New Towns - Next Steps
The government has confirmed 12 potential locations in England that it intends to take forward as the “next generation of new towns”, following recommendations from the New Towns Taskforce.
The taskforce’s final report, published on 28 September, identifies sites capable of delivering at least 10,000 homes each, with the potential to provide up to 300,000 homes collectively. In its interim response, the government said all 12 locations “have the clear potential to deliver on the government’s objectives”, with Tempsford in Bedfordshire, Crews Hill in Enfield, and Leeds South Bank described as “particularly promising” in terms of driving economic growth and accelerating housing delivery.
Three ‘promising’ front-runners
Tempsford, Bedfordshire: A new settlement designed to maximise the benefits of East West Rail, forming part of the Oxford–Cambridge Growth Corridor. Land has been put forward through Central Bedfordshire Council’s emerging local plan.
Crews Hill, Enfield (with Chase Park): An expanded development that could deliver up to 21,000 homes, supported by carefully planned green belt release identified in Enfield’s draft local plan.
Leeds South Bank: A major regeneration project, long backed by the council, that would deliver new urban housing and mixed-use development, potentially as an “urban eco settlement”, tied to the city’s £2.1bn transport funding allocation.
Other nine recommended locations
Adlington, Cheshire East – Standalone settlement to support Greater Manchester and Cheshire’s growth industries.
South Gloucestershire (Brabazon & West Innovation Arc) – Corridor of connected development in a high-productivity, tech-focused economy.
Heyford Park, Cherwell – Redevelopment of a former airbase, building on links to Oxford and the region’s technology industries.
Manchester, Victoria North – Inner-city densification to support economic growth and high-skilled job demand.
Marlcombe, East Devon – Standalone settlement supporting the Exeter and East Devon Enterprise Zone.
Milton Keynes – A “renewed town”, combining city centre reinvigoration with peripheral expansion and a proposed mass rapid transit system.
Plymouth – Urban densification, building on £4.4bn investment in HMNB Devonport.
Thamesmead, Greenwich – Riverside settlement reliant on a potential Docklands Light Railway extension.
Worcestershire Parkway, Wychavon – Expanded development around the train station, intended as a carbon-neutral model.
Call for interim planning policy
Alongside its location recommendations, the taskforce issued 44 wider proposals, including an urgent call for an interim planning policy to safeguard the identified areas. The report warns that land values may rise and speculative applications could emerge, potentially compromising opportunities for comprehensive new town planning.
It recommends that the government commit to a policy enabling call-in and refusal of developments that risk undermining new town delivery, with local authorities reviewing applications in these areas and the secretary of state prepared to intervene.
The government’s initial response notes that local planning authorities should remain “positive and proactive” in handling applications but that pending final decisions, planning decision makers “should give consideration to any potential impacts of other developments on the delivery of the locations for potential new towns”. It confirmed that the secretary of state retains the power to call in applications of more than local significance.
Measures to support delivery of new towns will be included in a consultation on revised national planning policies later this year, as part of changes to the National Planning Policy Framework.
Interaction with housing targets
The taskforce also pressed the government to clarify how new towns will interact with local housing need targets, highlighting strong local support for the homes delivered through new towns to count towards these obligations. In response, the government said it would ensure a “consistent and fair approach” and will provide more detail “in due course”.
Next steps
The government has committed to carrying out a strategic environmental assessment (SEA) to evaluate the implications of the proposed developments. Draft proposals and the final SEA will be published for consultation in spring, followed by confirmation of the new town locations and a full government response to the taskforce’s report.