⚖️ Section 106 Negotiator
Estimate likely S106 obligations on your development and model negotiation strategies. Calculate contribution breakdowns, viability-adjusted liabilities, and build the case for reduced requirements under Regulation 122 tests.
Calculating S106 obligations...
💰 Total S106 Liability Estimate
🏠 Affordable Housing Analysis
📋 Obligation-by-Obligation Breakdown
| Obligation Type | Per Unit / sqm Rate | Calculated Amount | Status |
|---|
⚖️ Regulation 122 Compliance & Negotiation Strategy
📅 Typical Negotiation Timeline
S106 agreement negotiation typically takes 4-12 weeks from initial submission through to signing. Plan accordingly: initial scoping discussion (1-2 weeks), formal viability appraisal review (3-4 weeks), heads of terms negotiation (2-3 weeks), legal drafting (2-3 weeks), final sign-off (1 week).
🔄 S106 vs Community Infrastructure Levy (CIL)
S106 is negotiated, site-specific and covers necessary infrastructure and mitigation. CIL is fixed-rate, applies to floorspace, and funds strategic infrastructure. Many authorities use both — CIL for general items, S106 for site-specific requirements (e.g., on-site open space, bespoke highway works). Check your LPA's CIL charging schedule and policy framework.
About this tool: S106 Negotiator
Heads of terms, the three obligation tests, and negotiation strategy for Section 106 planning obligations and contributions.
Use where the LPA seeks planning obligations — affordable housing, contributions or on-site provision — and you want to test or negotiate them.
CIL Regulations 2010 Reg 122, NPPF policy DM6
Use these tools to understand the financial side of your project — what fees you'll pay, whether the scheme is viable, what CIL/S106 might cost, and whether your land value assumptions stack up. Essential for go/no-go decisions.
Guidance to help you prepare — not formal planning advice. Check the current policy text and your council's local plan before relying on it.