Proposals
Our vision Ickleford Mill
We’re excited to share our plans for a new neighbourhood that puts people and nature at its heart. The proposals include a mix of high-quality homes for all ages and stages of life, surrounded by green spaces, walking routes, and play areas for everyone to enjoy. We’re committed to creating a place that supports local housing needs, encourages wildlife to thrive, and helps families live more sustainably.
Key features
How the proposals are evolving
- 55 high-quality new homes including 40% affordable options.
- Mix of homes ranging from 1 bed to 5 bed to meet local housing need.
- New public open space for all to enjoy, plus areas of play for children.
- New walking and cycling routes.
- Landscaping and biodiversity improvements, providing biodiversity net gain.
- A sustainable drainage system.
- Electric vehicle charging points made accessible to all homes.
- 400sqm of equipped play space and 400sqm of informal play.
The site
Site location
Located on the south of the centre of Ickleford town centre, the site is a brownfield area of a now unoccupied and derelict mill factory, which is surrounded by overgrown vegetation and enclosed by trees along the edges of the site. The River Oughton runs through the site from the west to the east.
Planning boundary
New homes
High-quality housing that meets local needs
Since acquiring the site in Autumn in 2025, Hill Residential has been working up their plans for the site; and propose to deliver 55 high quality new homes to meet the housing needs of the local area.
The proposed scheme encompasses a range of houses and apartments, including 40% affordable housing options. These options currently include a split of affordable rent, shared ownership and social rent. This will enable more residents to get onto the housing ladder, including first-time buyers, families looking to upsize, or residents looking to downsize.
The proposals will provide a mixture of housing ranging from family housing to smaller flats, specifically a mix of 1-, and 2-bedroom apartments, and 2-, 3-, 4- and 5-bedroom homes. The vast majority of the new homes across the development will be 2 storeys, with occasional buildings of up to 2.5 storeys spread throughout the site.
Below is a complete breakdown of the mix of proposed homes for both private and affordable homes. This has been worked through with North Hertfordshire Council to meet the needs of the community, especially regarding affordable homes.
Private homes
| Unit type | Quantity |
|---|---|
| 2-bed houses | 4 |
| 3-bed houses | 16 |
| 4-bed houses | 7 |
| 5-bed houses | 6 |
| Total | 33 |
Affordable homes
| Unit type | Quantity |
|---|---|
| 1-bed flats | 4 |
| 2-bed flats | 1 |
| 2-bed WCH flats | 2 |
| 2-bed houses | 9 |
| 3-bed houses | 5 |
| 4-bed houses | 1 |
| Total | 22 |
Proposed streetscapes
Landscaping
Prioritising public green open space for all to enjoy
Our development is not just about homes but also about creating vibrant community spaces. With landscape at the heart of the proposals, the proposals will deliver a significant amount of public space, which is currently inaccessible to the community, incorporating both formal and informal areas for local people to enjoy.
The landscape design will enhance existing hedgerows and natural features to support local wildlife and reflect the surrounding character. The River Oughton, which runs through the site, will form a natural focal point, with surrounding green fields retained as publicly accessible open space. The river and biodiversity which surrounds it will be protected and enhanced.
A new community park will be created on the site of the former mill car park, making the most of existing mature trees to offer a welcoming space for play, relaxation, and time outdoors.
Habitats
Biodiversity enhancements
The plans also aim to deliver biodiversity net gain, meaning more nature and wildlife than there is today. This will be achieved through native planting, new habitats, and wide green buffers that link the development with the surrounding landscape and help nature thrive.
Access and travel
Carefully designed access arrangements
The proposed development has been carefully designed to ensure safe, convenient, and well-connected access for everyone. A new T-junction from Arlesey Road will provide a smooth and attractive entrance to the site, with wide footways on both sides for pedestrians and a safe, shared route for cyclists.
A new zebra crossing near the site entrance will make it easier for residents and neighbours to cross Arlesey Road safely, helping to link the new community with nearby homes, schools, and local facilities.
The two existing bus stops on Arlesey Road, just north of the site, will be upgraded for regular service use, which will benefit both new and existing residents, with new raised kerbs, clear signage, and a shelter at the southbound stop.
An emergency access will also be included to the north of the main entrance, providing a safe route for emergency vehicles even during periods of heavy rainfall.
Timeline
Overview of the proposals process
Timeline is subject to change due to planning and consultation.
March 2024
Approval of Outline Planning Application.
Winter 2025
Launch of consultation on Reserved Matters Application.
Early 2026
Targeted submission of Reserved Matters Application.
Summer 2026
Targeted council determination of Reserved Matters Application.