Zoning Scheme to fast-track sustainable development around commuter hubs

Chancellor Rachel Reeves has proposed to implement a “zoning scheme” this week, in which the presumption would be in favour of development around commuter train stations, aiming to address the housing crisis while boosting the UK’s fragile economy.

This announcement follows the ambitious reforms unveiled by the Deputy Prime Minister at the end of last year through publication of the overhauled National Planning Policy Framework.

If the Government is to meet its bold plans to deliver 1.5 million homes in 5 years, a radical response is necessary. The Government’s next steps on planning reform include streamlining a set of national policies for decision making to guide planning decisions taken by local authorities and promote housebuilding in key areas.

At the core of Reeves’ proposal is the concept of delivering new housing and commercial growth around key transport hubs. The focus on commuter train stations is particularly significant. Many of these stations are underutilised, surrounded by low-density development or vacant land. By concentrating new housing and amenities in these areas, the plan leverages existing transport assets, reducing the need for costly new infrastructure while maximising the efficiency of the current network. For transport planners, this provides the opportunity to reimagine station areas as dynamic, multi-functional spaces that serve as anchors for thriving communities.

This approach aligns with broader goals in the transport sector, including reducing car dependency, encouraging active travel, and cutting greenhouse gas emissions. By creating walkable, well-connected neighbourhoods, the aspirations of the zoning scheme support a shift toward more sustainable patterns of movement, helping the UK meet its net-zero targets.

Reeves’ plan offers several opportunities for the transport planning industry to play a leading role. The zoning scheme presents an opportunity to integrate emerging technologies, such as Mobility-as-a-Service (MaaS), autonomous transport, and smart infrastructure, into new developments. This could position the UK as a leader in future-ready urban planning.

Despite its promise, the zoning scheme is likely to face challenges. Transport networks in many parts of the UK are already under strain, with aging infrastructure and capacity constraints, compounded by train fares that are not affordable for many. Ensuring that these systems can support increased demand will require substantial investment and careful planning. Additionally, balancing the needs of local communities with national growth objectives will be a delicate task.

Reeves’ proposal represents a bold vision for the future of transport and urban development in the UK. By placing transport planning at the centre of the strategy, the Chancellor highlights the critical role the industry can play in driving sustainable growth, addressing the housing crisis, and revitalising the economy. For transport planners, this is a call to think big, innovate, and lead the way in creating a more connected, inclusive, and resilient UK.