New Towns Taskforce: Report to government

The establishment of a New Homes Taskforce was announced in July 2024; in September 2024 the New Towns Taskforce was established, with Sir Michael Lyons as its Chair and Dame Kate Barker as Deputy Chair. The aim of the taskforce has been to act as an independent expert advisory panel appointed by the Ministry of Housing, Communities and Local Government (MHCLG) to support the government to deliver the next generation of new towns.

In February 2025 the New Towns Taskforce published its interim report as a policy statement, updating the government on progress in its first six months, called 'Building new towns for the future'. On 28 September 2025, the New Towns Taskforce published its final report to the government, including 44 recommendations and a list identifying 12 potential new town locations.

The report emphasises the urgent need to address housing shortages across the UK and to concurrently promote economic growth through large-scale, well-planned communities. It draws on lessons from the 32 post-war new towns; engaging with a variety of stakeholders it found strong support for developments to include standalone settlements, urban extensions, as well as the remodelling of existing city areas.

The report stresses that new towns need to be more than just housing, focussing on building thriving communities with a distinct identity, robust placemaking, early investment in infrastructure, and environmental resilience. It goes on to suggest delivery is best supported by development corporations to coordinate land acquisition, design, and infrastructure, while government leadership, strategic investment, and strong public-private partnerships will be crucial to accelerating development, sharing risks, and instilling public confidence.

The Taskforce and is Chair say that the initiative aims to create sustainable communities that will leave a lasting legacy not only for housing but also for economic growth in England.

Summary of key points

1. The New Towns Taskforce was created to identify and develop new towns to drive economic growth and meet housing needs.
2. Urgent action is needed to tackle low productivity and severe housing shortages affecting economic and social wellbeing.
3. The Taskforce assessed standalone and expansion models to select locations that best meet housing and growth goals.
4. All proposed new towns share core features: scale, coordinated delivery, and high-quality placemaking.
5. The post-war New Towns Programme showed how ambitious planning can transform housing and economic prospects.
6. The government must revive this ambition, using all available powers and partnerships to deliver modern new towns.
7. Each new town should have at least 10,000 homes, contributing to a total of around 300,000 new homes nationwide.
8. Building at this scale will stimulate construction skills, materials supply, and broader economic and social benefits.
9. Infrastructure shortfalls in transport, energy, and water must be addressed for realistic and sustainable delivery.
10. Strong long-term strategic planning is essential for successful, enduring new towns and efficient investment.
11. Recommendations align with national infrastructure and industrial strategies to ensure resilient housing supply,
12. New towns can boost housing delivery, economic mobility, and sustainability while strengthening the construction sector.
13. They will also support local business growth and act as a blueprint for future large-scale development.
14. New towns should foster complete, sustainable communities with housing, services, green space, and connectivity.
15. Ten placemaking principles will guide diverse, inclusive, and high-quality development for each community.
16. Early, strategic land acquisition and assembly will help capture value and speed up large-scale delivery.
17. Development corporations are recommended as the main vehicle for coordinated and efficient delivery.
18. Private sector partners may play a greater role where aligned with public objectives and placemaking principles.
19. Delivery must be underpinned by clear, binding agreements ensuring quality and long-term commitment.
20. The planning framework should be refined to streamline approvals and enable coordinated, accelerated delivery.
21. Interim planning policies should prevent speculative development that could undermine new town plans.
22. Government must provide substantial upfront and long-term funding to support infrastructure and development.
23. Site selection must consider varied infrastructure needs and government funding constraints.
24. Investor confidence and sustained public-private cooperation are vital for these long-term projects.
25. Strong central leadership and interdepartmental coordination are key to funding and delivering successful new towns.

Proposed locations

The Taskforce was directed to identify a shortlist of potential new town locations that would most effectively boost economic growth, expand housing supply, and strengthen communities. It assessed both traditional standalone settlements of at least 10,000 homes and large urban extensions that could be accelerated through new town designation. Unlike earlier new town waves that focused on overcrowding or regional balance, this generation aims to unlock growth in areas constrained by housing and infrastructure shortages while also supporting urban regeneration. Priority was given to high-productivity regions where housing shortages limit economic mobility, as well as emerging growth hubs with strong potential when paired with strategic transport investment. The recommended sites vary in form but share key traits—large scale, strong design, and the potential for government-led acceleration—and were selected to enable early delivery within this Parliament, supported by widespread national enthusiasm expressed through over 100 responses to the Taskforce’s 2024 Call for Evidence.

• Adlington, Cheshire East – standalone settlement supporting Greater Manchester and Cheshire industries.
• South Gloucestershire – connected development across Brabazon and West Innovation Arc in a high-productivity tech corridor.
• Chase Park and Crews Hill, Enfield – expanded green development addressing London's housing shortage.
• Heyford Park, Cherwell – redeveloped former airbase linking Oxford with clean tech and high-quality placemaking.
• Leeds South Bank – urban development leveraging transport investment to deliver connected, high-quality homes.
• Manchester, Victoria North – inner-city densification attracting skilled workers and supporting industrial growth.
• Marlcombe, East Devon – standalone settlement boosting labour supply and supporting the Enterprise Zone.
• Milton Keynes – 'Renewed Town' expanding the city and introducing Mass Rapid Transit to reshape travel.
• Plymouth – densified development enhancing Britain's Ocean City and leveraging HMNB Devonport investment.
• Tempsford, Central Bedfordshire – new settlement capitalising on East West Rail in the Oxford-Cambridge Growth Corridor.
• Thamesmead, Greenwich – riverside settlement unlocking land and improving connectivity via DLR extension.
• Worcestershire Parkway, Wychavon – expanded development around the station as a sustainable, carbon-neutral model.