Government backs plans for new generation of towns in England

The UK government has signalled its commitment to delivering a new generation of towns, following the publication of an independent report by the New Towns Taskforce. Twelve locations across England have been identified as potential sites for large-scale development, with at least three expected to progress within the current parliamentary term.

The government’s initial response, published on 28 September 2025, welcomes all 12 recommended sites and outlines its intention to establish a New Towns Unit to take the programme forward. This dedicated body will work across departments and agencies to unlock barriers to delivery and ensure the new towns act as a testbed for innovation.

The report, led by Sir Michael Lyons, proposes a mix of standalone settlements, urban extensions, and inner-city regeneration projects, each expected to deliver at least 10,000 homes. The taskforce recommends that 40% of the housing be affordable, with half of that allocated for social rent.

The 12 recommended locations are:

• Adlington, Cheshire East

• Brabazon and West Innovation Arc, South Gloucestershire

• Crews Hill and Chase Park, Enfield

• Heyford Park, Cherwell

• South Bank, Leeds

• Victoria North, Manchester

• Marlcombe, East Devon

• Milton Keynes city centre and expansion areas

• Plymouth

• Tempsford, Central Bedfordshire

• Thamesmead, Greenwich

• Worcestershire Parkway, Wychavon

Among these, Tempsford in Bedfordshire, Crews Hill in Enfield, and Leeds South Bank have been highlighted as particularly promising for early progress.

The Taskforce recommends that the new towns should be developed with a focus on creating thriving, inclusive and resilient communities. Its report highlighted the importance of “thoughtful urban layout and coordinated provision of flexible and adaptable homes and workspaces alongside essential services, amenities and opportunities for cultural enrichment.”

The Taskforece also noted that the new towns must also be designed to address environmental and climate challenges, ensuring they are fit for purpose well into the future.

To ensure sustainable development, the government will undertake a Strategic Environmental Assessment (SEA) to assess the environmental implications of each site. Final decisions on which sites will move forward are expected after the SEA and public consultation on draft proposals in spring 2026.

Each proposed town must demonstrate its potential for effective delivery, strong local partnerships, and alignment with wider economic goals. The government will also test a variety of delivery models to inform future large-scale housing developments.

If fully realised, the programme is set to play a major role in boosting housing supply, supporting economic growth, and transforming underused land into connected, liveable communities across England.