At Hunters Stanstead Abbotts, we’re often asked about one of the most significant developments shaping the future of the local area: the Gilston Area, which forms part of the wider Harlow and Gilston Garden Town (HGGT) programme.
As the scheme moves from planning approval into early delivery stages, interest continues to grow across East Hertfordshire. While the development is not in Stanstead Abbotts itself, its long-term impact will be felt across surrounding towns and villages including Ware, Hertford, and the wider district.
What is the Gilston Area development?
The Gilston Area is a major strategic housing allocation within the Harlow and Gilston Garden Town (HGGT).
It was formally designated in the East Herts District Plan (2018) and is approved for approximately:
- 10,000 new homes in total
- Delivered across seven new villages
- Located north of Harlow within East Hertfordshire
This is split between two developers:
- Around 8,500 homes across six villages
- Around 1,500 homes across a seventh village
Alongside housing, the scheme includes:
- New primary and secondary schools
- Healthcare facilities
- Employment space and local centres
- Parks, green space, and landscape-led infrastructure
- New transport infrastructure, including sustainable travel routes linking into Harlow
The overall vision is for a “garden village” model, designed around green space and planned infrastructure rather than traditional estate expansion.
What stage is the development at?
According to HGGT and East Herts Council updates, the Gilston Area is now moving into delivery following major planning milestones:
- Outline planning permission for the full 10,000 homes was issued in January 2025
- Legal challenges to the planning permission have now been resolved
- Reserved matters applications (detailed designs for each village) are now being prepared
- Enabling and infrastructure works are underway
- Construction of early phases is expected to begin from 2026/27 onwards
However, this remains a long-term, phased project, with build-out expected to continue for several decades (likely into the 2040s–2050s).
Why is the Gilston Area controversial?
As with many large-scale developments, the Gilston Area has prompted strong and mixed views locally.
Concerns raised by residents include:
- Scale of development on greenfield land
- Pressure on roads such as the A414 and A10
- Impact on GP services, schools, and local infrastructure
- Loss of countryside and landscape change
- Concerns over whether infrastructure will keep pace with housing delivery
These issues are regularly raised through consultation responses and local engagement forums.
Supporters of the scheme highlight:
- Delivery of much-needed housing in a high-demand area
- Significant investment in infrastructure and community facilities
- Creation of new green spaces and walking/cycling routes
- A planned approach to growth rather than piecemeal development
- Long-term economic and employment opportunities
The scheme is positioned as a key part of addressing regional housing need in Hertfordshire and the wider South East.
How does this affect Stanstead Abbotts?
While the Gilston Area is not located in Stanstead Abbotts, developments of this scale can influence the wider local property landscape.
Potential long-term effects include:
- Increased demand for housing in nearby villages and towns
- Greater pressure on transport routes used by commuters across East Herts
- Gradual shifts in local housing supply and pricing dynamics
- Increased focus on infrastructure improvements across the district
For residents in Stanstead Abbotts, understanding these wider regional changes is important when considering future property decisions.
Can residents still get involved?
Yes — although outline permission has been granted, there are still opportunities for input.
Residents can engage through:
- Detailed “reserved matters” planning applications for each village
- East Hertfordshire District Council planning consultations
- The official Harlow and Gilston Garden Town engagement programme
- Parish council feedback and local community forums
- Statutory consultation periods for infrastructure and design phases
While the overall scheme will proceed, many key details are still being shaped.
Final thoughts from Hunters Stanstead Abbotts
The Harlow and Gilston Garden Town (HGGT) represents one of the largest long-term development programmes in the region. The Gilston Area alone will be delivered gradually over decades, and will continue to evolve as each phase moves forward.
At Hunters Stanstead Abbotts, we believe it’s important that local residents stay informed about major developments like this, particularly as they can influence housing demand, infrastructure planning, and long-term property trends across East Hertfordshire.
If you would like to understand how regional developments could affect your property or future plans, our team is always happy to provide clear, local advice.
Get in touch with Hunters Stanstead Abbotts today
Your local property experts; our advice is free but our knowledge is priceless.
"I have been in and around the Hertfordshire property market for over 25 years, starting as an estate agent in the county town of Hertford and now running a successful lettings and property management company based in Stanstead Abbotts. I have let and managed property all over Hertfordshire from the area that I currently work to Wheathampstead where I owned and managed a lettings & estate agents to Watford and surrounding areas where my company acted as a marketing agent for one of the largest property management companies in the country.”
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