Large-scale Housing Site Delivery

The delivery of significant numbers of large-scale housing developments in England is integral to driving economic growth and meeting the Government’s ambitious plan for change milestone of building 1.5 million safe and decent homes in this Parliament.

I am today updating the House on the progress that is being made to build out large sites across the country and to take forward the next generation of new towns.

The post-war new towns programme was the most ambitious town-building effort ever undertaken in the UK. It transformed the lives of millions of working people by giving them affordable and well-designed homes in well-planned and beautiful surroundings. This Government will continue to invest in their regeneration, but we also remain committed to bringing forward the next generation of new towns.

In September 2024, we established an independent New Towns Taskforce and tasked the experts on it with identifying and recommending locations for new towns within 12 months. Over the past five months, the taskforce has made significant progress. Its nationwide call for evidence, which invited proposals for sites with the potential to accommodate large-scale new communities of at least 10,000 homes, attracted over 100 submissions from every region in England, demonstrating the enthusiasm that exists across the country to be part of this transformative programme.

Today, the taskforce is publishing an update on its work, setting out the vision and aims of the programme, as well as the unique benefits it would deliver and the lessons learnt from a comprehensive review of the three phases of the post-war new towns programme.

The Government have been clear that we want exemplary development to be the norm not the exception, so that more communities feel the benefits of new development and welcome it. We remain fully committed to creating high-quality, beautiful, and sustainable buildings and places.

We are therefore determined to ensure that the next generation of new towns are well-connected, well-designed, sustainable and attractive places where people want to live and have all the infrastructure, amenities and services necessary to sustain thriving mixed communities, including public transport and services like GP surgeries and schools.

The taskforce is also today sharing its emerging thinking on how best to meet these expectations, setting out what principles should guide the delivery of the kind of new large-scale communities we want to create through the programme. The intention is to begin a national conversation about what constitutes an ideal new town, and a series of engagement events will be held with the residents of existing new towns to secure their insight.

The Government are clear that public investment, leadership, and focus will be needed to kick-start the delivery of the next generation of new towns. However, our clear long-term objective is to ensure that the settlements brought forward under the programme pay for themselves through the value they create. This requires that the price paid for land reflects the costs of quickly and efficiently providing the infrastructure, amenities and affordable housing essential to the creation of high-quality places. We look forward to receiving the taskforce’s recommendations as to how this can be best achieved.

The taskforce will submit its final report to the Deputy Prime Minister and I in the summer, setting out its recommended locations for potential new towns, and its view on how best to fund and deliver them. The Government will then make decisions on the basis of those recommendations and begin the process of initiating the programme.

The spending review will confirm the Government’s plans to provide certainty for this transformative programme, demonstrating our commitment to bringing forward sustainable new communities and unlocking economic growth across the country. In the immediate term, an initial £15 million has been allocated for the next financial year, to enable early scoping work on new sites to begin, ensuring delivery can start as soon as ministerial decisions have been made.

Following its launch in July 2024, the new homes accelerator has been working with national and local partners to speed up housing delivery on a series of large sites across the country.

These include seven sites that were previously announced, namely Liverpool central docks, Northstowe, Worcestershire Parkway, Langley Sutton Coldfield, Tendring Colchester Borders garden community, Stretton Hall, and Biggleswade garden community, which together have the potential to deliver more than 28,500 homes.

Through intensive engagement with other Departments and statutory consultees as a convener and broker, the accelerator has also helped progress a number of other sites with the capacity to deliver more than 20,000 homes.

The call for evidence that the accelerator launched last year identified 350 sites, with a combined potential delivery pipeline of approximately 700,000 homes, as requiring some form of support to progress.

Today, the accelerator is announcing that it will focus attention on three new sites: Frome Gateway regeneration area in Bristol, south of Cayton in Scarborough, and Beam Park in London. Together, these have the potential to deliver more than 7,400 homes.

The new homes accelerator is also providing £3 million of grant funding to local authorities for site-specific support. This will be supplemented by the ongoing direct advice provided by its dedicated team of built environment specialists. We are also announcing £1 million of funding to key statutory consultees and £2 million of funding to the Building Safety Regulator to accelerate processing of applications.

To further increase the supply of new homes, I am today announcing several new investments. These include confirming £29.6 million from the brownfield infrastructure and land fund to unlock 1,000 new homes in Broadford City Village; announcing £1.5 million to support a joint venture between Manchester city council and private partners to deliver a new district in Manchester Victoria North; and £20 million towards remediating small council-owned brownfield sites, as part of the brownfield land release fund.

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