New towns in Manchester and Cheshire East make govt shortlist
Manchester City Council and FEC’s 15,000-home Victoria North and the 20,000-home Adlington were two of 12 areas recommended by the New Towns Taskforce to receive backing from Prime Minister Keir Starmer’s government.
The taskforce had been charged with crafting a list of places where government intervention could lead to the development of a minimum of 10,000 homes – of which 40% would be affordable, with half of those available for social rent.
Steve Reed MP, secretary of state for the Ministry of Housing, Communities, and Local Government, announced the taskforce’s recommendation at the Labour Party conference on Sunday. Labour will aim to start building at least three new towns during this Parliament.
The 12 recommended towns are a mixture of standalone settlements and urban extensions, with most located in the South. In addition to Victoria North and Adlington, the only other Northern bid to make the list was Leeds South Bank.
Of the 12, government noted in a press release that Leeds South Bank, Crews Hill in Enfield, and Tempsford in Central Bedfordshire had the most potential.
However, none of the 12’s status as future new towns is set in stone. They must each undergo a strategic environmental assessment in the spring. The results of the SEA could change the shortlist even more, with some proposed locations being cut.
Those that are eventually selected will receive support from the government in speeding up delivery. They could also become hotbeds for testing, in order to figure out the best way to deliver housing projects at scale.
“New towns are going to be a legacy from this government and our time as leaders collectively of the Labour Party of the future,” Reed told a gathering of local government officials during conference on Sunday.
He added later that he was committed to the 1.5m-homes housing target. To achieve that he pledged: “I will get the barriers out of the way. I will get rocket boosters behind what we need to do. We will get those homes built because our residents demand it and they deserve it and they need it.”
Secretary of state Steve Reed attended a Labour YIMBY rally on Sunday. Credit: PNW
Victoria North
Victoria North may seem like an odd inclusion in the recommendation list, seeing as work is well underway on the project – including the handover of its first 130 social-rent homes at the Victoria North neighbourhood of Collyhurst.
The project comprises 380 acres of brownfield land northeast of Manchester city centre. Manchester City Council is co-delivering Victoria North with its development partner FEC. Together they hope to build 15,000 homes, a health centre, a primary and a secondary school, a variety of shops, and a 99-acre park across seven distinct neighbourhoods. There would also be a new Metrolink station: Sandhills.
Of those 15,000 homes, 430 have been completed and 550 are on site. There is already planning permission in place for an additional 4,801.
Manchester City Council Leader Cllr Bev Craig explained how new town status would help speed up construction, especially if it came with financial support and administrative fast tracking.
“Our pitch is 15,000 homes,” she told Place North West. “It would have been something that could be achieved over the next 20 to 25 years without government support.
“What we’re saying is that as part of the new towns programme is that actually it’s much more achievable within two Parliaments, so that is what has got traction.”
The taskforce report delivered this verdict on the project: “A new town in Victoria North would recognise, at a national level, the potential Manchester has long seen in the area, and offer clear support to their ambitious plans to deliver both large numbers of homes at pace and the supporting infrastructure they need.
“But it would also acknowledge the potential complications brownfield sites can have, commit government to help solving them, and provide the certainty needed that future phases could continue to move forward…
“The successful regeneration of Victoria North would demonstrate how the public and private sector can work together to tackle complex regeneration challenges, and in a way which could be replicable up and down the country.”
When questioned as to why Victoria North wasn’t highlighted as one of the scheme’s with the most potential, Craig smirked.
“You’re at a political conference so you’ll hear political examples,” she said.
Adlington
The landowners of 2,400 acres of greenfield are behind the proposal for a new standalone town in Cheshire East. Belport Adlington pitched a 14,000-20,000-home community called Adlington after the train station that currently exists there.
The taskforce noted that a new Cheshire East town would help the area grow its housing supply and diversify its housing mix, making the residential market more resilient. Viability, the taskforce continued, was also likely to be high as house prices in Cheshire East are 43% above the regional average, as of May.
As a greenfield site, there would also be little land remediation required so construction could begin in earnest. However, it would require substantial transport infrastructure, including the improvement of its roads and the incorporation of Adlington Station into local bus networks.
The taskforce concluded: “Adlington offers a unique opportunity for the government to be truly instrumental in delivering a new town that would likely not exist without intervention, and the government should therefore ensure that it is positioned to reap the economic benefits afforded by possible designation.”
The New Towns Taskforce released a map showing where its shortlist of communities were based. Credit: MHCLG
The full list
Here is the full list of 12 recommendation locations for new towns, as written in the taskforce’s report.
- A standalone settlement in Adlington, Cheshire East; to serve the growing industries in Greater Manchester and Cheshire, as identified in the government’s Industrial Strategy.
- A corridor of connected development in South Gloucestershire, across Brabazon and the West Innovation Arc; building in one of the highest productivity areas in the country with a high value research, advanced engineering and technology economy.
- An expanded development bringing together Chase Park and Crews Hill in Enfield; delivering green development and helping address London’s acute housing need.
- Redevelopment of the former airbase at Heyford Park in Cherwell; connecting to Oxford and building on the existing progress and commitment to high-quality placemaking; referencing the area’s past and supporting its future in innovative technology industries.
- Urban development in Leeds; catalysing on the city’s existing economic prospects and capturing the benefits of the governments £2.1 billion local transport funding allocation for the Combined Authority by delivering well-connected, high-quality homes in the South Bank to support the city centre.
- Inner-city development and densification in Manchester, Victoria North; supporting continued growth and attracting high-skilled workers to service the city’s diverse industries.
- A standalone settlement in Marlcombe, East Devon; strengthening the region’s labour supply and supporting the Exeter and East Devon Enterprise Zone.
- A ‘Renewed Town’ in Milton Keynes; reinvigorating the city centre and expanding to the north and east whilst reshaping the way people travel, by delivering a Mass Rapid Transit system.
- Densified development in Plymouth; evolving Britain’s Ocean City and capitalising on the government’s £4.4 billion investment in HMNB Devonport, Western Europe’s largest naval base.
- A new settlement in Tempsford, Central Bedfordshire; to maximise the benefits of East West Rail by building a well-connected new town in the heart of the Oxford-Cambridge Growth Corridor.
- The creation of a riverside settlement in Thamesmead, Greenwich; unlocking inaccessible land in the city and improving connectivity if the proposed extension of the Docklands Light Railway can be delivered to enable the development.
- Expanded development at Worcestershire Parkway, Wychavon; accelerating delivery around the existing train station to help meet regional housing need and act as a model for sustainable, carbon neutral development.
Entirely logical locations in both examples. For Victoria North, clear land ownership and willing partners in place. In Cheshire East, a clear path forward on delivery based on viability. Liverpool and Sefton need to look sensibly at the scale of the challenges facing them as they bring forward plans for Liverpool North. LCC in particular need to prove they can actually get things moving in areas such as the Central Docks and Pumpfields and start building a case for coherent neighbourhoods. The narrative from Mayor Rotheram blaming Government for an unsuccessful bid to the New Town programme helps nobody.
By Anonymous
and Cheshire East’s PoV on this is?
By Rich X
Why use greenfield land, when we have huge swathes of disused land and derelict buildings in Liverpool, bradford, Sheffield etc which could easily be used for much needed housing, job creation and improved public transport in those cities, and help spur wider regeneration and investment. Until we invest in all of our major cities and improve everyone’s environment, housing, job opportunities, transport and wealth creation, the UK will never break the cycle.
By GetItBuilt!
More greenbelt land lost, while there are plenty of unused sites around the country that are being overlooked and turning to rubble. Shame on you all.
By Victoria
It will never happen, and the sooner this lot are out the better!!!
By Allan Greenwood
Will there be new legal powers given to drive these “New Towns” forward along with dedicated funding to unlock land, transport infrastructure and affordable homes?
By Anonymous
Adlington is a great shout.
By CG
Victoria, loss of greenbelt wasn’t mentioned in the article. Greenfield land is not the same as Greenbelt.
By Anonymous
Allen Greenwood – Victoria North is already on site so that will definitely happen.
By Anonymous
This is a good call by the Government. A mix of some greenfield sites around railway stations (like Adlington) and some heavy-duty city regeneration and densification schemes like Manchester, Leeds and Plymouth. Some of the commentators appear to have not actually read the article, let alone the report. They just want to bash the Government. As far as I can see, this is a balanced set of proposals with a lot of money to develop brownfield sites. I wish it luck.
By Peter Black
Clearly greenbelt land makes a more profitable proposal for developers. Forget the environment or the future for our children….PROFITS!
By Bernard Fender
Adlington presumably named after the village in which Adlington Station is located, rather than being named after the station.
By Anonymous
Belport Adlington, think should read Jones Homes, Pete’s had options on the land for years.
Next we’ll see the Prestbury link Road appear.
By No starter homes
Will the Adlington plan be accompanied by an increase in trains calling at Adlington station (currently one an hour)? Or are we simply going to build 20,000 homes in the middle of nowhere and then wonder why local roads keep getting more and more congested?
Come on guys, this is basic urban planning stuff in other countries. How much longer are we going to continue this failed development pattern? Victoria North and South Bank Leeds are more the type of development we should be doing – urban, brownfield densification taking advantage of existing infrastructure.
By Anonymous
Bernard Fender – did you read the article? Greenbelt is not mentioned.
By Anonymous
Why build on Greenbelt land when they could instead focus on regenerating areas of the UK which are in disrepair or abandoned! There are endangered species in Adlington [eg great crested newts] and a lot of valuable environmental space will be destroyed!
And even if they build housing on it, there is large chance it won’t be as affordable as they’d hope, seeing as the entire area has high house prices generally.
Hopefully Adlington fights back against this decision, as the MP currently is doing.
By Anonymous
Manchester will keep on with the Victoria North development as it has, but this government new town version will never happen in any new way. They will take credit for whatever happens in Victoria North but input will be minimal. Expect lots of fails during the the next phase.
By Anonymous
Regeneration should be exactly that, Brownfil land should be regenerated, not Greenbelt destroyed. Use Inner city locations where people can easily commute for work and has an infrastructure already and save our roads, which are already broken, why inflct more traffic, why spoil Adlington. This Gov are TOTAL idiots. Get them OUT NOW.
By Anonymous
A greenfield site (Adlington) is not the same as a greenbelt site. Please read the article.
By Anonymous
I applied to Cheshire East to put a simple short gravel drive across our front field (Greenbelt) in order to create a safer entrance/exit to our property as the existing is on a dangerous bend, this was refused on the grounds of “change of use” on Greenbelt land, however, they’re happy to decimate 2400 acres of Greenbelt to accommodate up to 20,000 homes? Probably a case of not what you know it’s who you know!!!
By Anonymous
Labour won’t be in power much longer so none of this will come to fruition. Just more hot air and no substance. Britain needs Reform now!!
By JokeBabyJoke
Jokebabyjoke – Reform would be the ruination of the country and, in particular, the north of England.
By Anonymous
I live close to the presumptive site in adlington
Fantastic area nothing for miles. It’s the middle of nowhere
No local anything
Dentist ? Doctors? Macc general hospital is stretched
Transport network is nonexistent
No internet max I get 6 mb
No sewers
No gas
Power cuts 4 times a year or more
Use the A34 in a morning ( good luck)
London road (haha)
Bonis hall lane (without a smash)
Get through poynton in a morning
Basically you need massive infrastructure investment
Electricity for 20000 thats reliable
Sewerage system
Gas (maybe)
Roads and relief roads
Rail connections with 2 tiny local train stations
Primary schools
Secondary schools
Doctors
Dentist
Shops
Probably missed a lot of important things as well
Builders make great profits from building only houses and not infrastructure for the massive profits they rake in
Belport have done well with their purchase moved out all the tenants and selling the properties good bit of assets stripping and fantastic idea must have a few mp’s under the thumb
Good idea???
By Rob
To answer @Rob, you can make exactly the same NIMBY talking points about new housing outside greenbelt in Cheshire East. The good thing about Adlington is it establishes the principle we can build in greenbelt closer to Manchester instead of displacing in further south.
By Rich X
With over 23,000 current Brownfield sites in England alone, with the potential for well over 1 million new homes, they want to destroy over 2,000 acres of Cheshire countryside. To protect the futures of our kids, we’re told to reduce, re use and recycle. And if I put a plastic water bottle in the wrong coloured bin, I’m told off. Yet they plan to build up to 20,000 homes on what is currently largely occupied by 6 farms producing food for our tables. One day in the future, people will look back (hopefully) at the ill considered decisions of previous generations.
By Anonymous
By JokeBabyJoke, Reform will see the fastest decline we’ve witnesses. The right have won every economic battle (Brexit, Truss, you name it), and Reform is simply the worst ultra-neoliberal element of The Conservatives. The only people that will benefit from Reform are its multi-millionaire and billionaire backers—not you or 99.99% of the population.
By Tom
20.000 houses on some of the most beautiful greenbelt in the whole of the UK? – you have to be joking
in an area where you have a 2 year fight to build a shed in your garden you want to destroy 2500 acres of beauty?
I can imagine what Matthew Pennycook would say if we suggested this on the rolling green hills of Greenwich..
NOT A CHANCE
By Adlington Resident
Clueless Gov Task force v The Rock Solid Awakened Adlington Task Force – Let the fight begin.
By Local Resident
With the Adlington site there will have to be a huge investment in infrastructure too, which will affect the areas around it. So not just those 2400 acres really. However which would everyone prefer? Continuing to add a few hundred houses here and there on the edge of town but not adding any infrastructure, or doing it all properly (hopefully)?
For those living round here they have a right to be taken aback though. If you live in a little village 15 miles from Manchester with no previous history of mass development, you probably weren’t expecting this!
By Anonymous
To put a bit of perspective realism on this, we own a small-scale family business building 2, 3 or 4 houses on brownfield land in Cheshire East. Our latest development has gone through 5 different refusals for planning. Yet a plan to build a 20,000 home new town 10 minutes away in Adlington looks like it’s a done deal, backed by a company with assets of £27m. Where’s the fairness in that?
By Jonneeeboy
Adlington is green belt generation farmers on the estate provide food for the nation, wild animals are in abundance in the area, the railway in the area is all ready at capacity the roads at commuter times gridlocked. This is just the greed of a company that has no interest whatsoever in the area and is only interested in making money for its shareholders and isn’t any good for anyone other then themselves
By Andrew Foden