The Crown Estate's East Hemel: Planning a New Urban Edge

Transforming 975 Acres of Green Belt into a Sustainable Community

Landlord Ledger Publications • Market • 2025-12-17

1. Introduction

This report provides a comprehensive overview of the East Hemel development, a major strategic land project by The Crown Estate. The development, located to the east of Hemel Hempstead in Hertfordshire, is a significant component of the wider Hemel Garden Communities (HGC) programme, which aims to deliver up to 11,000 new homes and 10,000 new jobs in the region by 2050.

On December 16, 2025, The Crown Estate submitted a cross-boundary outline planning application to St Albans City and District Council (SADC) and Dacorum Borough Council for the East Hemel site. This report details the key aspects of the proposal, including the masterplan, planning context, infrastructure investments, community responses, and site-specific challenges.

2. Project Overview

The East Hemel development is a large-scale, mixed-use urban extension set across 975 acres (395 hectares) of land situated between Redbourn Road at Woodhall Farm and Hemel Hempstead Road at Leverstock Green. The project has been in the planning and community engagement phase for over 18 months prior to the submission of the outline planning application.

The development is proposed to include two distinct new neighbourhoods, a major employment zone, extensive green infrastructure, and a wide range of community facilities. The table below summarizes the key components of the proposed development.

| Component | Details | | --- | --- | | Developer | The Crown Estate | | Location | Land east of Hemel Hempstead, between the M1 motorway and the existing urban edge | | Total Area | 975 acres (395 hectares) | | Housing | Up to 4,000 new homes, including a mix of tenures and affordable housing | | Employment | Up to 1.8 million sq ft of commercial space, creating thousands of new jobs | | Green Infrastructure | Over one-third of the site dedicated to publicly accessible open space, including a 63-hectare country park, valley parks, and ecological areas | | Community Facilities | Four new schools, a medical centre, local centres with shops, sports hubs, and community buildings | | Planning Status | Outline Planning Application submitted (SADC Ref: 5/2025/1964, Dacorum Ref: 25/02916/MOA) |

3. Planning and Policy Context

The East Hemel site is a strategic allocation within the emerging local plans for the area, but its development is not without controversy, primarily due to its location on Green Belt land.

3.1. Local Plan Allocation

The majority of the site falls within the administrative boundary of St Albans City and District Council and is designated as Allocations H2, H3, and H4 in the draft SADC Local Plan 2041. This plan, which is currently under examination by the Planning Inspectorate, proposes the delivery of over 15,000 new homes, with a significant portion allocated on land currently designated as Green Belt. The development is a key component of the Hemel Garden Communities programme, a joint initiative by SADC, Dacorum Borough Council, Hertfordshire County Council, and other partners.

3.2. Green Belt Controversy

The release of 975 acres of Green Belt for the development has been a major point of contention. SADC has argued that "exceptional circumstances" exist to justify the alteration of Green Belt boundaries to meet the district's housing needs. However, this has been met with strong opposition from local community groups and parish councils.

Redbourn Parish Council, in particular, has been a vocal opponent. The council leader, Cllr David Mitchell, has described the scheme as a "disaster for Redbourn," fearing the loss of the village's rural identity and its absorption into an expanded Hemel Hempstead. He has highlighted the loss of over 500 hectares of Green Belt in the wider HGC area and the impact on quality farmland. The development has been termed a "sacrificial lamb" in the context of the region's housing targets.

4. The Masterplan

The illustrative masterplan for East Hemel, developed following extensive community engagement, proposes the creation of two distinct neighbourhoods, a central employment area, and a network of green spaces.

4.1. Neighbourhoods and Housing

The development will feature two new neighbourhoods, each with its own character:

- Northern Neighbourhood: Situated on a plateau that descends into the Var Valley, this area will wrap around the new country park and incorporate the repurposed historic Wood End Farm.

- Southern Neighbourhood: Characterized by rolling hills and valleys, this neighbourhood will feature distinct communities on the slopes, separated by green corridors.

The project commits to a diverse mix of housing types and tenures, including a "significant number" of affordable homes, specialist accommodation for older people, and pitches for Gypsy and Traveller communities. The affordable housing provision is expected to align with local policy, which in Dacorum is 40%.

4.2. Employment and Economic Growth

A central employment area is planned as an eastward extension of the existing Maylands Business Park. This zone is located within the Hertfordshire Innovation Quarter (Herts IQ), an enterprise zone focused on green technology sectors such as agri-tech and smart construction. The development is projected to create thousands of new jobs and provide a significant boost to the local and regional economy.

4.3. Green Infrastructure and Sustainability

Over a third of the site will be dedicated to green and open spaces. A 63-hectare country park in the north and a valley park in the south will form the backbone of a network of parks, sports facilities, and natural habitats. The design aims to protect and enhance existing ecological assets, including mature trees, hedgerows, and the historic Nickey Line, a former railway line now used as a popular walking and cycling route.

The project has a strong focus on sustainability, guided by five core principles developed by consultants Expedition Engineering and Useful Projects: Nurturing our Natural World, Promoting Community Participation, Fostering Prosperity and New Economies, Celebrating Pride of Place, and Connecting Places and People.

5. Infrastructure and Connectivity

Significant infrastructure upgrades are planned to support the new development.

5.1. M1 Junction 8 Improvements

A key enabling project is the redesign of Junction 8 of the M1 motorway. The Crown Estate and the Hertfordshire Local Enterprise Partnership (LEP) are jointly investing £6 million to kick-start the detailed design work for these improvements. The plans include replacing the existing roundabout, providing new bridges over the M1 and Breakspear Way, and creating a new road to access the Herts IQ employment area.

5.2. Sustainable Transport

The masterplan emphasizes sustainable transport, with proposals for high-quality walking, cycling, and public transport routes. A new sustainable transport corridor will run through the site, connecting the new neighbourhoods and linking to the wider area. The plans also include an active travel bridge over the A414 and improvements to the Nickey Line.

6. Site Constraints and Community Response

The project faces several significant challenges, including site-specific constraints and a mixed community response.

6.1. Buncefield Oil Depot

The site's proximity to the Buncefield Oil Storage Depot, the location of a major explosion and fire in 2005, presents a significant safety consideration. The engineering and design teams are required to manage the interface with this major hazard (COMAH) site, incorporating necessary safety restrictions and buffer zones into the masterplan. An acoustic bund is also proposed to mitigate noise from the adjacent M1 motorway.

6.2. Community Engagement and Opposition

The Crown Estate has undertaken an 18-month community engagement programme, involving nearly 1,400 people in workshops, drop-in sessions, and site visits. While some local representatives, such as councillors from Verulam ward, have expressed a preference for a planned development like East Hemel over piecemeal development, there remains strong opposition.

As previously mentioned, Redbourn Parish Council has been a prominent critic, raising concerns about Green Belt loss, traffic congestion, and the erosion of village identity. These concerns are shared by many local residents who fear the scale of the development and its impact on the surrounding area.

7. Conclusion

The East Hemel development represents a transformative, long-term project that aims to address regional housing needs while creating a new, sustainable community. The proposal submitted by The Crown Estate is comprehensive, detailing a masterplan that integrates new homes, jobs, and extensive green spaces. It is supported by significant infrastructure investment and a stated commitment to sustainability and community building.

However, the project is not without its challenges. The development of a large area of Green Belt land is a major point of controversy, and the concerns of existing communities, particularly in Redbourn, are significant. The proximity of the Buncefield oil depot also adds a layer of complexity to the site's development. The planning application will now be subject to statutory consultation and examination by the local authorities, where these competing interests and concerns will be weighed in the balance.