Places for People (PfP) and Barratt Redrow have announced a landmark joint venture to create an 8,500-home development on the edge of Gilston in East Hertfordshire, billed as one of the most ambitious placemaking schemes in the UK for decades.

Combining PfP's master-developer expertise and social enterprise mission with Barratt Redrow’s large-scale housebuilding capability, the partnership aims to accelerate delivery of homes, infrastructure and green spaces at a pace neither could achieve alone.

The project proposes six walkable, interconnected villages set within 660 hectares of public open space, including restored historic parkland, meadows and woodland. At least 1,950 of the 8,500 homes will be affordable, supporting East Hertfordshire’s long-term housing strategy and helping local families, first-time buyers and key workers.

Designed as a contemporary, intergenerational model that blends town and country living, the scheme prioritises wellbeing and access to nature. The approved Strategic Landscape Masterplan secures 15km of heritage trails, more than 410 hectares of integrated green space, and orchards and allotments to help people reconnect with nature in everyday life.

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Backers said the community will serve current and future generations while tackling local housing need. The venture is forecast to generate over £6 billion of economic activity, create thousands of jobs and apprenticeships, and deliver 29,000 sq m of commercial space to support a circular local economy. A long-term stewardship model is intended to keep the place thriving over time.

The announcement follows the government's launch of the National Housing Bank and commitment to seven new towns, part of its ambition to build 1.5 million homes by 2029, and is positioned as a showcase for collaboration and social value in new community delivery.

Greg Reed, CEO of Places for People commented: "The UK cannot meet its housing targets without partnerships that deliver differently. Our vision for this development is a new blueprint for modern garden towns, shaped by deep community insight and a commitment to doing things the right way from day one.

"By combining Places for People's long-term stewardship and social value approach with Barratt Redrow’s exceptional capability to deliver homes at scale and like-minded approach to social value, we can accelerate one of the most significant new communities in the UK.

"This partnership unlocks delivery at a pace and scale that neither organisation could achieve alone and ensures we deliver the infrastructure, green space and high-quality homes that people deserve.

"They say the best time to plant a tree is 20 years ago, and with Gilston we did just that. It's taken two decades to get to this point, and now we are ready to roll."