North Hemel
Hempstead.
Bloor Homes and Pigeon are working together to bring forward proposals for a high-quality landscape and design-led scheme located North of Hemel Hempstead.
Bloor and Pigeon will be bringing forward an outline planning application comprising new homes (including a policy-compliant mix of affordable housing and specialist accommodation for older people), a primary school, mixed-use local centre, extensive areas of green infrastructure and open space along with supporting infrastructure.
The Site
The site is identified in the submitted Draft St Albans City and District Council Local Plan (Site H1 – North Hemel Hempstead Broad Location) to provide a new neighbourhood extension, with up to 1,500 new home.
The site forms part of the proposed Hemel Garden Communities (HGC) and is located to the north east of Hemel Hempstead.
Hemel Garden Communities is an ambitious development project backed by the local authorities that will transform Hemel Hempstead and create attractive and sustainable new neighbourhoods and communities to the north and east of Hemel Hempstead, through the delivery of around 11,000 new homes and 10,000 new jobs by 2050.
Bloor Homes was established in 1969 when John Bloor founded the company and built its first home. Every possible detail was taken into consideration back then to create a beautiful home. The same is still true today. More than fifty years later, we are one of the largest privately owned housebuilding groups in the UK.
The family ethos behind Bloor Homes is evident in the way that we conduct our business. With a unique approach to building for a business of its size, we look at the bigger picture before starting on any residential proposal. As a family-owned business, we undertake consultation, commit to responsible development, and stay involved with its new communities over the long-term.
Pigeon is a property company with a talented team of experts in land promotion, commercial and residential development, and property investment operating within the East and South East of England. Pigeon has significant experience and expertise in bringing together teams of leading designers and specialist advisors to deliver high-quality residential and mixed-use sustainable communities, including a number of schemes within Hertfordshire.
Pigeon believes that engaging with the people that live and work near the scheme helps to deliver high-quality designs – an approach that has been highly commended by local communities and local authorities.
The proposals
Since our last public consultation in the summer, Bloor and Pigeon have continued to progress the proposals. Further meetings have taken place with St Albans City and District Council and Hertfordshire County Council to discuss key elements of the scheme.
In addition, a range of further technical surveys and assessments have been undertaken. The findings from this ongoing engagement and technical work have helped to refine and inform the emerging masterplan, ensuring that the proposals respond appropriately to local priorities and site-specific opportunities and constraints.
What you told us
This summer we ran a public consultation between Monday 14th July and Friday 1st August to share our initial plans for this Outline planning application. We would like to thank those who took the time to attend our two public events and to those who provided their feedback via our website and survey.
The feedback received shows that the local community values the importance of public open space (amenity space, community park and play provision) and significant financial contributions for local infrastructure (such as highways, education and health facilities).
It also reflects a clear recognition of the need for affordable housing, accommodation for older people, and the provision of a new primary school.
We recognise that some local residents have raised concerns regarding the need for new homes, the potential impact on the local highways network and healthcare provision, please find responses to some frequently asked questions below:
Are new homes needed?
In accordance with national policy guidelines, St Albans City & District Council’s most recent Local Plan sets a housing target of 15,000 new homes over 17 years (2024–2041) to combat the district and national housing crisis.
This site has been identified for approximately 1,500 new homes as part of the wider Hemel Garden Communities project. Hemel Garden Communities is a collaboration of three authorities: Dacorum Borough Council, St Albans City and District Council and Hertfordshire County Council, supported by Hertfordshire Futures to deliver sustainable local growth to the north and east of Hemel Hempstead for 11,000 homes by 2050.
What impact will this development have on the local highways network?
A Transport Assessment will be provided as part of the planning application; this will include an assessment of the impacts on the local highway network. The highway model for Hemel Hempstead will be used for this assessment which is based on survey data and includes other nearby committed and proposed development sites, enabling the cumulative impacts of development to be understood.
The assessment will determine the requirements for any transport infrastructure improvements. The final package of interventions is yet to be finalised, however this is likely to include improvements to bus infrastructure, including the Centrebus 46 service, cycle and walking connections to enhance connectivity to the town centre and between nearby sites, as well as highway improvements.
This assessment work is being informed by close engagement with Hertfordshire County Council as the highway authority, including the public transport team to determine the appropriate interventions.
Bloor and Pigeon have been working in partnership with The Crown Estate to design the proposed junction on the B487 that will be used as an access into both North Hemel and East Hemel. This shared access will form a critical element of the proposed Sustainable Transport Corridor, which is a movement corridor that will run through North Hemel that will prioritise active travel and public transport provision.
The proposals have been developed with sustainability in mind, improving bus routes, cycle paths and pedestrian routes to encourage modes of transport other than the private car.
What kind of healthcare facilities will be provided?
Hemel Garden Communities has identified locations for healthcare facilities across the growth area, including within The Crown Estate’s scheme for East Hemel. In accordance with the proposed site allocation for North Hemel, the development will be providing financial contributions to deliver these healthcare facilities.
Placemaking
The placemaking concept for North Hemel Hempstead has been informed by Hemel Garden Communities’ vision comprising four thematic pillars, all of which reinforce the aspiration to promote healthy lifestyles and respond to the climate crisis.
A GREEN NETWORK
A network of green routes, travel and places will support healthy lifestyles, biodiversity, climate resilience, environmental sustainability and the wellbeing of local communities.
A SELF SUSTAINING ECONOMY
Innovation in sustainability, circular economy principles and digital connectivity will be key employment drivers in Hemel Garden Communities and provide a strong theme for the economic identity of the town.
AINTERGRATED NEIGHBOURHOODS
Hemel Garden Communities will be made up of a series of walkable neighbourhoods, connected to each other with individual distinct identities, exemplar design and sustainability standards, centered upon lively, inclusive centres.
ENGAGED COMMUNITIES
Connected and engaged communities will be active participants in the transformation of Hemel Garden Communities. Cultural and heritage activity, public art, knowledge and skill exchange and enterprise will all play a role, now and in the long term.
Connectivity
The site is surrounded by an extensive network of pedestrian and cycle routes, including direct pedestrian and cycle links to various parts of Hemel Hempstead and the wider landscape.
The Nickey Line
Directly south of the site, the Hemel Hempstead to Redbourn and Harpenden and is part of national cycling route 57 (Oxford to Welwyn Garden City).
HGC Green Loop
The HGC Green Loop will be an active travel route that runs along Holtesmere End Lane, providing connectivity to the surrounding area.
Public transport
The proposals will improve the frequency of buses, including the Route 46, to run later and more regularly for both new and existing residents.
A connected place
Central to the proposals will be the creation of a Strategic Transport Corridor (STC), which will link North Hemel to the wider HGC proposals, including East Hemel to the south.
The bus improvements are yet to be finalised with HCC; however, these will include improvements to services between the site, town centre and railway stations. This may be in the form of a new service or improvements to the existing Centrebus 46 route, with an extension to the station.
There will be new walking and cycling paths through the Green Loop to Maylands, plus upgrades to Redbourn Road and Queensway that will also connect to the Nickey Line.
Pedestrian connections will remain available via the existing Public Rights of Way network.
Holtsmere End Lane and Gaddesden Lane will offer a quieter route for cyclists. The Nickey Line to the south provides an additional, alternative pedestrian and cycle route accessible via the Green Loop and STC.
Connections by bus will also remain available via the existing Centrebus 46 which provides a direct connection between the site and Redbourn.
There will be pedestrian and cycling connections via the Green Loop
Bus connections along the STC and western bus only junction, will form part of a future orbital bus service which will travel between North Hemel, East Hemel and the town centre.
There will be pedestrian and cycling connections via the Green Loop
Local Centre
The new local centre will provide educational and commercial development opportunities, this could include a convenience store, retail units, nursery, a community building and a mobility hub.
Our vision is to create a vibrant and distinctive heart to the neighbourhood that acts as a focal point and community hub that is both inclusive and accessible.
There are seven key principles that will help mould the design and development of the local centre:
- Urban Structure and Identity: The Local Centre will be established as a landmark destination with a mix of uses fronting onto a central public space.
- Connectivity and Movement: Direct and safe pedestrian, cycle and bus links to the school, playing fields, mobility hub and surrounding neighbourhood will be prioritised to minimise private cars.
- Public realm and Open Space: A multifunctional central space with high-quality landscaping will be created, that could host markets, events and informal gatherings.
- Mixed use and Active Frontages: Essential services will be placed along the primary frontage with flexible floorspace to enable adaptation to changing community needs.
- Destination Play: A prominent play space that is naturally overlooked will be connected to retail and café uses to enable multi-generational activity.
- Care Home: The Care Home will be located close to shops, services and green space to promote independence and social interaction.
- Servicing and Parking: EV charging, cycle spaces and cycle repair facilities will be available to support sustainable travel. Service and staff parking will be located to the rear of buildings to maintain an attractive and pedestrian friendly frontage.
The Mobility Hub
Plans for the mobility hub are still being developed, but it could include a bus stop, phone charging points, in-post or similar facility, a car club bay, shared e-scooters, bicycle parking and repairs.
Our emerging proposals
The scheme will:
- be sensitivity designed to respond to and respect its surroundings
- deliver up to 1,500 new homes of different sizes and ownership types
- provide up to 600 affordable homes for rent or shared ownership
- include accommodation designed for older people’s needs
- incorporate a new local centre and mobility hub to enhance community connectivity
- promote sustainable travel by creating new pedestrian and cycle links
- provide a new primary school including early years provision
- create extensive new publicly accessible open space, including a community park
- provide children’s play provision for different age groups across the development
- include community allotments for new and existing residents
- provide substantial financial contributions for local infrastructure such as highways, education and health facilities
What has changed?
- The Local Centre (with mobility hub) has been moved from the south of the primary school to the west so that it fronts onto the Sustainable Transport Corridor to create activity along this route.
- The area for the sports facilities has been reviewed to accommodate more pitches.
The Community Park
Central to the proposals will be a new Community Park, which covers around 30ha (34% of the total site) of the eastern part of the site and will provide a significant recreational and wildlife resource for both new and existing residents. The Park will include:
- Public footpaths and new circular walks
- Significant woodland and tree planting
- Sports pitches
- Allotments
- Community orchard
- Sustainable drainage systems (SuDs)
In accordance with the draft St Albans Local Plan, the new Green Belt boundary will follow the alignment of the overhead powerlines. The proposals will provide strategic planting within proximity to the overhead powerlines to strengthen this new Green Belt boundary.
The layout of the proposal follows the Hemel Garden Communities Framework Plan. This Framework Plan has been developed by Hemel Garden Communities, Dacorum Borough Council, St Albans City and District Council, and Hertfordshire County Council. New homes and associated infrastructure have been placed towards the west of the site closely linked to Hemel Hempstead, with the Community Park situated in the Green Belt to the east, creating a permanent green buffer to Redbourn.
Key benefits & Next steps
Key benefits:
Indicative Timeline
- Summer 2025
- Public consultation
- Autumn / Winter 2025
- Application submitted to St Albans City & District Council
- Spring / Summer 2026
- Anticipated determination of Outline Application
- Winter 2026
- Reserved matters applications (RMAs) submitted
- Spring / Summer 2027
- RMAs approved and work begins on site
- 2029
- First residents move in with around 50 completions a year in 2030/31, increasing to 150 a year by 2032/33.
- 2041
- Expected completion of the development.
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Contact us
Phone: 020 3398 1590
Email: northhemel@consultationonline.co.uk