KEY DETAILS
Base, Newhall
Location: Harlow, Essex
Homes: 993
Partners: Sage, L&G, Sigma, Long Harbour
Project Duration: 13 years
Gross Development Value: GDV is circa 370m
Land: Private
Introduction
Located on the eastern outskirts of Harlow, Base began in 2017 as part of the award-winning Newhall development, creating a new neighbourhood across 8 phases. The project follows a design-led approach with ongoing landowner involvement to ensure a high-quality legacy, using a carefully selected materials palette and exceptional finishes.
Four architects have shaped the development, resulting in a rich architectural landscape with distinct character areas. Newhall focuses on creating a high quality environment through careful design and prioritises social value by delivering affordable homes, community facilities, and economic opportunities.
In 2016, Vistry secured a land interest for around 1,000 new homes, completing the Outline Planning Permission (HW/PL/04/00302) due to the strength of its bid and successful track record in large-scale developments.
Housing Delivery and Affordable Homes
Vistry Group is building and selling homes on this development to open market customers through its Countryside Homes retail brand. Phases 1B and 2B West are coming to an end with Phase 3 launching in Autumn 2025.
Newhall is a legacy development that predates the current business strategy. However, it has progressed with a mixed tenure approach, with over 35% of new homes forward sold—comprising 15% affordable housing and approximately 20% PRS housing. Although it was conceived before the current strategy, the inclusion of mixed tenure delivery was established in the Agreement for Lease and Sector Leases, ensuring a diverse housing model across the development.
Once the spine road is completed, a new bus service will run through the heart of Newhall, connecting the residential area, Harlow Science Park, and key transport links. This bus route will provide direct access to Harlow Town and Harlow Mill railway stations, which are on the mainline between London Liverpool Street, Stansted Airport, and Cambridge.
“I wanted to live somewhere close to a railway station which could get me into central London easily for my job in the city, whilst still being able to enjoy the green spaces around the area”
Resident at Base
Vistry Group also creates affordable homes for our regarded partners. We have collaborated with Sage, L&G, and Sigma thus far. The very first latest partnership approach within Vistry is a PRS agreement with Long Harbour.
“Our first single family housing investment will deliver much needed new homes as part of the Newhall Masterplan, an area with great potential for future growth given its strategic location. This transaction also marks the start of our ambitious deployment plans for Long Harbour’s Single Family Housing platform, which will build on our existing strengths across the living sector.”
Managing Director of Single Family Housing at Long Harbour
The new build homes at Base are designed to significantly reduce energy consumption, with homes typically 64% less expensive to heat than comparable Victorian Homes which can result in annual savings of up to £907 (HBF Watt A Save).
Community Facilities
Vistry is dedicated to building lasting communities and places where people thrive. Residents at Base have access to a two-form entry primary school and nursery (part of the wider Newhall development), along with two on-site cafés, shops, and green open space with both new and existing play areas. In the final phase, a sports pavilion and several sports pitches will be delivered.
Employment and Local Business
The creation of Base, Newhall has enabled Vistry to work with local suppliers on site and offer training and apprenticeship opportunities to local people.
This development has:
- Newhall has several apprentices working on the development and members of the Graduate programme have been involved with the development over the years.
- Our sub-contractors also support apprenticeships and most recently PGM Carpentry have an apprentice employee who has recently become a fully qualified carpenter.
- When Agency staff have been required these operatives are mainly local people
Commitment to Nature and Sustainability
Vistry is committed to Homes for Nature, a plan to help wildlife thrive in the places we build.
Sustainability remains at the core of the design of the new homes being delivered at the development.
- Over 40% of the land dedicated to open space, including parkland, lakes and woodland (Estate Community Land)
- Created new wildlife habitats including the creation of bat/ bird boxes and a duck feeder for residents at Newhall Lake
- Sustainable drainage system installed on the development is an integral part of the SUDS feature and two attenuation basins
- Regulation protection is in place for newts in the ponds
- Plots designed with a fabric first approach supplemented with PV as necessary
- Design of Sector 3 ongoing and this takes account of Future Homes Standard as necessary