Weekly planning news

New towns locations revealed

The government’s new towns taskforce has named 12 potential sites for large-scale development across England, with a pledge to begin work on at least three before the next general election.

The long-anticipated list was published on Sunday, highlighting a mix of urban regeneration projects, urban extensions, and standalone greenfield settlements. The taskforce, chaired by Michael Lloyns, was commissioned last year to explore how new large-scale communities could be delivered to meet housing need and drive economic growth.

Where are the proposed new towns?

• A standalone settlement in Adlington, Cheshire East
• A corridor of connected development in South Gloucestershire, across Brabazon and the West Innovation Arc
• An expanded development linking Chase Park and Crews Hill, Enfield
• Redevelopment of the former airbase at Heyford Park, Cherwell
• Urban regeneration in Leeds South Bank
• Inner-city densification in Manchester, Victoria North
• A standalone settlement in Marlcombe, East Devon
• A ‘renewed town’ in Milton Keynes
• High-density development in Plymouth
• A new settlement at Tempsford, Central Bedfordshire
• A riverside settlement in Thamesmead
• Expanded development at Worcestershire Parkway, Wychavon

Which sites are most likely to go ahead first?

The government has identified Tempsford (Central Bedfordshire), Crews Hill (Enfield) and Leeds South Bank as the most promising initial locations. Ministers have committed to advancing these projects before the next election, subject to further planning work.

What happens next?

While the announcement marks a major milestone, final decisions on new town locations will only be made after a Strategic Environmental Assessment, with detailed reports expected in the spring.

The scheme represents one of the most significant housing and infrastructure drives in decades, blending urban regeneration with entirely new settlements to meet long-term growth pressures.

Government’s taskforce pushes for interim planning measures to protect their new town locations

The New Towns Taskforce has recommended that the government establish interim planning measures as a priority to safeguard the development of new towns in its recommended locations.

The taskforce highlighted that announcing potential new town sites could lead to rising land values and speculative development, which may jeopardise long-term planning objectives. To prevent this, it urged the government and local authorities to use call-in powers and refuse applications that could compromise the strategic delivery of these towns.

The interim planning policy would ensure that housing, infrastructure, and services could be coordinated effectively across each site. The 12 proposed new towns are expected to deliver at least 10,000 homes each, with a combined potential of up to 300,000 homes.

The taskforce also stressed the importance of clarity on how new towns will interact with local housing need targets, noting that homes delivered as part of new towns should count toward these targets. In response, the government has encouraged local authorities to continue managing planning applications positively while taking into account potential impacts on new town delivery.

Strategic environmental assessments (SEAs) will now be undertaken to understand the implications of developing the new towns. Draft proposals will be published for consultation in the spring, ahead of confirming which locations will proceed.

Government keeps housing’s ‘critical infrastructure’ status under review

Housing minister Matthew Pennycook has confirmed the government has not dismissed the idea of designating housing as critical national infrastructure, though it is not a current policy priority.

Speaking at a fringe session during the Labour Party’s annual conference in Liverpool, Pennycook said ministers had “kept the issue under review” but had not pursued it. Asked directly whether the option had been ruled out, he replied that it had not.

The minister added, however, that the government was not actively considering such a move at present, given its wide-ranging policy agenda.

The debate arose amid suggestions that classifying housing as essential infrastructure could change fiscal rules, enabling the chancellor to borrow more for investment.

Ian McDermott, chief executive of housing association Peabody, speaking alongside Pennycook, stressed the sector’s importance regardless of Treasury definitions. “Housing is absolutely fundamental to the nation’s infrastructure,” he said, while acknowledging the financial implications were a separate matter.

The government’s definition of critical national infrastructure covers systems whose disruption would severely impact essential services, national security or the functioning of the state. This includes sectors such as energy and defence, as well as facilities requiring special protection, such as nuclear sites.

In December 2024, ministers pledged to better align decisions on housing and infrastructure at both national and local levels as part of their long-term milestones for the sector.

Uncertainty over future planning bill – as ministers deny press reports

Housing minister Matthew Pennycook has dismissed press claims that the government has asked Tory peer and planning KC Lord Banner to draft a new planning bill. The Guardian¹ recently reported that the bill could restrict environmental groups from using judicial reviews to delay major projects such as Heathrow’s third runway.

Speaking at Labour’s party conference, Pennycook said Banner had not been tasked with drafting legislation, stressing that his focus remains on the government’s existing Planning and Infrastructure Bill. “I don’t know where that story has come from,” he told delegates. According to Planning, a source close to Banner also confirmed he had not been asked to draw up a bill, though he continues to advise on planning reforms and has tabled amendments to the current legislation.

Banner previously led a government-commissioned review into accelerating infrastructure delivery, which recommended limiting the scope for judicial reviews.

Speculation about further reforms has been fuelled by other recent press reports. In August, The Times² claimed the Treasury was preparing another infrastructure bill aimed at “tearing up” environmental protections. More recently, housing secretary Steve Reed was quoted³ as saying the Planning and Infrastructure Bill was “not the end of our ambitions”. However, when asked for clarification, the Ministry of Housing, Communities and Local Government stressed that this did not mean a new bill was being prepared.

1. https://www.theguardian.com/politics/2025/sep/27/starmer-asks-conservative-peer-write-planning-bill-block-judicial-reviews
2. https://www.thetimes.com/uk/politics/article/rachel-reeves-strip-back-environmental-protections-planning-projects-xjxn02crs
3. https://www.thetimes.com/uk/politics/article/steve-reed-why-labour-wont-let-green-groups-veto-new-homes-zqq8tw7vn