The publication of the New Towns Taskforce report in September 2025 marked a decisive return to large scale, planned settlement delivery. Government has since confirmed an ambition to start building at least three new towns within this Parliament, supported by Strategic Environmental Assessment (SEA) testing of 12 locations and the creation of a New Towns Unit to coordinate delivery. Consultation on draft proposals and the SEA is expected in Spring 2026, with final site decisions to follow.

What meaningfully differentiates this programme from previous iterations is the follow through on powers, finance and policy alignment. The Planning & Infrastructure Act 2025, now in force, strengthens development corporation and compulsory purchase powers while streamlining infrastructure consenting, directly addressing historic barriers to land assembly and sequencing. In parallel, the launch of the £16bn National Housing Bank and Homes England’s £46bn Investment Roadmap signals a more coherent public capital platform to de risk complex, infrastructure first sites.

The Taskforce’s recommended locations deliberately blend new settlements, urban extensions and city centre regeneration. Early Government focus on Tempsford, Leeds South Bank and Crews Hill reflects different delivery challenges: rail anchored growth in the Oxford–Cambridge corridor, dense regeneration tied to mass transit, and politically sensitive Green Belt release in London. Each will hinge on infrastructure timing, environmental mitigation and credible value capture mechanisms, all to be stress tested through the SEA.

However, submission is not synonymous with delivery. Infrastructure dependencies, viability pressures linked to ambitious affordable housing targets, and local consent risks remain real. The forthcoming rewrite of the NPPF, with its more rules based approach and “default yes” near transport hubs, will be critical in translating national intent into local certainty.

The New Towns programme is not simply a housing initiative; it is a test of whether England can again deliver long term, well governed places at scale. The architecture is now largely in place. The next phase will determine whether it converts into homes, infrastructure and communities on the ground.

The 12 locations proposed for assessment within the New Towns Taskforce report are:

1. Adlington, Cheshire East

A new settlement aligned with growth industries across Greater Manchester and Cheshire.

2. South Gloucestershire (Brabazon/West Innovation Arc)

A connected development corridor in a nationally significant research and technology economy.

3. Chase Park and Crews Hill, Enfield

Green Belt adjacent expansion to help meet London’s housing need.

4. Heyford Park, Cherwell

Redevelopment of the former airbase, linked to Oxford’s innovation economy.

5. Leeds South Bank

Transit led urban development supporting city centre growth.

6. Victoria North, Manchester

Inner city regeneration and densification.

7. Marlcombe, East Devon

A standalone settlement supporting the Exeter and East Devon Enterprise Zone. 

8. Milton Keynes (Renewed Town)

City centre renewal and strategic expansion underpinned by mass rapid transit.

9. Plymouth

Densified urban growth aligned with major investment in HMNB Devonport.

10. Tempsford, Central Bedfordshire

A rail anchored new settlement at the heart of the Oxford–Cambridge corridor.

11. Thamesmead, Greenwich

A new riverside community dependent on improved public transport connectivity.

12. Worcestershire Parkway, Wychavon

Accelerated growth around a strategic rail hub.

As the programme moves from ambition to delivery, experienced advisers will be essential. Lambert Smith Hampton’s Planning, Regeneration & Infrastructure (PR+I) team is actively advising on complex, infrastructure led schemes, helping public and private partners turn national policy into viable, deliverable places.