Breaking a 55-year hiatus, the government has unveiled an ambitious vision for Britain's next wave of new towns.
On 28 September 2025, the Ministry of Housing, Communities and Local Government (MHCLG) published the report from the New Towns Taskforce.
Twelve new town sites have been shortlisted by the Taskforce which are a combination of new settlements, urban extensions and regeneration projects. These are:
- Adlington, Cheshire East
- South Gloucestershire / Brabazon / West Innovation Arc
- Chase Park / Crews Hill, Enfield
- Heyford Park, Cherwell
- Leeds South Bank
- Victoria North, Manchester
- Marlcombe, East Devon, Exeter
- Milton Keynes city centre
- Plymouth urban area
- Tempsford, Central Bedfordshire
- Thamesmead, Greenwich
- Worcestershire Parkway, Wychavon.
Each new town is expected to deliver at least 10,000 homes, with 40% affordable housing, of which at least half to be available for social rent. These developments will need to integrate comprehensive infrastructure including transport hubs, schools, GP surgeries, high streets and community spaces.
Site selection has prioritised brownfield land and lower-grade "grey belt" areas, protecting valuable Green Belt designations while maximising development potential.
Priority Sites
The aspiration is that at least three new towns will see construction within this Parliament. Priority sites are Chase Park / Crews Hill in north London, Leeds South Bank and Tempsford in Bedfordshire. This is against a backdrop of the Government’s manifesto pledge to build 1.5 million new homes by 2029.
Implementation
The exact boundaries of each new town will depend upon further work by MCHLG and Homes England, including public consultation. Despite government endorsement of all twelve locations, formal approval remains pending. Immediate next steps include Strategic Environmental Assessments across each site to evaluate potential environmental impacts and mitigation requirements.
A robust approach to land assembly is recommended by the Taskforce, including the pooling of existing public land, negotiated acquisitions and compulsory purchase. There is support for the establishment of Development Corporations to enable co-ordination and speedy delivery.
Policy Framework
Updated national planning policies are scheduled for consultation later this year, specifically addressing new town development within existing frameworks. A fuller response to the Taskforce’s report from Government is expected in Spring 2026, including how delivery will interact with local housing need, within the plan-making process and for decision-making.
Delivery Pathways
Moving forwards, the ways in which new towns are to be delivered will be a key question on everyone’s minds. This could be the traditional planning application route to local planning authorities, through the creation of development corporations, or the use of Special Development Orders.
JLL will be monitoring these developments closely, tracking opportunities as this ambitious programme unfolds.
To discuss any of the matters discussed above or any other planning matter, please contact the team.