Mill End

MILL END H41 – Land to the South of Shepherds Lane and East of the M25 H41 – Land to the South of Shepherds Lane and east of M25 SHELAA Reference: EOS7.0 Size: 20.8ha Proposed use(s): Residential with supporting mixed uses including gypsy & traveller pitches, medical centre/ GP surgery, extra care housing, public open space and green infrastructure Indicative Dwelling Capacity: 520 Phasing: 6 – 15 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 520 • Provision of at least 7 gypsy & traveller pitches • The site is strategic in scale and should provide the following on-site infrastructure: o Medical centre/ GP surgery; o 1 setting of extra care housing (approximately 70-80 units per setting) o Public open space o Allotments Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • There is currently no suitable access to the site. Vehicular access to the site should be located off Shepherds La ne. Early engagement (and a pre -application) with HCC Highways is strongly encouraged • Upgrades to the bus network including new bus stops may be required • Upgrades to and creation of pedestrian and cycle routes will be required • A public Right of Way runs along the western boundary to the north 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 • National Highways would require a transport assessment as part of any planning application Historic Environment • Heronsgate Conservation Area is located to the southwest of the site opposite the M25. Despite the separation distance, given the scale of the proposed development a Heritage Impact Assessment/ Heritage Statement should be submitted 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 • Given that 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 • 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 at the southwestern corner (TPO048) and at the northwestern corner (TPO069) of the site respectively. Given the proposed scale of development an Arboricultural Impact Assessment should be submitted a t the planning application (and ideally pre-application) stage • The provision of public open space and allotments will be required Landscape • The council’s Landscape Sensitivity Assessment assessed the site as having medium -high sensitivity to built development. A Landscape and Visual Impact Assessment with appropriate landscape and visual impact mitigations should be submitted at the planning a pplication (and preferably pre-application) stage Environmental Health and Pollution • Any development of the site would need to take account the 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 the planning application (and preferably pre- application) stage Minerals 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 Utilities and 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 during the design process • 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 HWE Integrated Care Board state that health infrastructure must be provided in the form of on- site provision for a new medical centre/ GP surgery H42 – Garages Rear of Drillyard, West Way H42 – Garages rear of Drillyard, West Way SHELAA Reference: H15 Size: 0.22ha 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 • The existing access is a track road accessed from West Way, which should be utilised for future development. Given the long and narrow nature of the access road, the scale of development has been reduced to 6 dwellings Flooding • The site falls within the Groundwater Source Protection Zone 1 (GPSZ1) , 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 outside of the site to the east and north (TPO480). Future development will need to take account on the presence of TPOs adjoining the site. Given the close proximity of TPOs, an Arboricultural Impact Assessment would need to be submitted 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) may be required to support any proposal at the planning application stage, given the long access road H43 – Quickwood Close Garages H43 – Quickwood Close Garages SHELAA Reference: P4a Size: 0.16ha Proposed use(s): Residential Indicative Dwelling Capacity: 16 Phasing: 0 - 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt N/A (Not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 16 Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • The existing access from Quickwood Close should be utilised Design • Any development on the site must take into account nearby residential dwellings (and associated gardens), given the close proximity, particularly in relation to overlooking Flooding • There is a low risk of surface water flooding along the southern boundary of the site and on the access road which leads into the site. Suitable mitigation to address surface water flood risk on the site would be required • The Site falls within the Groundwater Source Protection Zone 1 (GPSZ1), which may affect the use of infiltration SuDS, deep foundations and underground development. A preliminary risk assessment to determine whether there is contamination of the Site, and whether remediation works would be needed, would be required at the pre -application stage to support any proposals on the site H44 – Garden Land off Uxbridge Road H44 – Garden land off Uxbridge Road SHELAA Reference: RW31 Size: 0.17ha 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 • There is no existing vehicular access to the site. However, there is an access to a track road from Uxbridge Road which serves garages to the east of the site. The use of this access road could provide vehicular access along the eastern boundary of the site Biodiversity, Green Infrastructure and TPOs • To the west of the site, there is a TPO (TPO052), which any future development of the site must be mindful of. Given the proximity to the TPO and other trees, an Arboricultural Impact Assessment would be required at the planning application (and preferably pre-application) stage Flooding • The north of the site is at high risk of surface water flooding (13% of the site area). Other areas of the site are at a lower risk of surface water flooding, although the extent of the flood risk area increases and forms a flow path at the north-eastern corner of the site. Suitable mitigation to address surface water flood risk and groundwater flood risk on the site would be required • The site falls within the Groundwater Source Protection Zone 1 (GPSZ1) , 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 Historic Environment • To the south-east of the site, on the opposite side of Uxbridge Road, is a Grade II Listed Building (The Waterside, formerly The Whip and Collar). The council’s high-level Heritage Impact Assessment states that development would have a neutral impact on the historic environment. Given the close proximity to the Listed