Croxley Green

CROXLEY GREEN H27 – Land at Croxley Station, Watford Road H27 – Land at Croxley Station, Watford Road, Croxley Green SHELAA Reference: CFS20 Size: 2.3ha Proposed use(s): Residential Indicative Dwelling Capacity: 163 Phasing: 0 – 10 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt: N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 163 • Due to the nature of the site and proximity to open space, on-site provision of open space/ play space will not be required • A 3 metre development buffer area (except vehicular access) from the railway is required • The existing level of parking serving the station should be retained unless a proposal is accompanied by a parking survey and associated report provide robust evidence justifying any reduction in the level of station parking • Allow space for a transport interchange for the proposed Watford to Croxley Link Site Constraints and Other Requirements and Considerations: Access, Highways, Parking and Sustainable Transport • The existing access via Watford Road should be utilised • The existing level of parking serving the station should be retained unless a proposal is accompanied by a parking survey and associated report robustly justifying any reduction in the level of station parking • Allow space for a transport interchange for the proposed Watford to Croxley Link Design • A 3 metre development buffer area (except vehicular access) from the railway is required Flooding • There is a small area at the north of the site at risk of surface water flooding. Ponding along the embankment also occurs during heavy rainfall events. Any development would be required to provide suitable mitigation to address surface water flood risk • The council’s Level 2 SFRA (2026) has concluded that development should be steered outside the areas of surface water flood risk on the site. Where this is not possible, flood resilience and resistance measures should be implemented. Arrangements for safe access and escape will need to be provided for the 1% AEP surface water events with an appropriate allowance for climate change, considering depth, velocity, and hazard. A Flood Risk Assessment (FRA) must be submitted at the planning application (and preferably pre-application) stage • The LLFA have indicated that the site has high potential for groundwater emergence. Site-specific ground investigations should be conducted to assess groundwater levels at the earliest stage • The site is wholly within GSPZ1, which may limit the use of SuDS, deep foundations and below ground development. A preliminary risk assessment is required at the planning (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 • Natural England state that the site triggers the SSSI Impact Risk Zones for residential development. Natural England should be consulted at the planning application stage Historic Environment • Croxley Station is a Locally Listed Building. A Heritage Impact Assessment/ Heritage Statement may be required at a planning application (and preferably pre-application) stage Environmental Health and Pollution • Potential noise and vibrations caused by the use of the station/railway line would need to be addressed through mitigation measures . Relevant assessments and reports (such as Noise Assessments) would be required at a 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 Utilities/ Infrastructure • The HWE Integrated Care Board is likely to seek a financial contribution towards a new premises solution for the New Road Surgery H28 – Cinnamond House H28 – Cinnamond House SHELAA Reference: CFS61 Size: 1ha Proposed use(s): Residential Indicative Dwelling Capacity: 80 Phasing: 0 - 5 years Greenfield/Brownfield: Mixed (mainly brownfield) 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 80 • Play space/ open space would not be required given the brownfield nature of the site and proximity to open space and play space, however, a financial requirement to improve local open space/ play space may be required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access from Watford Road should be utilised • Hertfordshire County Council state that an agreed access strategy should be agreed prior to determination, and the developer is encouraged to undertake pre -application discussions with HCC Highways Historic Environment • There are two Grade II Listed Buildings to the north of the site, which should not be impacted as views from the site are blocked by the railway embankment. Another Grade II Listed Building is situated to the east of the site, with the impact on this heritage asset dependent on the proposed building height. Any future developer should consult the Conservation Officer at an early design stage. A Heritage Impact Assessment/ Heritage Statement may be required at a 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 majority of the site is at risk of surface water flooding ranging from medium -high risk at the western portion and low-medium risk at the southern portion respectively.. The LLFA also state that the site is indicated to have high potential (>50%) for groun dwater emergence due to the shallow groundwater levels. Site -specific ground investigations should be conducted to assess groundwater levels at the earliest stage. Any development would be required to provide suitable mitigation to address surface water flood risk and groundwater flood risk on the site • The council’s Level 2 SFRA (2026) has concluded that the site is at significant surface water flood risk. A Flood Risk Assessment (FRA) must be submitted at the planning application (and preferably pre-application) stage. Future proposals will need to care fully consider this risk and demonstrate users of the site can be kept safe during the lifetime of the development through a detailed site-specific FRA including detailed surface water modelling. Development should be steered away from the areas identified to be at highest risk of surface water flooding within the site. Arrangements for safe access and escape will need to be provided for the 1% AEP surface water events with an appropriate allowance for climate change, considering depth, velocity, and hazard • The site is wholly within GSPZ1 which may limit the use of SuDS, deep foundations and below ground development. A preliminary risk assessment is required at the planning (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 • Natural England state that the site triggers the SSSI Impact Risk Zones for residential development. Natural England should be consulted at the planning application stage Environmental Health and Pollution • Noise and vibrations caused by the close proximity of the railway line may have an impact on the Site and its future occupiers (although there is an existing tree buffer between the site and railway). Noise mitigation measures should be further considered as part of any future proposals 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 Other • The HWE Integrated Care Board is likely to seek a financial contribution towards a new premises solution for the New Road Practice H29 – Garages off Grove Crescent H29 – Garage off Grove Crescent SHELAA Reference: CG47 Size: 0.26ha Proposed use(s): Residential Indicative Dwelling Capacity: 19 Phasing: 0 – 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt: N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 19 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • There are two existing vehicular access points from Grove Crescent which should be utilised Flooding • The access road at the south of the site ranges from medium to high risk of surface water flooding. The area at low risk of flooding extends into a flow path which reaches the highway in Grove Crescent. Any development would need to provide suitable mitigation to address surface water flood risk on areas of the site • The council’s Level 2 SFRA (2026) has concluded that almost a quarter of the site at risk of flooding in the 100 year plus climate change flood event. A Flood Risk Assessment (FRA) must be submitted at the planning application (and preferably pre -application) stage. Flooding potential is mainly on the access road, so safe access will need to be demonstrated in the FRA, without increasing flood risk elsewhere Mineral and Waste • HCC Minerals and Waste stated the 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 site is located close to Affinity Water apparatus. Developers will be expected to engage with Affinity Water as early as is practicable to ensure that these are taken into consideration H30 – Land at Barton Way H30 – Land at Barton Way SHELAA Reference: CG65 Size: 0.06ha Proposed use(s): Residential and Community Space Indicative Dwelling Capacity: 8 Phasing: 0 – 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt: N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 8 • Community space must be provided and maintained on the ground floor (unless robust evidence demonstrates that there is no current or future forecast demand, including an impact assessment to show why the site cannot support the social or community use and identify impacts on users) Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access is via Community Way branched off from Barton Way and this existing access should be utilised • A public Right of Way ( PROW) is situated adjacent the northern boundary of the site along Community Way, which any development must take account of Historic Environment • Dickinson Square Conservation Area is located to the south of the site, although this is beyond development on New Road and is unlikely to be impacted by the development. A Heritage Impact Assessment/Heritage Statement may be required at the planning (and preferably pre-application) stage Social and Community • Community space must be provided and maintained on the ground floor (unless robust evidence demonstrates that there is no current or future forecast demand, including an impact assessment to show why the site cannot support the social or community use and identify impacts on users) H31 – Land South of Scots Hill H31 – Land South of Scots Hill SHELAA Reference: NCFS21 Size: 0.87ha Proposed use(s): Residential Indicative Dwelling Capacity: 30 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 30 • Play space/ open space would not be required given the proximity to open space and play space, however, a financial requirement to improve local open space/ play space may be required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The site currently does not have vehicular access, although future vehicular access could be created off Scots Hill / Park Road. The developer is strongly encouraged to engage with HCC Highways as early in the design process as possible Flooding • The majority of 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, and whether remediation works would be needed Green Infrastructure, Biodiversity and TPOs • There are protected trees along the northern and western boundaries of the site, which future development must take account of. An Arboricultural Impact Assessment would be required at a planning (and preferably pre-application) stage • HCC Ecology stated that Preliminary Roost Assessments and Preliminary Ecological Appraisals may be required prior to determination of a planning application Minerals and Waste • HCC Mineral and Waste state that a Site Waste Management Plan (SWMP) will be re