The Planning and Regeneration Committee of the Greater London Authority Council met on Wednesday 11 February 2026 to discuss the development of new towns in London. The committee heard from representatives of Transport for London, Peabody, the Greater London Authority, and the London Borough of Enfield regarding plans for new towns at Thamesmead and Crews Hill and Chase Park. Key discussions focused on the criteria for site selection, the potential benefits and challenges of new town designations, transport infrastructure, housing delivery, and long-term stewardship.

New Towns for London

The committee discussed the government's initiative to establish new towns across England, with two shortlisted sites located in London: Thamesmead in Greenwich and Crews Hill and Chase Park in Enfield. Soumya Partha Sarathi, a Director at Arup and a member of the New Towns Task Force, explained that the selection criteria for these sites included unlocking economic development, accelerating housing delivery, being set within a broader strategic context, and building thriving communities. Criteria also included a good proportion of land ownership under single control, existing or planned transport links, value for money, momentum for planning, and the potential to provide a minimum of 40% affordable housing.

Assembly Member Andrew Boff raised concerns about the potential sacrifice of Green Belt land for new town projects, questioning whether this was a criterion for selection. Ms. Partha Sarathi clarified that while Green Belt release was considered, it was not a definitive exclusion criterion, and the task force followed government guidance on which types of Green Belt could be released. The terminology of new towns was also debated, with Assembly Member Lord Bailey suggesting a renaming to avoid confusion, as the current proposals do not strictly align with the legal definition of new towns under the 1946 Act. Kate Greenway, Project Director for Thamesmead Waterfront at Peabody, highlighted that a new town designation could provide stability, access to alternative financing, and bring together different governmental organisations to accelerate delivery.

Concerns were also raised about the environmental impact of these developments. Assembly Member Zoë Garbett questioned the protections for nature and how it would be incorporated into the designs. Ms. Partha Sarathi assured the committee that placemaking principles included a commitment to environmental sustainability and building with nature, with specific attention to nature recovery programmes.

The discussion also delved into delivery models, with the New Towns Task Force recommending development corporations. Tom Copley, Deputy Mayor for Housing and Residential Development at the Greater London Authority (GLA), stated that no decisions had been made on delivery models but that Mayoral Development Corporations (MDCs) were a potential option, drawing on the GLA's experience with entities like the London Legacy Development Corporation (LLDC). Brett Leahy, Executive Director for Environment and Communities at the London Borough of Enfield, emphasised that Enfield would expect to be a partner in any delivery model for Crews Hill and Chase Park, adding value through its local knowledge and stewardship role.

Transport infrastructure was a significant point of discussion. David Christie, Head of Growth and Masterplanning at Transport for London (TfL), confirmed that the DLR extension to Thamesmead was estimated to cost £1.5 billion and would be financed through a combination of incremental revenues from fares, planning gain, and government support. He also noted that while the DLR extension might not be operational when the first residents move into Thamesmead, new bus infrastructure, including the Super Loop 11 service, would provide initial connectivity. For Crews Hill and Chase Park, the devolution of the Great Northern Inner services to TfL was seen as crucial, with potential for four to eight trains per hour off-peak following metrolisation.

Housing delivery and affordability were central to the debate. The New Towns Task Force's principle of a minimum of 40% affordable housing, with half of that being social rent, was discussed. Deputy Mayor Tom Copley indicated that the GLA's Social and Affordable Homes Programme would support these targets, with a minimum of 60% of its funding allocated to social rent. He also stressed the need for a diverse range of tenures, including homes for sale, key worker living rent, and family-sized homes. Assembly Member Andrew Boff questioned the focus on hardworking families and the potential for building on parkland, while Brett Leahy clarified that the local plan for Enfield did not propose building on parks.

Long-term stewardship was also a key theme. Kate Greenway stated that Peabody saw itself as a long-term steward of Thamesmead. Ms. Partha Sarathi highlighted stewardship as a cornerstone of new town success, citing examples like the Parks Trust of Milton Keynes. Deputy Mayor Copley acknowledged the importance of long-term stewardship and the eventual return of powers to boroughs, drawing lessons from the LLDC's transition.

The committee also discussed the potential for land value capture to finance new towns and transport improvements. Deputy Mayor Copley agreed with the assessment that land value capture should be employed, but noted that the specific form would need to be tailored to each location. He expressed support for greater devolution of powers to London to enable such mechanisms without constant reliance on the Treasury.

Finally, the committee reviewed its work programme, noting a site visit to Thamesmead Waterfront on 22 January 2026. The next meeting was scheduled for 10 March 2026.

New Towns for London

The Planning and Regeneration Committee convened to discuss the development of new towns in London, specifically focusing on the shortlisted sites of Thamesmead in Greenwich and Crews Hill and Chase Park in Enfield. The meeting featured two panels of guests, including representatives from Transport for London, Peabody, the New Towns Task Force, the Greater London Authority (GLA), and the London Borough of Enfield.

Key Discussions and Decisions:

• Site Selection Criteria: Soumya Partha Sarathi, a member of the New Towns Task Force, outlined the criteria used to select potential new town sites. These included unlocking economic growth, accelerating housing delivery, strategic context, building thriving communities, land ownership, transport connectivity, value for money, and the ability to deliver at least 40% affordable housing.
• Green Belt Concerns: Assembly Member Andrew Boff raised concerns about the potential impact on Green Belt land. Ms. Partha Sarathi clarified that while Green Belt release was considered, it was not a definitive exclusion criterion and followed government guidance. Brett Leahy, from the London Borough of Enfield, stated that the local plan for Crews Hill and Chase Park did not propose building on parks, and that the land in question was primarily Grey Belt (previously developed land).
• Delivery Models: The New Towns Task Force recommended development corporations. Tom Copley, Deputy Mayor for Housing and Residential Development, indicated that Mayoral Development Corporations (MDCs) were a potential option for London's new towns, drawing on the GLA's experience. Brett Leahy emphasised Enfield's desire to be a partner in any delivery model for Crews Hill and Chase Park.
• Transport Infrastructure: David Christie, from Transport for London, discussed the DLR extension to Thamesmead, estimated at £1.5 billion, to be funded by incremental revenues and government support. He noted that while the DLR might not be operational for initial residents, bus infrastructure would provide interim connectivity. For Crews Hill and Chase Park, the devolution of Great Northern Inner services to TfL and potential metrolisation were highlighted as key transport improvements.
• Housing and Affordability: The committee discussed the target of 40% affordable housing, with half to be social rent. Deputy Mayor Copley confirmed the GLA's commitment to social rent and other affordable tenures, including key worker living rent and family-sized homes.
• Long-Term Stewardship: The importance of long-term stewardship was stressed by Kate Greenway (Peabody), Ms. Partha Sarathi, and Deputy Mayor Copley. They highlighted the need for a clear governance structure that ensures the quality and sustainability of new communities over time, with eventual handover to local boroughs.
• Land Value Capture: Deputy Mayor Copley supported the use of land value capture to finance new towns and transport infrastructure, advocating for greater devolution of powers to London to implement such mechanisms.
• Community Engagement and Consultation: Discussions touched upon the need for robust community engagement and co-design principles, ensuring that local communities benefit from new developments. The process for consultation on environmental assessments and the definition of development boundaries was also debated.

The committee noted the report and subsequent discussion, delegating authority to the Chair to agree any output arising from the discussion. The committee also noted its work programme, including a site visit to Thamesmead Waterfront. The next meeting was scheduled for 10 March 2026.