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At a Glance
Promoter: The Crown Estate
Financial Scale of Project: To be determined
The Investment Proposition: Herts IQ offers new zero‑carbon, digitally connected commercial B1, B2 and B8 space, targeted at growth sectors including agri-tech, clean tech, green tech, sustainable construction, offsite manufacturing, R&D, digital and advanced manufacturing. It is part of an Enterprise Zone, providing incentives, business support and long-term reinvestment of retained business rates.
Asset Class: Life sciences office & lab space, Logistics & light industrial, Learning & institutions, Office and commercial uses
Planning Status: A planning application is currently with St Albans City & District Council. The site is draft allocated as H3 – East Hemel Hempstead Central in the emerging Local Plan. Outline application submitted November 2025; determination due Autumn 2026
Delivery Timescale: Outline consent decision expected Autumn 2026, S106 agreement anticipated Summer 2027, Construction envisaged to start Autumn 2027
Location: Herts IQ spans sites at Maylands Business Park (Hemel Hempstead), BRE (Watford), and Rothamsted Research (Harpenden), with the main development area located east of Hemel Hempstead between Punchbowl Lane, the M1 and the A414.
Site Description
Herts IQ (Hertfordshire Innovation Quarter) is one of the UK’s significant growth and innovation zones, delivering 19,600 sq. metres of prime commercial space designed to accelerate high‑value investment in clean tech, agri‑tech, sustainable construction, modular manufacturing and advanced research. Strategically located just 30 minutes from London, the area offers exceptional national and international connectivity, creating a highly accessible base for scaling businesses and institutional investment. Four international airports within 1 hours’ drive & West Coast mainline station 2km distance.
Positioned at the core of the Hemel Garden Communities growth area, Herts IQ serves as a long-term economic anchor unlocking regeneration, infrastructure delivery and sustained value across Hemel Hempstead and St Albans. It will become a future-ready, zero-carbon, digitally enabled business environment, aligned with national priorities for net-zero, innovation and modern manufacturing. The wider site includes 11,000 new homes adjacent to the commercial development.
With partners including BRE Group, Rothamsted Research and the University of Hertfordshire, Herts IQ provides direct access to world-leading R&D capabilities, commercialisation expertise, skilled talent and sector‑specific testbeds. This ecosystem will enable businesses and investors to de-risk innovation, accelerate market entry and capture opportunities in globally growing sectors.