Maple Cross

MAPLE CROSS H38 – Land to the West and South of Maple Cross H38 – Land to the West and South of Maple Cross SHELAA Reference: EOS12.2 Size: 52.2ha Proposed use(s): Residential with supporting mixed uses to include Primary Education, Community, Retail and Commercial Indicative Dwelling Capacity: 1,500 Phasing: 0 – 10 years Greenfield/Brownfield: Greenfield Green Belt / Grey Belt The site is considered to be mostly 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 up to 1,500 • The site should comprise various uses including primarily residential with supporting mixed uses to include primary education, community, retail and commercial. • The site is strategic in scale and should provide the following on-site infrastructure: o New primary school (3FE) or new primary school (3FE) in addition to 2FE extension to Maple Cross JMI and Nursery School (subject to further evidence from HCC). Both options to provide SEND places and nursery provision o Public open space; o A local centre including local shops; o GP surgery/ medical centre o Community facilities; o Childcare setting (50 places) o Flexible commercial space; o 1 nursing home setting (approximately 70-80 residents per setting) o 2 settings of extra care housing (approximately 70-80 units per setting); o Improved bus stops and an extended bus route through the site as well as pedestrian and cycle routes; o Allotments Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • There is no existing suitable access into the site. Access from Denham Way is proposed as the primary route leading to the northern part of the site. A secondary access could be provided from Hornhill Road and an emergency access could be provided off Chalfont Road to the north of the site, subject to transport modelling and a detailed access and movement strategy in consultation with HCC to support the application masterplan • Upgrades to the bus network including re-routing of services and new bus stops will likely be required • Upgrades to and creation of pedestrian and cycle routes will be required • There are Public Right of Ways across the site in an east – west direction and within the northern part of the site. A Public Right of Way also runs along the eastern boundary of the northern part of 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 • The Church of St Thomas of Canterbury, a Grade II Listed Building is situated to the east of the site. The council’s high-level Heritage Impact Assessment stated that development of the whole land parcel would have a minor adverse impact on the historic environment, as there would be a change in the agrarian landscape by development. The assessment also stated that careful design has the potential to limit the harm, especially at the eastern side of the development. Any application would need to be accomp anied by a Heritage Impact Assessment/ Heritage S tatement thoroughly examining the impacts and there should be early discussions with the conservation officer on layout and height of development • HCC Historic Environment advised that the site includes/has potential to include heritage assets of archaeological interest. An outline planning application should be accompanied by an archaeological assessment to assess impact and mitigation Flooding • There are small areas along the eastern site boundary and the north -east portion of the site at high risk of surface water flooding. Any future development would need to satisfactorily address the surface water flood risk, providing suitable drainage mitigation where necessary • Various areas within the site (including the northern part of northern portion, the eastern and central area of southern portion) have a shallow groundwater level. The south -eastern area of the southern portion of the site is at high risk of groundwater f looding. Future development proposals would need to satisfactorily address the groundwater flood risk with providing suitable drainage mitigation where necessary • 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. A small area of the northeastern corner of the site falls within GSPZ2 Green Infrastructure, Biodiversity and TPOs • There are protected trees at the western part of the site, adjacent to the north of Hornhill Road (TPO044). Future development will need to take account of the TPOs and the trees should be protected and retained. An Arbori cultural Impact Assessment would be required at the planning application (and preferably pre-application) stage Landscape • The northern parcel of land was not assessed as part of the Landscape Sensitivity Assessment. The council’s Landscape Sensitivity Assessment classified the southern section of the Site as having medium-high sensitivity to built development. Therefore, the application masterplan will need to be supported by a Landscape and Visual Impact Assessment in support of the proposal with appropriate landscape and visual impact mitigations Environmental Health and Pollution • Noise and air quality caused by close proximity to the M25 may have an impact on the site and its future occupiers. Noise and air quality assessments with appropriate design and other mitigation strategies incorporated will be required as part of the application masterplan/ submission documents Utilities and Infrastructure • Given the scale of future development, it is likely to 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 within the network and what phasing may be required to ensure development does not outpace delivery of essential network upgrades to accommodate future development • The HS2 safeguarding zone is adjacent to the western boundary of the southern section of the site. The developer is required to notify HS2 Limited prior to commencement and enter discussions prior to the planning application stage, as required H39 – Land to the North of Chalfont Road H39 – Land to the North of Chalfont Road SHELAA Reference: EOS12.3 Size: 3.7ha Proposed use(s): Residential Indicative Dwelling Capacity: 130 Phasing: 0 – 10 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 130 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • Access to the site should be from Chalfont Road Historic Environment • There is a Locally Listed Building to the northeast of the site, although this is situated beyond existing residential development. A Heritage Impact Assessment/Heritage Statement may be required at the planning application (and preferably pre-application) stage 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 planning application (and preferably pre-application) stage to determine whether there is contamination of the site, and whether remediation works would be needed • Along the southern boundary of the site, there is low to medium risk of surface water flooding. Suitable mitigation measures should be provided as part of future development to address surface water flood risk at the site Landscape • The council’s Landscape Sensitivity Assessment assessed the site as having medium-high sensitivity to built development. A Landscape and Visual Impact Assessment should be submitted at the planning application (and preferably pre-application) stage Environmental Health and Pollution • Noise and air pollution caused by the proximity to the M25 may have an impact on development within the site and its future occupiers. Relevant assessments and reports (i.e noise and air quality), including details of mitigation measures will be required a t the planning application (and preferably pre-application) stage H40 – Garages rear of Longcroft Road H40 – Garages to rear of Longcroft Road SHELAA Reference: MC11 Size: 0.06ha 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 • There is an existing access off Longcroft Road which should be utilised. Some improvement works may be necessary, and regard must be had to the electrical apparatus close to the existing access, which may need re-locating Design • The design of development should consider the residential dwellings in close proximity to the southeast and southwest, particularly with regards to overlooking Biodiversity, Green Infrastructure and TPOs • Future development must consider Beechen Wood to the north. Given the close proximity to this woodland, an Arboricultural Impact Assessment would be required at the planning application (and preferably pre-application) stage Flooding • The Site falls within the Groundwater Source Protection Zone 1 (GPSZ1) , which ma