New towns must be regenerative

As we stand at the threshold of a new era of new town development following Labour’s commitment to build 1.5million homes, we must learn from both the triumphs and tribulations of our past. The post-war New Towns programme, while ambitious in scale and noble in intention, left us with valuable lessons about the human cost of rapid urban development. The phenomenon of 'new town blues' – a term coined to describe the loneliness and psychological impact among early residents of displaced communities and broken kinship networks; and the concerns raised by medical practitioners in the early 2000’s reporting high levels of anxiety and mental distress in New Town Cambourne in Cambridge – serve as a stark reminder that building homes is far more nuanced than putting up bricks and mortar; Their findings highlighted the critical importance of establishing social infrastructure alongside physical development. 
 
The contrast between Garden Cities and New Towns is particularly instructive. While Welwyn Garden City, a garden city I know well having spent my teenage years walking to and from town with my friends through Ebenezer Howards invention that included tree-lined avenues, mostly successfully balanced urban amenities with green spaces and community facilities, many developments of the 1980s and 1990s fell short. These later developments often suffered from poor design quality, minimal place-shaping consideration, and a disconnection from our rich traditions, creating what many critics described as 'everywhere but nowhere' places. 
 
Today, as we embark on a new chapter of town development, we face an unprecedented opportunity – and responsibility – to do better. The New Towns programme represents more than just a housing solution; it's a catalyst for economic development and social transformation, while of course addressing some of our ‘wicked problems’ (complex problems that are difficult to solve): our climate and biodiversity emergencies. Which is precisely why is the time we must move beyond sustainability (doing less harm) and strive for regenerative development (doing net positive good). 
 
What does regenerative development mean in practice? It's about creating places that don't just minimise harm but actively contribute to the healing of our social and ecological systems. This approach starts with a deep understanding that no place is truly 'new.' Every site has existing ecological, cultural, and social patterns that must be respected and enhanced. As so eloquently communicated in Tyson Yunkaporta’s book, ‘Sand Talk’, we will need to challenge our learned ways of thinking such that we might first ‘respect’ a place by observing the existing rules in play, then ‘connect’ to it, before we ‘reflect’ – establishing a shared body of knowledge, before we finally direct – acting on that shared knowledge.  
 
Consider the wisdom we can draw from various cultural traditions. Pre-colonial West African Ibo settlements, for instance, masterfully integrated verdant productive green corridors between residential areas, creating a refreshing sense of rurality within high-density developments. Their cluster development approach, combined with generous central meeting places, achieved an intimate community scale while maintaining social cohesion – principles that remain relevant generations later. 
 
To achieve truly regenerative development, ones that stand the test of time, we need new tools and mindsets. Systems mapping, as outlined in 'Tools for Systems Thinkers,' by Dr. Leyla Acaroglue of ‘Disruptive Design'  offers a framework for understanding the complex interconnections that define successful places. This approach emphasises circular thinking over linear strategies, relationships over isolated events, and holistic understanding over reductionist analysis. Critically though, systems thinking requires a shift in mindset, recognising that everything is interconnected; that is shifting from a linear, structured “mechanical worldview” to a dynamic, chaotic, interconnected array of relationships and feedback loops – this empowers us by recognising that we can change places and in return places change us.  
 
In a time where are addressing density, the human-scale cannot be lost. Danish Architect Jan Ghel harnesses this power of systems thinking in the practices’ approach of human-centred design principles that have transformed urban spaces. By prioritising principles of human scale, social interaction, and intimacy, new towns can be vibrant, sustainable communities that enhance rather than deplete their surroundings; and even create happiness in a city. 
 
In conclusion, consider how current urban design often fails certain groups, such as women, girls and gender-diverse people. As someone who runs regularly, I've experienced firsthand how women must restrict their activities when darkness falls due to alleyways and roads I daren’t cross at night due to lack of passive surveillance. This isn't just an inconvenience – it's a fundamental restriction of freedom that diminishes our collective social capital. Regenerative development must address these inequities through thoughtful design that ensures safety and accessibility for all. 
 
By creating distinctive, characterful places that people are proud to call home, we enhance not just quality of life but also long-term economic value. There's no silver bullet solution to creating successful new communities. However, by adopting a regenerative approach that builds upon existing assets, embraces systems thinking, and prioritises human wellbeing, we can create places that don't just house people but help them thrive. 
 
The government's upcoming long-term housing strategy represents a moment to be bold. The challenges we face – from climate emergency to social isolation – demand nothing less than a fundamental reimagining of how we create new communities. The question isn't whether we can afford to be this ambitious – it's whether we can afford not to be.