The Thamesmead Waterfront site in the north of Thamesmead – led by a joint venture (JV) between Peabody, who are leading the wider, long-term regeneration of the town, and Lendlease – offers one of the largest and most deliverable opportunities for housing and economic growth in the UK. As well as delivering a major uplift in housing for London, this critical new development would create thousands of new jobs, a rejuvenated and expanded town centre, and outstanding open spaces on the banks of the River Thames.
The shortlist, announced by the government on 28 September 2025, was put together by the New Towns Taskforce, an independent expert advisory panel. They were tasked with identifying key locations across the UK that can unlock housing and economic growth, accelerate housing delivering, and create environmentally resilient places. Locations include large-scale urban extensions and standalone schemes, each with the potential to deliver more than 10,000 homes. As well as exploring locations, the New Towns Taskforce is also recommending how to fund and deliver them.
The New Towns Taskforce shortlist – which considers the infrastructure, public services and green spaces needed for well-connected, sustainable towns – is a welcome boost for the Thamesmead Waterfront JV, adding further momentum for this nationally significant scheme.
Echoing the JV’s call for improved transport infrastructure, the New Towns Taskforce has made clear the critical importance of an extension of the Docklands Light Railway (DLR) to Thamesmead to unlock its full potential and enable accelerated delivery. As part of a public/private partnership group, the JV is developing the business case for this vital transport link. The Thamesmead postcode of SE28, where the Waterfront site is located, is the only postcode in the capital without a train or tube station.
The proposed extension is a priority project for the Mayor of London and backed by 85% of local people. It will have a transformational impact, connecting residents, improving access to employment, and enabling a major uplift in housing with up to 30,000 new homes on both sides of the river (in Thamesmead and Beckton). Transport for London (TfL) estimates that this would have a total economic impact of around £15.6bn.
With certainty on transport infrastructure and partnerships in place, building work on the Thamesmead Waterfront site could begin within this parliament.
John Lewis, Executive Director Sustainable Places at Peabody, said: “It’s great to see the New Towns Taskforce give their vote of confidence in Thamesmead Waterfront. This 100-hectare site offers one of the largest and most deliverable opportunities for housing and economic growth in the UK – withthe potential to deliver up to 15,000 new homes, thousands of new jobs, a new and expanded town centre, and outstanding open spaces on the southern bank of the River Thames.
“The right transport infrastructure has to be in place to make this scheme a reality. We will continue to work with TfL, partners and stakeholders progress the business case to government for the Docklands Light Railway extension to Thamesmead – a link that would also unlock 10,000 homes north of the river. TfL estimates that this would have a total economic impact of around £15.6 billion.
“With certainty and partnerships in place, delivery at Thamesmead Waterfront can begin within this parliament. We look forward to working with the New Towns Taskforce to secure its future.””
Ed Mayes, Executive Director, Development, Lendlease, said: “At Thamesmead Waterfront we’re in the process of unlocking one of the UK’s largest regeneration projects, which will deliver thousands of new homes, jobs and community spaces for local people. We welcome this announcement from Government and look forward to working with all stakeholders to ensure that Thamesmead Waterfront meets its full potential.”
The government will now begin the Strategic Environmental Assessment (SEA) on all recommended locations, as well as any reasonable alternatives, before confirming which locations will be selected as new towns and how they will be delivered. At the same time, the government will continue to explore all recommended locations and work with local partners to develop delivery plans for each place. Draft proposals and a final SEA will be published by government next year, before the locations that will be progressed as new towns are confirmed later in the Spring. The JV will continue to work with the New Towns Team and other partners to realise the Thamesmead Waterfront opportunity.