Large-scale New Communities

Monday 23rd March 2026 Written Statements

[The Minister for Housing and Planning (Matthew Pennycook)]

The New Towns Act 1946 was a response to the urgent need to alleviate housing shortages and urban overcrowding in a war-ravaged Britain. The acute and entrenched housing crisis that afflicts England today has far different causes, but the need for equally bold solutions is no less pressing.

As the final report of the New Towns Taskforce laid bare, a chronic shortage of housing is not only blighting countless lives but also hampering economic growth and productivity. The creation of a series of large-scale new communities provides a golden opportunity to make a significant contribution to meeting housing need across England, and to support economic growth by releasing the productive potential of our constrained towns and cities.

The original New Towns Committee established by the then Minister of Town and Country Planning, Lewis Silkin, rightly recognised that building well-planned new communities is a means of achieving national renewal as well as ensuring more families have access to decent, safe, secure and affordable homes. Inspired by the proud legacy of the past, we are now taking the first formal step to honouring our manifesto commitment to build a new generation of new towns.

Building on the diligent work of the New Towns Taskforce under the expert leadership of its chair, Sir Michael Lyons, and deputy chair, Dame Kate Barker, the Government are today launching a public consultation, which can be found at: https://www.gov.uk/government/consultations/new-towns-draft-programme/new-towns-draft-programme on their new towns programme and the environmental implications of it.

Through this consultation, we are seeking views on our proposals with a view to informing final decisions on how the new programme will operate; which locations will be taken forward; how the next generation of new towns will be planned and delivered; and how design, place-making and planning policy should be approached. The consultation also seeks views on the Government’s offer to locations and feedback on a strategic environmental assessment report that addresses local environmental constraints, the cumulative effects of new towns development, and practical methods of mitigation and monitoring.

The proposals set out in the consultation are the product of the Government’s assessment of whether each of the 12 locations recommended by the New Towns Taskforce, as well as an assessment of alternatives including sites submitted as part of the taskforce’s call for evidence in December 2024, other sites that MHCLG and Homes England were already aware of, and sites that were identified during the SEA process, were capable of meeting the programme’s objectives.

Each location was assessed against three objectives, namely scale, economic growth potential and deliverability. After reviewing over 100 potential sites, the Government determined that 13 locations appeared capable of supporting the programme to achieve its objectives. Of those 13, seven have been assessed as most capable of achieving those objectives and are therefore proposed for inclusion in the new towns programme.

The seven proposals are at different stages of maturity and require different types of intervention and support—including blends of public and private capital—to achieve their potential. The Government therefore intend to tailor their approach to each new town, with a view to making as much progress as possible as fast as possible.

Our seven proposed new town locations include three priority interventions:

A large-scale new settlement in Tempsford at the heart of the Oxford to Cambridge growth corridor and at the intersection of East West Rail and the east coast main line that could deliver over 40,000 homes.

An expanded landscape-led development of up to 21,000 new homes bringing together Crews Hill and Chase Park in Enfield that could help address London’s acute housing need.

Urban development to create a well-connected, high-density, city-centre neighbourhood in the heart of Leeds South Bank that could deliver circa 20,000 new homes and support an agglomeration of HMG investment and growth in the city.

As set out in our initial response to the New Towns Taskforce final report, these are particularly promising sites that could make significant contributions to unlocking economic growth and accelerating housing delivery. Subject to the SEA, each will receive significant Government focus and support to deliver.

The remaining four locations also have great potential and will be provided with targeted support to ensure they can progress. Two mature schemes are exciting opportunities already in train where the Government will provide assistance to maximise development opportunities:

The creation of a riverside settlement in Thamesmead, Greenwich that could deliver up to 15,000 new homes, unlocking inaccessible land in the capital and improving connectivity via the planned docklands light railway extension.

Inner-city development and densification of the Manchester Victoria North urban quarter that could deliver at least 15,000 new homes, supporting agglomeration benefits and access to jobs in the growing city centre and other employment hubs across Greater Manchester.

Two scalable schemes are of considerable potential where the Government will provide support for initial phases while exploring opportunities to further scale up development:

A corridor of connected development in south Gloucestershire, across Brabazon and the West Innovation Arc, that could deliver up to 40,000 new homes in one of the highest productivity areas in the country.

A “renewed town” of circa 40,000 new homes in Milton Keynes, reinvigorating the city centre and delivering much needed housing growth to its north and east whilst reshaping the way people travel through a locally appropriate transport solution.

Collectively, schemes in these locations have the potential to provide hundreds of thousands of new homes in the decades ahead and to make a vital contribution to a stronger and more secure economic future for our country. We are determined to get spades in the ground on at least three new towns in this Parliament and will strive to accelerate work on all of the sites that are eventually selected for inclusion in the programme.

As the accompanying SEA report demonstrates, development at the scale we are proposing will need to be mitigated. Good planning, up-front investment, and high-quality design is the best way to achieve this. That is why we are so determined that the next generation of new towns will be built in a way that is consistent with our ambitious place-making principles. As we have always promised, we intend to create well-connected, well-designed, sustainable and attractive places where people want to live with all the infrastructure, amenities and services necessary to sustain thriving communities.

The fact that over 100 sites were submitted in response to the New Towns Taskforce’s call for evidence tells its own story about the significant opportunities that exist across the country when it comes to large-scale new communities. We were impressed by the strength of propositions across the board, including the six locations that we have identified as reasonable alternatives to the programme.

That is particularly true of Plymouth, which is a unique opportunity to bolster the UK’s defence and security and, if not ultimately taken forward as part of the programme, will require special consideration and its own bespoke financial support package to unlock its potential as a centre of excellence in naval technology, and to ensure that housing does not act as a barrier to further growth.

Our new towns programme forms an integral part of our plans to boost innovation, quality and competition in house building. Through land supply certainty, integrated planning, infrastructure co-ordination, the expansion of supply chains, and increased investment in skills and new construction methods, building the next generation of new towns will help transform the way that future large settlements in every part of the country are delivered.

Following the consultation and completion of the SEA and habitats regulations assessments, the Government intend to publish their final proposals later this year. This will confirm the final locations to be taken forward as part of the programme, alongside a full Government response to the recommendations of the New Towns Taskforce, and further detail on precisely how the next generation of new towns will be delivered.

The Government will continue to engage extensively with local leaders, mayors, investors and communities throughout this process to ensure new towns are planned and delivered to the highest standards of design, sustainability and long-term stewardship.

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