Turning new town ambition into real delivery

The UK is once again looking to new towns as a key part of its housing and growth strategy. The ambition is bold, with plans to deliver the first generation of 21^st century new settlements at pace and at scale.

However, as explored in the recent Estates Gazette podcast recorded at UKREiiF, the journey from policy to delivery is anything but straightforward.

Walker Morris Partner, Lee Gordon, joined Paula Hirst (Harlow & Gilston Garden Town) and Tim Burke (Estates Gazette) to discuss the “heavy lifting” required to bring forward entirely new communities. The conversation moved through planning theory and into the practical realities of delivering viable, infrastructure-led places.

Below, we highlight some of the key takeaways from Lee.

Infrastructure-first delivery must be matched by viable funding strategies

While there is broad consensus around the need for “infrastructure first” delivery, Lee highlighted the real challenge lies in how this is funded and delivered in practice.

Strategic infrastructure is often required early to unlock development, but this creates significant upfront costs and risk, particularly on schemes involving multiple landowners. Without clarity on who is responsible for delivery and how it will be funded, progress can stall.

Lee’s key point was that infrastructure shouldn’t be treated as a downstream consideration. Viable, deliverable funding strategies must sit alongside planning from day one if new settlements are to move forward at pace.  Additionally, Lee emphasised the significant role that the public sector can play in this, including through leading on forward funding and taking delivery responsibility for strategic infrastructure to unlock schemes.

Early clarity and alignment are critical to unlocking delivery

A consistent lesson from large-scale schemes is the importance of establishing a clear delivery strategy at the outset.

Too often, key issues such as infrastructure responsibilities, cost-sharing and delivery mechanisms, are left until later in the planning process. By that stage, negotiations become more complex and can delay progress.

Lee emphasised that developers are typically willing to contribute, but they need certainty through providing clarity on costs, confidence in delivery and alignment across stakeholders. Setting expectations early helps to de-risk projects, build trust and create the conditions for sustained investment.

Public-private collaboration and governance will determine success

Delivering new settlements and towns at scale will rely on strong collaboration between the public and private sectors, supported by the right governance structures.

Lee pointed to the growing role of the public sector in de-risking schemes, particularly in early-stage infrastructure delivery where there is a wider public benefit. At the same time, more flexible delivery models, including joint ventures and development corporations, are becoming increasingly important in aligning stakeholders and enabling long-term coordination.

For complex, multi-phase settlements, having a dedicated delivery body or clear governance structure can be critical in maintaining momentum and ensuring consistent decision-making over time.

The government’s renewed focus on new towns presents a significant opportunity, but as Lee’s insights make clear, success will depend on getting the fundamentals right from the outset. Infrastructure, funding and governance are not secondary considerations but are central to delivery.

Listen to the full podcast to hear more insights from Lee and the wider panel on how the UK can unlock new towns and large-scale residential development.