The Planning and Regeneration Committee of the Greater London Authority Council met on Wednesday 28 January 2026 to discuss proposals for new towns in London. The committee heard from experts on the viability of new towns, the importance of infrastructure, and the need for public-led development to ensure a high proportion of social rent homes. Key decisions included noting the report and discussion on new towns, and delegating authority to the Chair to agree any output from the discussion. The committee also noted a proposal for a site visit to Clamart, France, as part of its investigation into new towns.

New Towns for London

The committee discussed the potential for new towns in London, with two sites shortlisted: Thamesmead in Greenwich and Crews Hill and Chase Park in Enfield. Experts highlighted the critical need for new housing in London, with Shelter policy manager Charlie Berry emphasizing the opportunity for public-led development to deliver social rent homes. Dr Thomas Aubrey, a Senior Fellow at the London School of Economics and Political Science, stressed the importance of integrating new towns with transportation infrastructure, suggesting that extending the DLR into Bexley might be necessary to make the Thamesmead development commercially viable.

Concerns were raised about the definition of affordable housing within the proposed 40% target, with a call for a higher proportion of social rent homes. The YIMBY Alliance's Kane Emerson argued for the importance of well-connected locations and employment opportunities within new towns, contrasting the success of Milton Keynes with the challenges faced by Skelmersdale. Tom Perry from The King's Foundation emphasized the need for a clear vision, strong leadership, and cross-disciplinary working to deliver quality developments that go beyond just housing, considering outcomes such as resilience, nature, and well-being.

The discussion also touched upon the financial viability of new towns, with Dr Thomas Aubrey noting that projects need to be self-funding and that a 35% affordable housing target, with a specific split between social rent and shared ownership, emerged from modelling for the Oxford-Cambridge Arc. Charlie Berry advocated for ambitious grant funding from the Government and suggested that New Town Development Corporations could access financing through long-term, low-interest public loans, similar to historical models.

The committee explored the governance structures for new towns, with a preference for Development Corporations due to their ability to assemble land, provide a single point of responsibility, and ensure a coherent design. The potential for community land trusts to be involved in delivery was also highlighted. Concerns were raised about the democratic deficit in some existing development corporations and the need for robust local consultation.

The importance of infrastructure, particularly transport, was repeatedly stressed. Guy Courtois, founder of Pour Une Renaissance Urbaine, shared insights from French urban extensions like Clamart, emphasizing the success of pre-empting land to capture value, which then funds infrastructure such as tram networks and public spaces. He also highlighted the public preference for neo-traditional architecture and the financial benefits of such developments.

The committee also discussed the role of design codes and public engagement. While acknowledging the public's preference for traditional architecture, the panellists also noted that good design, regardless of style, can be achieved through robust processes, community involvement, and a focus on placemaking. The challenges of balancing community preferences with financial viability and the need for early and meaningful engagement were also key themes.

Finally, the committee considered the role of the GLA and central Government in incentivising better design and delivery. Recommendations included the GLA developing a strategic vision for new towns, carefully selecting delivery vehicles, and ensuring control over development land. For central Government, the advice was to clarify laws on land compensation to avoid lengthy legal battles and ensure projects are viable. The importance of building infrastructure first and ensuring that new developments are well-connected was also a recurring theme.