Kings Langley

KINGS LANGLEY H34 – West of the Kings Langley Estate H34 – West of the Kings Langley Estate SHELAA Reference: CFS26c Size: 58.5ha Proposed use(s): Residential (including provision of SANG within adjoining land and community centre) Indicative Dwelling Capacity: 400 Phasing: 0 15 years Greenfield/Brownfield: Mixed (Mainly 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 400 • Provision of open space / play space • Provision of Suitable Alternative Natural Greenspace (SANG) within adjoining open space allocation (treated as “on-site” provision) • Provision of Community Centre Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing vehicular access to the site is via Egg Farm Lane. A new access could also be created off Toms Lane to the north of the site. Engagement with HCC Highways (and submission of a Highways pre-application) at the earliest stage is strongly encouraged • Poor design could result in a car dependent site , so enabling permeability to Kings Langley Station and the surrounding area should be a key consideration. Upgrades to and creation of pedestrian and cycle routes will be required • A Public Right of Way runs along part of the eastern and southern boundaries as well as through the site to the south-east and south-west. Design 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 • National Highways state given the site has a boundary with or close to the SRN; there will be various requirements for Highways England to assess which are likely to include issues regarding ground conditions, drainage, lighting, noise and vibration, in addition to cumulative traffic impacts. Highways England should be consulted during the planning application stage • The submission of a Transport Assessment will be required Social and Community • The site is required to provide a community centre Historic Environment • To the west of the site, there are Grade II Listed Building s and Locally Listed buildings located within the site and to the south. The Locally Listed Buildings within the site should be retained as part of any future development proposal, unless their demolition is robustly justified • The council’s high-level Heritage Assessment considers that the development of the site would result in a moderate adverse impact on the historic environment. A Heritage Impact Assessment/ Heritage Statement should be submitted at the planning application (and preferably pre- application) stage, including details of mitigation measures to limit the harm to nearby heritage assets • 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 • There is a surface water flow path, ranging from low to medium risk, running through the north of the site, which ponds at the north -west of the site. Another surface water flow path ranging from low-medium risk runs through the south of the site and ponds in the central-southern area. Suitable mitigation measures should be provided as part of future development to address surface water flood risk at the site • Given that the site is a large (predominantly) greenfield site, below ground SuDS will not be accepted. All surface water attenuation is to be delivered above -ground, with above -ground conveyance prioritised • The site falls within Groundwater Source Protection Zone 1 (GSPZ1). A preliminary risk assessment is required at the planning application (and ideally 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 at various locations across the site (TPO317). Future development will need to take account of protected trees within the site and future proposals will require the submission of an Arboricultural Impact Assessment at the planning application (and preferably pre-application) stage • There is a Local Wildlife Site (Numbers Farm Area) located in the central -northern area of the site. Design of development must consider this LWS from the earliest stage and provide a buffer area from the Local Wildlife Site. The submission of Ecological Impact Assessments (or similar) will be required at the planning application (and/ or pre-application) stage • The Site is within the Beechwoods SAC zone of influence. As the indicative dwelling capacity exceeds 100, 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 size of the site, SANG provision would be expected on the land immediately to the east of the site a set out in the open space allocation. Early engagement with Natural England and developers of other sites in the vicinity requiring a financial contribution to SANG is strongly recommended. The on-site provision of SANG is required to be completed prior to commencement of any other development on site Landscape • The council’s Landscape Sensitivity Assessment scored the site as having a medium -high sensitivity to built development. Given this and the scale of development, a Landscape and Visual Impact Assessment (LVIA) should be submitted at a 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 and railway . Relevant assessments and reports, including details of mitigation measures may be required at a planning (and preferably pre-application) stage Utilities and Infrastructure • Given the scale of future development, it may require upgrades to the wastewater network. The Developer (in consultation with the Local Planning Authority) should liaise with Thames Water to determine the magnitude of spare capacity currently available wi thin the network and what phasing may be required to ensure development does not outpace delivery of essential network upgrades to accommodate future development • 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 during the design process H35 – Flower House, Station Road H35 – Flower House, 2 – 3 Station Road SHELAA Reference: ACFS8b Size: 0.4ha Proposed use(s): Residential Indicative Dwelling Capacity: 10 Phasing: 0 – 5 years Greenfield/Brownfield: Mixed Green Belt / Grey Belt: The site is considered to be grey belt. Given its brownfield nature and grey belt categorisation, the site has been retained in the Green Belt. Main Development Requirements: • Indicative dwelling capacity of 10 • Development should focus on the brownfield portion of the site, with the remainder of the site for biodiversity net gain and amenity space. • There should be a 10 metre buffer area between the part of the site which falls within Flood Zone 3b and any future development Site Constraints and Other Requirements and Considerations: Design • Development should focus on the brownfield portion of the site, with the remainder of the site for biodiversity net gain and amenity space Access, Highways and Sustainable Transport • The existing access off Station Road should be utilised, although improvement works may be necessary Flooding • Part of the site along the western boundary falls within Flood Zone 3b (approximately 6% of the total site area). Therefore, no development would be permitted on Flood Zone 3b and a 10m buffer would be required between any development and Flood Zone 3b • There is a risk of groundwater flooding to surface and subsurface assets due to the shallow ground water level, as well as the possibility of groundwater emerging at the surface locally. Development would be subject to appropriate mitigation measures to address the risk of groundwater flooding on the site • The site falls within Groundwater Source Protection Zone 1 (GSPZ1). 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 Historic Environment • There is a Scheduled Monument to the west and two Grade II Listed buildings to the north -west. There is also a Locally Listed Building s to the south 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 the site has direct views to the Scheduled Monument. A Heritage Impact Assessment/Heritage Statement would be required at the planning application (and preferably pre- application) stage • Pre-application or pre-determination archaeological assessments should be included as part of any development proposals Environmental Health and Pollution • Any development of the site would need to take account the presence of potential noise and air quality issues due to the close proximity to the M25 and Kings Langley Railway Station. Relevant assessments and reports, including details of mitigation measures 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 H36 – Lonsdale, Hyde Lane H36 – Lonsdale, Hyde Lane SHELAA Reference: NCFS20 Size: 1.6ha Proposed use(s): Residential Indicative Dwelling Capacity: 10 Phasing: 0 – 5 years Greenfield/Brownfield: Mixed Green Belt / Grey Belt: The site is considered to be partially grey belt (brownfield land). Given that the site is not edge of settlement, its partial brownfield nature and partial grey belt categorisation, the site has been retained in the Green Belt Main Development Requirements: • Indicative dwelling capacity of 10 • Development should be limited to the brownfield area of the site (including the buildings and associated hardstanding), predominantly confined to the western side of the site Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access via Hyde Lane should be utilised, although improvement works such as widening would be necessary Historic Environment • HCC Historic Environment state that the archaeological interest of this Site can be appropriately managed through planning requirements should planning be granted. An Archaeological Evaluation would likely be requested post-determination • HCC Historic Environment state that the archaeological interest of this site can be appropriately managed through planning requirements should planning be granted. An Archaeological Evaluation would likely be requested post-determination Green Infrastructure, Biodiversity and TPOs • There are protected trees (TPO599) clustered around the west and south of the site. Future development will need to take account o f the protected trees, including root protection areas/zones. An Arboricultural Impact Assessment will be required at a planning application (and preferably pre- application) stage • A Local Wildlife Site (Pimlico House Woods & New Plantation) is located adjacently to the east of the site. An Ecological Impact Assessment may be required at a planning application (or pre-application) stage Mineral and Waste • HCC Mineral and Waste state that a Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage H37 – Land adjacent to RES Site, Egg Farm Lane H37 – Land adjacent RES Site, Egg Farm Lane SHELAA Reference: NSS20 Size: 7.0ha Proposed use(s): Residential Indicative Dwelling Capacity: 100 Phasing: 0 – 10 years Greenfield/Brownfield: Mixed 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 100 • A buffer area (from residential development) along the southern boundary of the site will be required due to the proximity of the M25 • The site is located within the Chilterns Beechwoods SAC zone of influence. Due to the indicative dwelling capacity of 100, development at the site would be required to deliver suitable mitigation and/or avoidance measures in order to address potential adv erse effects arising from increased recreational disturbance at the Chilterns Beechwoods SAC. 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 • Provision of open space / play space is required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access via Egg Farm Lane should be utilised, although improvements may be required to facilitate the scale of development • A public right of way (PROW) runs along the northern boundary of the site. The design and layout of any scheme would need to take account of the presence of the PROW Historic Environment • There are several Locally Listed Buildings within the site and near the site . The Locally Listed Buildings within the site should be retained as part of any future development proposal, unless their demolition is robustly justified • The council’s high -level Heritage Impact Assessment considers that development of the site would result in a moderate adverse impact on the historic environment. A Historic Impact Assessment/Heritage Statement will be required at the planning application (and preferably pre- application) stage, including details of mitigation measures to limit the harm to nearby heritage assets Flooding • The level of groundwater is shallow. Future proposal s would need to satisfactorily address the groundwater flood risk with providing suitable mitigation where necessary Green Infrastructure, Biodiversity and TPOs • The trees which form the western boundary of the site are protected under TPO727. There are two further groups of trees at the northern edge of the site which are protected under TPO317. Future developments will need to take account of the TPOs. An Arboricultural Impact Assessment may be required at the planning application (and preferably pre-application) stage • The site is located within the Chilterns Beechwoods SAC zone of influence. Due to the indicative dwelling capacity of 100, development at the site would be required to deliver suitable mitigation and/or avoidance measures in order to address potential adv erse effects arising from increased recreational disturbance at the Chilterns Beechwoods SAC. This includes provision, improvement and/or maintenance of Suitable Alternative Natural Greenspace (SANG) (or a suitable financial contribution towards the sam