The first planning consent for a major new town development straddling the Hertfordshire–Essex border has been granted, bringing the long‑running scheme one step closer to reality.
What has been approved
Places for People (PfP) and Barratt Redrow have confirmed that the initial phase of the project will deliver up to 1,600 new homes, together with public open space and transport links. The overall masterplan envisages 8,500 homes across six interconnected villages set within 660 hectares of public open space, restored parkland, meadows and woodland.
Developers say the scheme will include at least 1,950 affordable homes and will provide a range of local amenities and sustainable travel connections intended to support communities from day one. Work on infrastructure at the site began in May, and the first homes are currently scheduled to start construction in 2029.
“Through extensive collaboration with East Hertfordshire District Council and Hertfordshire County Council, the Masterplan for Village 1 sets the tone for the future of this development and sets a clear vision on how we intend to blend urban and country living,”
Sammie Steele, managing director of Greater London Developments at PfP, described the plans as creating “a place where people can put down roots for themselves and their families.”
Local authority response and aims
Hertfordshire County Council has framed the approval as a way to help deliver much‑needed housing alongside supporting infrastructure. Cllr Paul Zukowskyj, the council’s executive member for environment, transport and growth, said the development had been designed to encourage active travel, improve access to services and provide schools and green spaces to support a sustainable community.
“This ambitious scheme will help deliver much‑needed new homes alongside the infrastructure, schools, green spaces and sustainable transport connections required to support thriving communities from day one,”
The project has been contested and was only able to proceed after more than two decades of planning, legal challenges and public debate. That history remains a significant part of local reaction as construction approaches.
Key facts at a glance
- Overall homes planned: 8,500 across six villages
- Affordable homes: At least 1,950
- Phase 1 approved: Up to 1,600 homes
- Green space: 660 hectares of open space, parkland, meadows and woodland
- Start of infrastructure works: May (developers’ announcement)
- Estimated start of homebuilding: 2029 (developers’ timeline)
| Element | Figure |
|---|---|
| Total planned homes | 8,500 |
| Homes in Phase 1 | Up to 1,600 |
| Affordable homes | At least 1,950 |
| Green space | 660 hectares |
What this means locally
For residents of nearby towns and villages, the scheme promises new housing and green areas but also raises immediate questions about traffic, schooling and the timing of local services. The developers and county council point to planned public transport links and walking‑friendly design as ways to ease pressure on roads, but the scale of the development means the impact on existing towns will be closely watched.
Local people can expect consultation and planning detail to continue as reserved matters for later phases are submitted. For now, the approval of Village 1 signals a move from planning to delivery on a site that has been at the centre of Hertfordshire planning debates for decades.
Further announcements are likely as reserved matters applications and detailed infrastructure plans are lodged with East Hertfordshire District Council in the coming months and years.
