Places for People and Barratt Redrow have formed a joint venture to deliver 8,500 homes across six interconnected villages at Gilston in East Hertfordshire, marking one of the largest residential schemes currently planned in the UK.
Savills acted on behalf of Places for People in the transaction, while JLL represented Barratt Redrow. The development will be set within 660 hectares of public open space, incorporating restored parkland, meadows and woodland.
Affordable housing and infrastructure
The scheme includes a minimum of 1,950 affordable homes, with the development aimed at addressing local housing needs for families, first-time buyers and key workers. According to the partners, the project is expected to contribute more than £6 billion to the UK economy and support job creation and apprenticeships.
Plans incorporate 29,000 square metres of commercial space, alongside schools, leisure facilities, community hubs and over 15 kilometres of heritage trails.
Developer perspectives
Peter Blake, head of the national development consultancy team within Savills Operational Capital Markets, said the agreement combines Places for People’s master developer expertise with Barratt Redrow’s homebuilding capacity. His colleague Andy Redman noted the development would provide additional facilities and open space for the existing community.
Greg Reed, CEO of Places for People, described the project as a blueprint for modern garden towns, emphasising the organisation’s long-term stewardship approach combined with Barratt Redrow’s delivery capability. The partnership structure aims to accelerate delivery at a scale neither organisation could achieve independently.
David Thomas, chief executive at Barratt Redrow, stated the joint venture would feature homes from Barratt Homes, David Wilson Homes and Redrow brands, as well as Places for People, providing customer choice within the development.
Market context
The transaction comes as investment capital in real estate becomes more selective, with large-scale residential developments requiring substantial long-term commitments. The joint venture structure allows risk-sharing between a housing association and a major housebuilder.
Major residential schemes of this scale typically require phased delivery over multiple years, with infrastructure provision coordinated alongside housing construction. The Gilston development represents a significant addition to housing supply in the East Hertfordshire area, where homebuyer processes continue to evolve alongside market delivery mechanisms.
