Abbots Langley and Leavesden

ABBOTS LANGLEY AND LEAVESDEN H1 – Garage Courts, Parsonage Close H1 – Garage Courts, Parsonage Close SHELAA Reference: AB18 Size: 0.09ha Proposed use(s): Residential Indicative Dwelling Capacity: 5 Phasing: 0 - 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt: N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 5 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access is to be provided from Parsonage Close • A Public Right of Way ( PROW) runs adjacent to the north of the site , which should be considered in the early stage of design Historic Environment • The Abbots Langley Conservation Area is situated to the south of the Site. A Heritage Impact Assessment/Heritage Statement may be required at the planning application stage (and ideally pre-application) stage Green Infrastructure, Biodiversity and TPOs • There are protected trees along the northern boundary of the site (TPO317). Future development will need to take account of the TPO along the northern boundary with appropriate buffer distance s and mitigation measures. An Arboricultural Impact Assessment will be required at the planning application (and preferably pre-application) stage H2 – Garages, Tibbs Hill Road H2 – Garages, Tibbs Hill Road SHELAA Reference: AB26 Size: 0.1ha Proposed use(s): Residential Indicative Dwelling Capacity: 5 Phasing: 0 - 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 5 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access is to be provided from Tibbs Hill Road Historic Environment • The Abbots Langley Conservation Area is situated in close proximity to the west of the site, which any future development must have regard to . A Heritage Impact Assessment/Heritage Statement may be required at the planning application stage (and ideally pre-application stage) H3 – Garages, Jacketts Field H3 – Garages, Jacketts Field SHELAA Reference: AB31 Size: 0.08ha Proposed use(s): Residential Indicative Dwelling Capacity: 9 Phasing: 0 - 5 years Greenfield/Brownfield: Brownfield Green Belt/ Grey Belt: N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 9 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access is to be provided from Jacketts Field Flooding • There is a high risk of surface water flooding to the east of the site along Jacketts Field, where ponding occurs. Suitable mitigation measures should be provided as part of future development to address surface water flood risk at the site • The council’s Level 2 SFRA (2026) has concluded that due to a quarter of the site being within the ‘design’ flood event for surface water (1% Annual Exceedance Probability (AEP) plus climate change) a Flood Risk Assessment (FRA) must be submitted at the planning application (and preferably pre-application) stage. The FRA should demonstrate avoidance of the highest risk areas or flood resilience and resistance measures that need to demonstrate no increase in flood risk off site. If this cannot be achieved, g iven the size of the site, a small reduction in dwelling capacity may be required H4 – Garages. Rosehill Gardens H4 – Garages, Rosehill Gardens SHELAA Reference: AB39 Size: 0.08ha Proposed use(s): Residential Indicative Dwelling Capacity: 6 Phasing: 0 - 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 6 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access is to be from Rosehill Gardens • A Public Right of Way ( PROW) is located adjacent to the south of the site. Any development would need to take account of the presence of Public Rights of Way without affecting its access Flooding • The site falls within the Groundwater Source Protection Zone (GPSZ) 1 which may limit the use of SuDS, deep foundations and below ground development. A preliminary risk assessment is required at the application (and preferably pre-application) stage to determine whether there is contamination of the site, and whether remediation works would be needed • Groundwater levels are between 0.025 and 0.5m below the surface, which may lead to groundwater flood risk. Future development proposal s would need to satisfactorily address the groundwater flood risk, providing suitable mitigation where necessary Green Infrastructure, Biodiversity and TPOs • There are protected trees in close proximity to northwestern corner of the Site (TPO724). Future development will need to take account of the TPO near the northwestern corner of the site H5 – Little How Croft H5 – Land off Little How Croft SHELAA Reference: ACFS9b Size: 1ha Proposed use(s): Residential Indicative Dwelling Capacity: 35 Phasing: 0 - 5 years Greenfield/Brownfield: Greenfield Green Belt / Grey Belt: The site was located within the Green Belt. During the Local Plan process the Green Belt boundaries were altered, and the site was entirely removed from the Green Belt Main Development Requirements: • Indicative dwelling capacity of 35 • Provision of open space/play space is required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • There is no existing access to the site from Little How Croft. Access is to be from the cul-de-sac at Little How Croft which may require road improvement works Historic Environment • Dickinson House, a Grade II Listed Building, is located near to the south -west of the Site. A Heritage Impact Assessment/Heritage Statement would be required at the planning application (and preferably pre-application) stage • HCC Historic Environment advised that the site includes/has potential to include heritage assets of archaeological interest. Any development proposals on the site should be accompanied by a pre-application or pre-determination archaeological assessment Flooding • Groundwater levels are between 0.025 and 0.5m below the surface, which may lead to groundwater flood risk • Development proposals would need to satisfactorily address surface water and groundwater flood risk and provide suitable mitigation Green Infrastructure, Biodiversity and TPOs • There is a protected tree at the northeastern portion of the Site (TPO089). Future developments will need to take account on the TPO in the site. An Arboricultural Impact Assessment may be required at the planning application (and preferably pre-application) stage Environmental Health and Pollution • Any development of the site would need to take account the presence of potential noise and air quality issues arising from the site’s close proximity to the M25. Relevant assessments and reports, including details of mitigation measures may be required at a planning (and preferably pre-application) stage Minerals and Waste • A Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage H6– Land adjacent to Fraser Crescent and Woodside Road H6 – Land adjacent to Fraser Crescent and Woodside Road SHELAA Reference: CFS3 Size: 7.1ha Proposed use(s): Residential Indicative Dwelling Capacity: 249 Phasing: 0 – 10 years Greenfield/Brownfield: Greenfield Green Belt / Grey Belt: The site is considered to be grey belt. During the Local Plan process the Green Belt boundaries were altered, and the site was entirely removed from the Green Belt Main Development Requirements: • Indicative dwelling capacity of 249 • Provision of open space / play space is required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The site should be accessed from Woodside Road • The submission of a transport assessment will be required • Upgrades to and creation of pedestrian and cycle routes will be required • There is a Public Right of Way that runs along the northwestern section of the site , connecting High Elms Lane and Woodside Road through the site. The design and layout of any development would need to take account of the presence of Public Rights of Way in the site, bearing in mind the timescales if any diversions are necessary Historic Environment • There is a Grade II Listed Building located to the east of the site. The council’s high-level Heritage Impact Assessment states that the site’s development would have a minor adverse impact on the historic environment, as any urban development may potentially impact the setting of the Listed Building. A Heritage Impact Assessment/Heritage Statement would be required at the planning application (and preferably pre -application) stage in order to identify the impacts on the heritage assets. Appropriate mitigation on the eastern side of the site would be required Flooding • Given the site is a large greenfield site, below ground SuDS will not be accepted. All surface water attenuation is to be delivered above-ground, with above-ground conveyance prioritised • Suitable mitigation to address surface water and groundwater flood risk on areas of the site will be required, including the submission of Flood Risk Assessments at the planning application (and preferably pre-application) stage where appropriate • The site falls within Groundwater Source Protection Zone (GSPZ) 1 which may limit the use of SuDS, deep foundations and below ground development. A preliminary risk assessment is required at the planning application (and preferably pre-application) stage to determine whether there is contamination of the site, and whether remediation works would be needed Green Infrastructure, Biodiversity and TPOs • There are protected trees located across the site, along all boundaries and within the centre of site (TPO354). Future development will need to take account of the protected trees on site and any future planning application (and preferably pre -application) will require the submission of an Arboricultural Impact Assessment Landscape • The council’s Landscape Sensitivity Assessment classified the site as having medium sensitivity to built development. As such at the planning application stage a Landscape and Visual Impact Assessment (LVIA) may be required Environmental Health and Pollution • Thames Water have advised that there is a large sewer to the west of the site, which would need to be incorporated into design at an early stage. Thames Water should also be engaged at an early stage Mineral and Waste • HCC Mineral and Waste stated that consideration must be given to the use of material on site through opportunistic extraction, in order to reduce the need for material to be imported • A Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage Others • The HWE Integrated Care Board is likely to seek a financial contribution towards medical infrastructure in Abbots Langley H7 – Land at Warren Court, Woodside Road H7 – Warren Court, Woodside Road SHELAA Reference: CFS4 Size: 0.54ha Proposed use(s): Residential Indicative Dwelling Capacity: 19 Phasing: 0 - 5 years Greenfield/Brownfield: Greenfield Green Belt / Grey Belt: The site is considered to be grey belt. During the Local Plan process the Green Belt boundaries were altered, and the site was entirely removed from the Green Belt. Main Development Requirements: • Indicative dwelling capacity of 19 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access into the site from Woodside Road should be utilised • HCC Growth and Infrastructure stated that an access strategy may be needed to mitigate the severance of Woodside Road for vulnerable road users . Pedestrian improvements may also be required Historic Environment • HCC Historic Environment advise that the site includes/has potential to include heritage assets of archaeological interest. Any development proposals on the site should be accompanied by a pre - application or pre-determination archaeological assessment Flooding • The Site falls within Groundwater Source Protection Zone (GSPZ) 1 which may limit the use of SuDS, deep foundations and below ground development. A preliminary risk assessment is required at the application (and preferably pre-application) stage to determine whether there is contamination of the site, and whether remediation works would be needed • Groundwater levels are between 0.5 and 5m below the ground surface, which may lead to groundwater flood risk. Suitable mitigation will be required Green Infrastructure, Biodiversity and TPOs • There is an area TPO covering all trees within the Site (TPO284). Trees should be retained with suitable buffers from future development. An Arboricultural Impact Assessment will be required at the planning application (and preferably pre-application) stage Mineral and Waste • HCC Mineral and Waste stated that consideration must be given to the use of material on site through opportunistic extraction, in order to reduce the need for material to be imported • A Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage H8 – Land at Mansion House Equestrian Centre H8 – Land at Mansion House Equestrian Centre SHELAA Reference: CFS6 Size: 2.8ha Proposed use(s): Residential Indicative Dwelling Capacity: 98 Phasing: 0 - 10 years Greenfield/Brownfield: Greenfield Green Belt / Grey Belt: The site is considered to be grey belt. During the Local Plan process the Green Belt boundaries were altered, and the site was entirely removed from the Green Belt. Main Development Requirements: • Indicative dwelling capacity of 98 • Provision of open space / play space is required in future development • The site will have to come forward with H9, in order to provide access for H9. This will increase the dwelling capacity of the combined sites to 144 • The site is within the Chilterns Beechwoods SAC zone of influence. As the indicative dwelling capacity exceeds 100 (when combined with H 9), it is required to deliver suitable mitigation and / or avoidance measures in order to address potential adverse effects arising from increased recreational disturbance. This includes provision, improvement and / or maintenance of Suitable Alternative Natural Greenspace (SANG) (or a suitable financial contribution towards the same ). Given the limited size of the site, a financial contribution will be required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access to the site should utilise the existing access from Notley Court . Early engagement with Herts County Council, including the development of an access strategy is strongly encouraged • A Public Right of Way (PROW) runs along the south of the site, from Love Lane. This PROW must be considered during the design process and protected • HCC have set out that high quality active travel links should be provided to enable access within the recommended accessibility criteria of 400m to the closest bus services Historic Environment • Mansion House Farmhouse, a Grade II Listed Building, lies immediately to the west of the site. The council’s high-level Heritage Impact Assessment states that the site’s development would have a minor adverse impact on the historic environment, as development of the site would separate the heritage asset from its setting within the historic agrarian landscape. The design of the scheme should mitigate the impact on the heritage asset. A detailed Heritage Impact Assessment/Heritage Statement would be required at the planning application (and preferably pre- application) stage • HCC Historic Environment advised that the site includes/has potential to include heritage assets of archaeological interest. Any development proposals on the Site should be accompanied by a pre-application or pre-determination archaeological assessment Flooding • The LLFA states that given the site is a large greenfield site, below ground SuDS will not be accepted. All surface water attenuation is to be delivered above -ground, with above -ground conveyance prioritised • Suitable mitigation to address groundwater flood risk on areas of the site will be required Green Infrastructure, Biodiversity and TPOs • The site is within the Chilterns Beechwoods SAC zone of influence. As the indicative dwelling capacity exceeds 100 (when combined with H9), it is required to deliver suitable mitigation and/or avoidance measures in order to address potential adverse effects arising from increased recreational disturbance. This includes provision, improvement and/or maintenance of Suitable Alternative Natural Greenspace (SANG) (or a suitable financial contribution towards the same ). Given the limited size of the site, a financial contribution will be required Mineral and Waste • HCC Mineral and Waste stated that consideration must be given to the use of material on site through opportunistic extraction, in order to reduce the need for material to be imported • A Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage Utilities/ Infrastructure • The HWE Integrated Care Board is likely to seek a financial contribution towards medical infrastructure in Abbots Langley • The potential to utilise a heat network from the near by Data Centre (not yet commenced but approved at appeal under planning application reference 23/1068/OUT) should be explored H9 – Land at Love Lane H9 – Land at Love Lane SHELAA Reference: PCS21 Size: 1.3ha Proposed use(s): Residential Indicative Dwelling Capacity: 46 Phasing: 0 – 5 years Greenfield/Brownfield: Mixed (Mainly Greenfield) Green Belt / Grey Belt: The site is considered to be grey belt. During the Local Plan process the Green Belt boundaries were altered, and the site was entirely removed from the Green Belt Main Development Requirements: • Indicative dwelling capacity of 46 • Provision of open space / play space is required • The site will have to come forward with H8, as H8 will provide access to H9 (as access via Love Lane is not acceptable). This will increase the dwelling capacity of the combined sites to 144 . • The site is within the Chilterns Beechwoods SAC zone of influence. As the indicative dwelling capacity exceeds 100 (when combined with H 8), it is required to deliver suitable mitigation and / or avoidance measures in order to address potential adverse effects arising from increased recreational disturbance. This includes provision, improvement and/or maintenance of Suitable Alternative Natural Greenspace (SANG) (or a suitable financial contribution towards the same ). Given the limited size of the site, a financial contribution will be required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • HCC Highways state that access from Love Lane will not be acceptable. Access will have to be provided from Notley Court via site H8 • A Public Right of Way (PROW) runs along the south of the site, from Love Lane. This PROW must be considered during the design process and protected • HCC have stated that high quality active travel links should be provided to enable access within the recommended accessibility criteria of 400m to the closest bus services Flooding • The LLFA states that given the site is a large greenfield site, below ground SuDS will not be accepted. All surface water attenuation is to be delivered above -ground, with above -ground conveyance prioritised • Suitable mitigation to address groundwater flood risk on areas of the site will be required Historic Environment • The site abuts the northern end of the Abbots Langley Conservation Area and immediately west lies Mansion House Farmhouse, a Grade II Listed Building. There are also several Locally Listed Buildings to the west of the site. The design of the scheme should mitigate the impact on the heritage asset(s). A detailed Heritage Impact Assessment/ Heritage Statement would be required at the planning application (and preferably pre-application) stage • HCC Historic Environment advised that the site includes/has potential to include heritage assets of archaeological interest. Any development proposals on the Site should be accompanied by a pre-application or pre-determination archaeological assessment Mineral and Waste • HCC Mineral and Waste stated that consideration must be given to the use of material on site through opportunistic extraction, in order to reduce the need for material to be imported • A Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage Utilities/ infrastructure • As the site will have to come forward with H 8, given the combined dwelling capacity, the HWE Integrated Care Board is likely to seek a financial contribution towards medical infrastructure in Abbots Langley • The potential to utilise a heat network from the nearby Data Centre (not yet commenced but approved at appeal under planning application reference 23/1068/OUT) should be explored H10 – Land south of the M25 H10 – Land South of the M25 SHELAA Reference: CFS7 Size: 2.8ha Proposed use(s): Residential Indicative Dwelling Capacity: 20 Phasing: 0 - 5 years Greenfield/Brownfield: Mixed Green Belt / Grey Belt: The site is located within the Green Belt. Given that it’s not edge of settlement and the site constraints, the site was retained within the Green Belt Main Development Requirements: • Indicative dwelling capacity of 20. Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access to the site should be utilised, although improvement works to the access may be required Historic Environment • There are a number of Locally Listed Buildings directly to the south of the site and a listed building slightly further south , which any development must take account of. A Heritage Impact Assessment/Heritage Statement would be required at the planning application (and preferably pre- application) stage • HCC Historic Environment advised that the site includes/has potential to include heritage assets of archaeological interest. Any development proposals on the site should be accompanied by a pre-application or pre-determination archaeological assessment Environmental Health and Pollution • Any development of the site would need to take account the presence of potential noise and air quality issues arising from the site’s close proximity to the M25. Relevant assessments and reports, including details of mitigation measures would be required at a planning application (and preferably pre-application) stage H11 – Hill Farm Industrial Estate H11 – Hill Farm Industrial Estate, Hill Farm Avenue SHELAA Reference: H6 Size: 0.57ha Proposed use(s): Residential Indicative Dwelling Capacity: 60 Phasing: 0 - 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt: N/A (Not in Green Belt). Main Development Requirements: • Indicative dwelling capacity of 60 • Play space/open space would not be required given the brownfield nature of the site and proximity