A damning new analysis has exposed a major flaw in the Labour government's flagship plan to build 12 New Towns, revealing that families moving into the developments could face severe aircraft noise pollution and tens of thousands of pounds wiped off the value of their homes.
Systemic Failure in Planning Exposed
The study, conducted by aviation data firm MyFlightPath, assessed all 12 locations approved by the Government's New Towns Taskforce in September 2025. It found that 11 of the 12 sites are situated beneath intense flight paths, with noise levels comparable to leaf blowers, diesel lorries, and vacuum cleaners. The research labels this a 'systemic failure' in a key election pledge.
Co-founder Jono Oates stated the analysis shows a quarter of a million planned homes would be subjected to noise exceeding World Health Organisation health guidelines. The estimated total property value at risk across the programme is a staggering £10 billion to £12 billion.
The Worst-Affected Locations
Using a 'flight blight rating' from 0 to 100, with lower scores indicating worse exposure, the most shocking result was in Leeds. The proposed 15,000-home South Bank development scored just six, placing it in the worst six per cent of properties nationally for aircraft impact. Noise from Leeds Bradford Airport arrivals and departures is equivalent to a leaf blower.
Thamesmead in Greenwich, earmarked for 15,000 homes near London City Airport, also scored a 'critical' rating of 13, with noise around 82 decibels—likened to a diesel lorry. Homeowners there risk losing between £70,000 and £84,000 on a £350,000 property.
Other severely affected sites include:
- Marlcombe in East Devon (near Exeter Airport)
- Adlington in Cheshire East
- Crews Hill in Enfield
- Holborough in Kent
The only location to score a clean 100, meaning no meaningful aircraft noise impact, is the planned development in Plymouth.
Health Risks and a 'Rude Awakening' for Homebuyers
Jono Oates warned that residents face a high chance of sleep disruption and increased cardiovascular stress. He highlighted that the problem is often masked, with estate agents potentially timing viewings to avoid the noisiest periods and seasonal variations giving a false sense of security.
"There are 60 per cent more flights in the UK in August than in February," Oates said, describing cases where buyers move in during quieter winter months only to face a barrage of noise in summer.
In the worst cases, the consequences extend beyond devalued property. Oates warned that some mortgage lenders classify severe aviation noise as an uninsurable risk, with communities near Heathrow sometimes becoming 'cash buyers only' areas.
Local Backlash and Campaigns
The revelations have sparked fierce local opposition. In Adlington, Cheshire, where up to 20,000 homes are planned, campaign group Stop Adlington New Town has formed. Resident Aysha Hawcutt said locals are already unable to sell their homes, with the future of the village in the balance.
In Thamesmead, 19-year-old resident Christian Popesco told the Mail that while his family had 'got used to' the relentless jet noise over 13 years, new residents must be informed. "Realistically if they are planning to build a new town here people should be told," he said.
Government Response and the Path Forward
MyFlightPath has called on the government to address this 'critical public health issue' before final site decisions are made this spring, noting that alternative, quieter locations exist. Work on three sites is already underway.
A spokesperson for the Ministry of Housing, Communities and Local Government (MHCLG) stated: "The government will be working closely with local leaders to understand the impacts of potential new towns locations and will carry out the appropriate assessments and consultations before any final decisions are made on locations."
The warning comes as airports across the UK push for expansion and later operating hours, a trend that could significantly worsen the noise exposure for thousands of new households in the coming decades.
