Lessons from Cambridgeshire for the next wave of new towns

Boyer has had first-hand experience in advancing proposals for new towns following long-standing involvement in the promotion and securing of outline planning permission for 4,500 new homes at Waterbeach in South Cambridgeshire.

This forms part of a wider consented new town development of up to 11,000 homes – a similar size to those envisaged by the government (each new settlement is required to contain at least 10,000 new homes). 

In its update report in February, called Building new towns for the future, it became apparent that while the taskforce is considering submissions and identifying suitable locations, it is grappling with key issues such as infrastructure provision, funding and delivery models as it strives towards accelerating delivery rates.

As well as examining evidence from previous government new town programmes, the taskforce visited Cambridge in October 2024 in order to specifically “learn lessons from Cambridge developments”, including Waterbeach. 

Many of the key draft principles emerging through the taskforce’s work align with those applied at Waterbeach, such as its location relative to Cambridge and surrounding science parks and access to high-quality public transport, principally via the relocated railway station.

Undoubtedly, Waterbeach new town will have a key role to play in meeting the government’s growth plans for Cambridge and recognising the importance of supporting the full economic potential of the sub-region by creating attractive, well-connected places and much-needed new homes. 

The main reflection I would highlight from a Waterbeach perspective essentially relates to ensuring timely delivery, given the lengthy timescales over which the site was promoted. In this respect, perhaps the most challenging issue was the delay in securing the formal outline planning permission due largely to water scarcity issues. 

Delivery mechanisms to facilitate and streamline the consent process, therefore, need to be clearly defined, not least in ensuring that the relevant agencies are fully aligned.  

Crucial lessons can also be learned through analysis of a wide range of recent comparable projects, regarding practical considerations such as land assembly and the importance of ensuring comprehensive development that delivers against each of the draft principles expressed by the taskforce.

“New towns provide the closest opportunity a planning consultant or developer will ever get to planning for a substantial new settlement with a ‘clean slate’”

Avoidance of delay through co-ordination of all relevant agencies, including government departments and district and county councils will also be key, while the thorny issues of balancing affordable housing provision with the costly infrastructure funding requirements for development at such scale will also need to be grappled with. 

It is notable that these matters are the focus of current exploration by the taskforce under phase two of its work, including identification of powers, structures and financial models and land value capture. The details of this will be critical to the success and timely delivery of the next wave of new towns. 

While there will inevitably be existing site considerations, not least integration with existing communities, to take into account, new towns provide the closest opportunity a planning consultant or developer will ever get to planning for a substantial new settlement with a ‘clean slate’. As such, this provides the perfect scenario in which to fulfil the basic requirements of planning to greatest possible effect. This should include:

• Creating a masterplan that addresses current and future need
• Ensuring an effective phased delivery
• Prioritising sustainable transport, including active travel)
• Creating distinctive, liveable places
• Collaborating effectively
• Putting in place a long-term governance and stewardship model

The government’s new town programme is a chance not only to put planning principles into place effectively, but to address past mistakes and build communities that stand the test of time. Waterbeach and other recent developments show how the key tenets of good planning have been put in place successfully.

If we get this right – potentially embracing today’s planning priorities to an even greater degree – the 12 future new towns could become a lasting legacy of well-planned, thriving communities. 

Matt Clarke, director, Boyer