, further housing growth priority areas will be considered over a 30-year period.

NECA support

NECA will target funds from its integrated settlement to support delivery within Strategic Place Partnership strategic priority focus areas. It wants to work with institutional investors to unlock further high-quality housing growth in the region, and encourages partners to use other sources of public and private investment to support delivery.

South Yorkshire Mayoral Combined Authority (SYMCA)

Overall ambition for affordable housing delivery and the role of the SAHP

The South Yorkshire mayor has an overall ambition to deliver 9,000 new affordable homes over the next 5 years.

SYMCA aims to maximise delivery through other routes, including Section 106, but the SAHP will play a key role in delivery of new social and affordable homes in the region.

Tenure and type of affordable housing the SAHP should deliver

SYMCA’s ambition is for 60% of homes delivered to be for Social Rent, with 40% for other affordable housing products including Affordable Rent and Shared Ownership.

SYMCA have an ambition for 10% of SAHP in the region to be directed to the delivery of supported or specialist housing to ensure vulnerable households, particularly those with complex needs, can live independently and so reduce the numbers falling into homelessness.

There is a need across all South Yorkshire local authorities for 1-bedroom accommodation, level access and 3 or 4-bedroom family homes.

Wider priorities for SAHP delivery

SYMCA encourages partners to bring forward proposals that help to regenerate existing estates, including as part of wider packages of funding and investment to deliver wholescale estate renewal, which may involve demolition and replacement. SYMCA also supports the use of targeted acquisitions.

SYMCA supports local authority partners to unlock council led delivery and will work closely with them to develop plans for growing the council housing portfolio.

SYMCA welcome schemes which utilise and encourage the development of local construction and green skills, including apprenticeships. SYMCA supports the use of Modern Methods of Construction (MMC) and community-led initiatives.

Priority sites and growth areas

SYMCA encourages proposals for delivery of Housing Pipeline identified Catalyst Sites within priority growth locations that are considered to have the greatest potential impact on the acceleration of regeneration:
- Barnsley — Hoyland (North and South) and Royston and Carlton
- Doncaster — Unity and Doncaster Waterfront and city centre emerging sites
- Rotherham — Bassingthorpe Farm and Rotherham town centre sites
- Sheffield – Neeps End and Furnace Hill and Moorfoot
SYMCA’s Local Growth Plan has also identified:
- Bassingthorpe Farm
- Rotherham town centre
- Attercliffe Waterside
- Gleadless Valley
- Neeps End
- Furnace Hill
- Moorfoot
SYMCA support

SYMCA is keen to see the effective use of the region’s Housing Revenue Accounts and Right to Buy Receipts to enable council-led delivery. They will also continue to identify private finance opportunities, like the South Yorkshire Pension Authority Housing Fund, to complement SAHP funding.

SYMCA will also prioritise investment from its integrated settlement to deliver good quality, sustainable affordable housing, including on identified Catalyst Sites.

SYMCA encourage partners to work closely with the 4 local authorities, Homes England and the South Yorkshire Housing Partnership via its Strategic Place Partnership.

West Midlands Combined Authority (WMCA)

Overall ambition for affordable housing delivery and the role of the SAHP

There is significant and increasing demand for social and affordable housing across the West Midlands. The West Midlands mayor has identified a target to deliver 20,000 social and affordable homes over the next decade across WMCA constituent and non-constituent authorities. Social Rent makes up the most significant proportion of the region’s affordable housing shortfall. The mayor has therefore identified social housing delivery as a priority, with a target to deliver 2,000 Social Rent homes a year by 2028. WMCA will maximise delivery through other routes, including Section 106, but the Social and Affordable Homes Programme will be central to delivery in the region.

Tenure and type of affordable housing the SAHP should deliver

WMCA has an ambition for around 60% of overall SAHP delivery in the region to deliver Social Rent homes. WMCA will also continue to recognise and support the need for other tenures and products, including Affordable Rent and Shared Ownership.

WMCA has identified a significant backlog of unmet need for specialist and supported accommodation in the region. WMCA supports provision and regeneration of supported and specialist accommodation.

WMCA encourages proposals for Stepping Stone supportive accommodation, such as Live and Work, that provides affordable accommodation for young people who may be homeless or at risk of homelessness, and supports them to access, remain in and thrive in employment. This will be a key regional priority for delivery in the West Midlands.

WMCA welcomes proposals which support a balanced mix of affordable housing types and size based on local demand and supports proposals which address the acute need for larger family homes for rent across many parts of the region.

Wider priorities for SAHP delivery

WMCA encourages proposals for regeneration of existing estates where stock is no longer fit for purpose, from small, specialist schemes to major housing estates. WMCA supports proposals for interventions which contribute to the wider West Midlands Growth Plan objectives and where regeneration is necessary to maintain or enhance provision of specialist or high-demand affordable homes in the locality.

As set out in the West Midlands’ Growth Plan, WMCA has an ambition to become an exemplary region for disabled people. WMCA supports proposals for wheelchair-user dwellings (M4(3) standard) to address unmet regional demand, and encourage providers to deliver to M4(2) standard where practical and achievable.

WMCA also encourage proposals to increase supply on small sites, including garage and infill sites which are disused, have fallen into disrepair and are subject to anti-social behaviour, and rural exception sites to bring forward affordable housing for local people where housing is otherwise restricted.

WMCA supports portfolios of Continuous Market Engagement (CME) bids in the region from local authorities and smaller, specialist providers who have strong pipelines of schemes.

Priority sites and growth areas

The West Midlands Growth Plan highlights strategic corridors and densification around transport hubs as priorities for investment, including:
- Birmingham and North Solihull Gateway
- Coventry Growth Arc
- Black Country Growth Corridor
- Wolverhampton — Walsall Growth Cluster
Town and city centre developments, where local authorities are seeking to increase residential presence and footfall, are also a priority. Working with partners, local authorities and Homes England, the long-term regeneration of existing large-scale estates in the region is also a priority.

WMCA support

WMCA will use its Strategic Place Partnership with Homes England to combine public sector intervention tools to deliver its SAHP ambitions. This will include devolved brownfield housing funds, wider funding through both the WMCA and Homes England, and the combined resources, expertise and enabling functions of both organisations and its council partners.

West Yorkshire Combined Authority (WYCA)

Overall ambition for affordable housing delivery and the role of the SAHP

The West Yorkshire mayor has pledged to deliver 5,000 affordable homes during the 2024 to 2028 term. Due to historic under-delivery, there is an affordable housing need of around 3,800 homes a year across WYCA’s local authority partners.

WYCA will aim to maximise delivery through other route, including Section 106, but the SAHP will be central to delivery in the region.

Tenures and types of affordable housing the SAHP should deliver

WYCA has an overall ambition for the SAHP to deliver 60% Social Rent, 20% other rental products such as Affordable Rent, and 20% affordable home ownership products such as Shared Ownership in the area. At individual site level, WYCA encourages alignment with local authority guidance on tenure mix outlined in local plans or local need as outlined in strategic housing market assessments.

WYCA’s West Yorkshire Housing Strategy 2040 sets out the region’s ambitions on housing delivery. WYCA supports schemes from partners that demonstrate sound partnership working with local authorities, which ensure nomination agreements are met and enable local authorities to discharge duties they owe to homeless households as required. It also encourages the development of schemes to provide move-on specialist and supported housing, offering a clear pathway out of temporary accommodation for households.

WYCA also encourages proposals for adaptable homes to support residents with daily activities and enable ageing-in-place, and delivery of specialist and supported homes to meet an evidenced need, such as to support those with mental health issues, learning disabilities, autism and those with dementia.

WYCA encourages partners to consider its dementia-ready housing criteria across all housing categories, many of which can be incorporated on a zero or low-cost basis.

WYCA encourage schemes that respond to an evidenced housing need for those communities currently underserved within the social and affordable housing sector or the wider housing market, such as: LGBTQIA+ households, people from ethnic minority backgrounds, Gypsy and Traveller groups, and European Roma communities.

Wider priorities for SAHP delivery

Many of West Yorkshire’s towns and neighbourhoods are undergoing a period of transformation, with many buildings having outgrown their original use. WYCA strongly support schemes aligned to the regeneration of town centres and neighbourhoods, particularly where they support sustainable, town centre living. Partners are encouraged to consider development on brownfield land and the regeneration of existing buildings.

WYCA encourages local authority partners to unlock council led delivery, and will work closely with them to develop plans for growing the council housing portfolio. WYCA also encourages partners to work with community-led housing groups to respond to local need.

WYCA also encourage partners to:
- deliver low-carbon and energy efficient homes
- prioritise housing near public transport, jobs, education and services
- champion active travel
Where feasible, WYCA encourage providers to explore and adopt modern, efficient approaches to accelerate the delivery of high-quality affordable homes. This may include the use of Modern Methods of Construction (MMC) and other innovations.

WYCA also encourage partners to align with the West Yorkshire Fair Work Charter, promoting good employment practices, fair pay, and inclusive workforce standards, and to contribute to West Yorkshire’s Region of Learning by embedding skills, training, and employment opportunities as part of developments.

Priority sites and growth areas

WYCA encourages partners to take account of its Local Growth Plan and sites allocated within local plans of constituent local authorities. WYCA’s Local Growth Plan identifies 3 broad Corridors of Opportunity:
- Western Corridor — connecting Leeds, Bradford, and Halifax, and extending toward Greater Manchester, this corridor leverages the economic potential of the region’s western urban core
- Southern Corridor — linking Leeds, Dewsbury, and Huddersfield, with routes toward both Greater Manchester and South Yorkshire, this corridor supports growth across central and southern West Yorkshire
- Eastern Corridor — connecting Leeds and Wakefield and extending toward South Yorkshire, facilitating development along an important eastward axis
WYCA support

WYCA emphasise the need to employ a place-based approach to blend public and private funding streams and tools across different programmes. Working closely with Homes England through its Strategic Place Partnership, WYCA will seek to ensure that SAHP delivery is closely aligned with:
- WYCA’s devolved powers and integrated settlement
- WYCA’s coordination of funding across public sector partners
- other regional or national financial tools and investment mechanisms