Government announces a New Town at Tempsford – what happens next?

Establishing a new generation of New Towns is a key part of the government’s commitment to deliver 1.5 million new homes by 2029.

The government appointed a Task Force of experts to support the government in delivering these. Part of their role was to make recommendations for suggested locations. There was an open call for sites, and the Task Force have selected 12 locations from over 100 sites which were submitted. Two of these will impact on Bedfordshire, a proposed standalone New Town at Tempsford and an extension to Milton Keynes. The Milton Keynes expansion will be the subject of a separate piece which we will publish in due course.

Tempsford – what we know so far

Tempsford has been recommended to government as one of the preferred locations for a large stand-alone New Town. It is also one of the locations which could be “fast tracked” as government wants development to have started on three sites by 2029. One of the main reasons for selection is its position at the intersection of the East Coast Main Line and the new East West Rail Link and part of the Oxford to Cambridge Corridor. Up to 40,000 new homes are proposed, together with all the infrastructure you would expect for a town of this size including a new main line station.

The government is now undertaking a Strategic Environmental Assessment (SEA) of the 12 locations. This will look at the likely significant environmental effects of the proposals. They will then publish the draft proposals and final SEA for consultation early next year, before confirming the locations which will be progressed as New Towns later in the spring.

Impact on Bedfordshire

We appreciate that creation of a New Town at Tempsford will result in a massive transformation from an area which is currently characterised by small rural villages to the creation of an extensive urban area. This is likely to be very unwelcome for many existing residents.

However, CPRE Bedfordshire recognises that the New Towns programme represents a flagship government policy designed to create economic growth and boost housing supply and we have a better prospect of influencing how the Tempsford New Town takes shape if we engage positively.

CPRE and New Towns

CPRE wants to see New Towns in the right places delivering ambitious climate, nature and well-being friendly towns built to high design standards providing genuinely affordable homes.

As a concept, focusing development in one location rather than spreading it across a wider area has its merits, providing it is planned, designed and developed appropriately.

CPRE has produced a more in-depth guide which explores ten principles for ‘New Towns done well.’

Housing Targets

As yet the government has not yet clarified whether New Towns will count towards housing numbers. We are calling on the government to ensure the New Town housing numbers are included within the current and emerging housing targets In Local Plans, to avoid a complete housing over-provision in the area. The government needs to clarify this issue very quickly as urged by the Task Force in their report.

Delivering the infrastructure and development for a New Town at Tempsford

At Tempsford, early provision of social and physical infrastructure is essential particularly the provision of the new station and integration with the Rail network. These types of works are notoriously difficult, costly and extremely slow to deliver. We are concerned flooding has been identified as a key issue which will need to be addressed at the outset, including how and when works will be paid for.

The government will have to actively intervene, including providing up front funding, to ensure these key elements are delivered very early in the project.

We agree with the Task Force that delivery by a government overseen Development Corporation should be the most effective delivery body. This must have the necessary planning and land assembly powers to enable all the land to be acquired and control what is developed and when.

There also needs to be a way of the capturing the increase in land value, for the good of the public, as a result of the decision to create a New Town. This funding can then be used to pay for up front and future infrastructure. Some of the early New Towns did this and there are mechanisms which can be used. But unless a way of achieving this is put in place early the opportunity will be at best diluted and at worst lost.

Involving the local community

Development Corporations have been criticised in the past for lack of accountability and transparency so if they are to be the delivery body their governance and mechanisms for involving local communities and Local Authorities should be effective, agreed and made clear at the outset.

What will CPRE Bedfordshire be doing next?

We will be making our views known to the government on both the key issues which need to be considered within the Strategic Environmental Assessment and the process of deciding whether Tempsford should be confirmed as a preferred location for a New Town. We will also be advocating for a process that meaningfully engages with local residents.

Read more

Pages 58-9 on the New Towns Taskforce Report outline the proposals for Tempsford.