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Hertfordshire Innovation Quarter

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At a Glance

Promoter: The Crown Estate

Location: Green fields to the east of Hemel Hempstead, between Punchbowl Lane to the north, the M1 to the east and A414 to the south.

Total Site Area: 1.7m sq ft of commercial space

The Investment Proposition: N/A

Asset Class: Life Sciences Office & Lab Space, Logistics & Light Industrial, Learning & Institutions, Office, Commercial

Planning Status: The site is draft allocated (H3 - East Hemel Hempstead Central) in the emerging St Albans City and District Local Plan.

Delivery Timescale: An outline application will be submitted in Autumn 2025. Outline planning permission granted in Autumn 2026. S106 agreed in Summer 2027. Construction to start in Autumn 2027.

GDV: £1bn for The Crown Estate wider East Hemel site which includes the employment area.

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Site Description

The Herts IQ site forms part of the Hemel Garden Communities (HGC) growth area, which will create attractive, sustainable new neighbourhoods to the north and east of Hemel Hempstead by 2050. The site is owned by The Crown Estate whose strategy is to seek lasting and shared prosperity for the nation, and they seek to create positive social, environmental and economic impact in the communities they operate in.

The Hertfordshire Innovation Quarter (Herts IQ), is at the heart of the HGC growth area, anchoring the transformation of Hemel Hempstead and the wider area. It presents an exciting opportunity to attract a diverse range of businesses, driving economic growth in the area, in alignment with the UK’s Industrial Strategy & identified growth sectors.

The ambition for the commercial area is to provide a diversity of spaces to support a range of jobs in different sectors. Potential uses include high quality offices, specialised facilities for research and development, incubation and start-up space, and industrial uses (including advanced manufacturing). To support these jobs, the site will also provide auxiliary facilities such as amenities for health and wellbeing including sports space and gym facilities, transport infrastructure to facilitate movement to and from the site connected by a vibrant public realm.

Through its ambitious vision for its land at East Hemel, adjacent to the Oxford-Cambridge Arc, The Crown Estate seeks to deliver a quality place that responds to local needs whilst driving investment to the area. The wider East Hemel site will deliver four new schools, new village centres, significant transport and connectivity improvements and 40% of the wider East Hemel site is committed to green space. This will all support the quality employment opportunity that Herts IQ can deliver.