Places for People and Barratt Redrow launch JV for 8,500-home Herts town

Places for People and Barratt Redrow have formed a joint venture to deliver an 8,500-home community in East Hertfordshire, marking one of the UK’s largest placemaking projects in recent decades.

The development, located on the outskirts of Gilston, will create a network of six interconnecting villages set within 660 hectares of public open space, including restored parkland, woodland and meadows.

At least 1,950 of the homes will be affordable, forming a key part of the area’s long-term housing strategy and aimed at addressing local demand from families, first-time buyers and key workers.

The scheme is designed as a modern “garden town” model, combining residential development with extensive green infrastructure and community-focused design. A recently approved Strategic Landscape Masterplan secures more than 410 hectares of integrated green space, alongside 15km of heritage trails, orchards and allotments.

In addition to housing, the plans include around 29,000 sq m of commercial space, intended to support local businesses and create a mixed-use environment with employment opportunities embedded within the community.

The joint venture partners say the project represents a new approach to large-scale delivery, combining Places for People’s long-term stewardship model with Barratt Redrow’s housebuilding capacity to accelerate delivery while maintaining a focus on social value.

The development is expected to generate more than £6 billion in economic impact over its lifetime, alongside the creation of jobs, apprenticeships and supply chain opportunities across the region.

The scheme also aligns with wider government ambitions to increase housing delivery, following the recent launch of the National Housing Bank and renewed focus on large-scale new settlements.

Greg Reed, Chief Executive of Places for People, said the partnership is intended to demonstrate how collaboration can unlock delivery at scale, while ensuring infrastructure, green space and community needs are integrated from the outset.

David Thomas, Chief Executive of Barratt Redrow, added that the project provides an opportunity to deliver a “once-in-a-generation” development, combining multiple housing brands with a long-term vision for community growth.

The joint venture is expected to bring forward development in phases, with the scale and structure of the partnership designed to support delivery over the long term.