The House of Lords Built Environment Committee (BEC) has raised concerns over the government’s New Towns and expanded settlements agenda, arguing that the proposals lack “a clear, engaging vision.”

Peers acknowledged the pressing need to deliver more homes but warned that without a coherent strategy, the initiative risks repeating the mistakes of past top-down schemes. The committee said ministers must set out not just where new settlements will be built, but how they will function as thriving, sustainable communities.

Key criticisms include:

• Lack of clarity over long-term funding for infrastructure such as schools, health services, and transport.

• Insufficient engagement with local authorities and communities, risking resistance and delays.

• Unclear priorities around design standards, green space, and integration with net-zero goals.

The BEC urged the government to publish a stronger national framework and to establish delivery bodies with clear accountability, learning lessons from both the post-war New Towns programme and more recent projects such as Ebbsfleet.

Committee members stressed that housing growth cannot succeed without “a shared vision that communities, developers, and councils can buy into.”

Implications for South Coast university cities

University hubs such as Southampton, Portsmouth, Brighton, Bournemouth, and Plymouth are already experiencing record pressure on student and private rental housing.

• Potential relief: If New Towns are located near these cities, they could ease pressure on local rental markets by creating new housing supply for both students and staff.

• Risks of delay: Without infrastructure guarantees—particularly transport links—students and young renters may remain locked into high-cost, poor-quality housing in the city centres.

• Investor caution: Landlords looking to expand in these markets should watch for planning clarity. A sudden influx of new homes could alter rental yields, but delays or political resistance may mean opportunities fail to materialise on time.

• PBSA vs private lets: With Purpose-Built Student Accommodation dominating university city skylines, the way New Towns are designed could decide whether private landlords remain competitive in these areas.

For landlords and investors, the government’s vision—or lack of it—matters most in high-demand student cities on the South Coast. If New Towns deliver on affordability and transport, they could reshape the rental landscape. If not, chronic shortages and rising rents will persist.