The Government has announced plans for a new generation of new towns across England, in what ministers describe as the most ambitious housebuilding programme in more than 50 years. The developments are intended to create large, well-planned communities built from the ground up, with homes, jobs, transport, schools, and green space integrated from the outset.
Seven locations have been identified for consideration, with each expected to deliver at least 10,000 homes and several expected to deliver up to 40,000 homes over the coming decades.
The proposed locations are:
- Tempsford, Bedfordshire – up to 40,000 homes built around a new East West Rail station
- Crews Hill and Chase Park, Enfield – up to 21,000 homes
- Leeds South Bank, West Yorkshire – up to 20,000 homes
- Manchester Victoria North, Greater Manchester – at least 15,000 homes
- Thamesmead, Greenwich – up to 15,000 homes
- Brabazon and the West Innovation Arc, South Gloucestershire – up to 40,000 homes
- Milton Keynes, Buckinghamshire – around 40,000 homes as part of a major expansion
The developments are intended to be designed around modern neighbourhood principles, including walkable communities, public transport connectivity, shared green space and local high streets.
Housing Secretary, Steve Reed said the programme represents a major shift in how communities are planned and delivered:
“People want real change – homes they can afford, local infrastructure that works, and good jobs in thriving communities.
Our next generation of new towns marks a turning point in how we build for the future.
From the ground up, we’re planning whole communities with homes, jobs, transport links, and green spaces designed together – so we can give families the security and opportunities they deserve.”
Delivery and Development Corporations
To support delivery, the Government has appointed four interim advisers to the New Towns Unit: Lyn Garner, Ian Piper, Emma Cariaga and David Rudlin. Some new development corporations are also expected to be established to drive delivery, similar to the model used in Stratford and Ebbsfleet.
The developments will follow new placemaking principles focused on affordable and balanced communities, with schools, health services, transport infrastructure and digital connectivity built in from the beginning. The Government says it is taking a cross-government approach to ensure utilities, education, healthcare and digital infrastructure are planned alongside housing.
Sir Michael Lyons, who previously chaired the New Towns Taskforce, welcomed the announcement: “I warmly welcome the Government’s decision to progress seven of the locations recommended by the New Towns Taskforce and to continue discussions in the remaining areas.
“The consultation provides an opportunity to reflect on lessons from the past and inform a new generation of new towns that can support sustainable growth and create places of lasting value. This is just the ambitious response we hoped for.”
National Housing Bank to Launch
Alongside the new towns announcement, the Government confirmed that the National Housing Bank will launch on 1 April with up to £16 billion in financial capacity. The bank is intended to unlock more than £53 billion of private investment and support the delivery of over 500,000 homes.
Chancellor, Rachel Reeves said planning reform and investment were central to the Government’s economic strategy: “For decades this country’s planning system has been a direct obstacle to building new homes, ramping up costs and pricing young people out of the housing market.
“Two years ago, I promised that we would grasp the nettle of planning reform. Now we’re planning to build a new generation of new towns, opening up the expansion of our most dynamic cities and raise up new communities.
“Our economic plan is the right one. Through stability, investment and reform we are building a stronger and more secure economy.”
Simon Century, Chief Executive of the National Housing Bank, said: “From day one, we’ll use deep expertise to back innovative, large-scale delivery – accelerating the supply of high-quality affordable homes and thriving places people want to live.”
Peter Vernon, Chair of the National Housing Bank, added: “As a Public Finance Institution, the Bank can move quickly and develop solutions that work for communities. We’ll work with partners across the sector to drive delivery at pace.”
Regional Growth and Regeneration
Several regional leaders said the new towns would support economic growth and regeneration in their areas.
Tracy Brabin, Mayor of West Yorkshire, said: “The Leeds South Bank New Town is a once in a generation opportunity to deliver up to 13,000 new homes in one of the UK’s fastest growing cities.
“The development will be supported by the West Yorkshire Mass Transit System and vital investment in Leeds Station, to unlock jobs and opportunity in the heart of the North.
“Alongside our partner Leeds City Council, we will deliver the new, high-quality homes and communities that local people need and deserve.”
Helen Godwin, Mayor of the West of England, said: “The country’s fastest growing regional economy here in the West of England is the perfect place for a new town: Brabazon and the West Innovation Arc. As we continue to create jobs and growth, we need to build the right homes in the right places – with the services and infrastructure that people need.”
Greater Manchester Mayor Andy Burnham said: “We are glad to see Victoria North getting this backing from the Government. It is one of the UK’s most ambitious regeneration projects right at the heart of its fastest-growing city-region.
“Victoria North will see the building of 15,000 new homes, including many for social rent, alongside high-quality green spaces close to our city centre.
“We believe it is the model of what a new town should be, with modern homes linked to high-quality public transport.”
Additional Funding and Brownfield Development
The Government also announced an additional £234 million grant fund to help Mayoral Combined Authorities unlock 8,000 new homes on brownfield land. Areas expected to benefit include Cambridgeshire and Peterborough, the East Midlands, Greater Lincolnshire, Hull and East Yorkshire, Tees Valley, West of England, and York and North Yorkshire.
Six additional locations – Adlington, Heyford Park, Marlcombe in East Devon, Plymouth, South Barking and Wychavon – were assessed but will not be taken forward as new towns at this stage, although they may still be developed through existing housing programmes.
Consultation
A public consultation on the proposed locations and draft planning policy is open until 18 May. Final decisions on the new towns will be confirmed later this year following consultation and environmental assessments.
Taken together, the new towns programme, the launch of the National Housing Bank and new brownfield funding form part of the Government’s wider strategy to address the housing shortage, support first-time buyers and create jobs across the construction and infrastructure sectors.
Curia’s Housing and Infrastructure Research Group
Curia’s Housing and Infrastructure Research Group will be holding a series of roundtables in conversation with local council and regional council leaders alongside the Yimby groups on a cross-party basis to discuss ways in which these new towns can be delivered. Working with Politics UK, ideas will be communicated to local and regional leaders. To find out more about this programme and to get more involved, please contact Partnerships Director, Ben McDermott at ben.mcdermott@chamberuk.com.
Photo: Housing Minister, Matthew Pennycook visits a housing development (Photo: Ministry of Housing, Communities, and Local Government)