South Oxhey

SOUTH OXHEY H54 – Northwick Day Centre, Northwick Road H54 – Northwick Day Centre, Northwick Road SHELAA Reference: BR20 Size: 0.56ha Proposed use(s): Residential Indicative Dwelling Capacity: 50 Phasing: 0 – 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt N/A (not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 50 • Northwick Road Day Centre facility must be re-provided in the local area as part of any development • Given the brownfield nature of the site and proximity to play space, the provision of open space/ play space would not be required, 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 • There are existing accesses from Northwick Road which should be utilised Social and Community • Northwick Road Day Centre facility must be re-provided in the local area as part of any development Flooding • Along the southern boundary, there is low -medium risk of surface water flooding. Northwick Road, to the north of the site, ranges from low to high risk of surface water flooding. Development would need to provide suitable mitigation to address surface water flood risk Green Infrastructure, Biodiversity and TPOs • There are protected trees to the northeast and southwest of the site (TPO178). Future development will need to take account on the protected trees on site. An Arboricultural Impact Assessment will be required at the planning application (and ideally pre-application) stage Minerals and Waste • HCC Minerals and Waste stated that a Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage H55 – Former Sir James Altham School H55 – Former Sir James Altham School SHELAA Reference: CFS52a Size: 1.3ha Proposed use(s): Residential Indicative Dwelling Capacity: 30 Phasing: 0 – 5 years Greenfield/Brownfield: Brownfield Green Belt / Grey Belt N/A (not in Green Belt) Main Development Requirements: • Indicative dwelling capacity of 30 • The existing car park to the north of the site is in share use with Oxhey Jets Football Club. Future development of the site will likely include a requirement to provide additional 15 car parking spaces as well as a coach parking space to serve Oxhey Jets Football Club. • Given the brownfield nature of the site and proximity to play space, the provision of open space/ play space would not be required, 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 • There is an existing access to the site from Altham Way which should be utilised, although improvement works such as widening may be required • The existing car park to the north of the site is in share use with Oxhey Jets Football Club. Future development of the site will likely include a requirement to provide additional 15 car parking spaces as well as a coach parking space to serve Oxhey Jets Football Club Historic Environment • 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 Minerals and Waste stated that a Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage H56 – Pinewood Lodge H56 – Pinewood Lodge SHELAA Reference: NCFS34 Size: 0.517ha Proposed use(s): Residential Indicative Dwelling Capacity: 40 Phasing: 0 – 5 years Greenfield/Brownfield: 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 40 • Provision of open space / play space is required Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • There is an existing access from Oxhey Drive, which should be utilised. Improvement works such as widening may be necessary to facilitate future development Flooding • There is a low to high surface water flood risk across the site. Suitable mitigation to address the risk of surface water flooding would be required • 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 can be implemented. However, this will not be appropriate in the area of deep ponding in the south of the site, unless works can be undertaken that do not increase flood risk elsewhere. Arrangements for safe access and escape will need to be provided for the 1% AEP surface water events with an approp riate allowance for climate change. A Flood Risk Assessment (FRA) must be submitted at the planning application (and preferably pre-application) stage Green Infrastructure, Biodiversity and TPOs • The site is adjacent to the Local Wildlife Site and Local Nature Reserve of Oxhey Woods. The site is adjacent to an Ancient Woodland namely Abbotts Wood (ASNW), which is a mixed deciduous woodland. Any demolition would require careful consideration and mitigation measures. A buffer zone from the ancient woodland, LWS and Local Nature Reserve would be required 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 Other • During the allocation process, the promoter has suggested that the site may come forward with the allocated site to the north (H57). This is encouraged as it would allow the sites to integrate, allowing for more efficient use of land and better design, including multiple accesses H57 – Land South of St Josephs H57 – Land South of St Josephs SHELAA Reference: PCS18 Size: 1.5ha Proposed use(s): Residential Indicative Dwelling Capacity: 80 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 80 • Provision of open space / play space is required • The design of development must take into account the primary school to the north (particularly with regards to overlooking) Site Constraints and Other Requirements and Considerations: Access, Highways and Sustainable Transport • There is existing access to the site via Ainsdale Road. The existing access would need to be improved or a new vehicular access would be required along Ainsdale Road Design • The design of development must take into account the primary school to the north (particularly with regards to overlooking) 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 during a planning application (and preferably pre-application) to determine whether there is contamination of the site, and whether remediation works would be needed Historic Environment • HCC Historic Environment advise s 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 Green Infrastructure, Biodiversity and TPOs • Oxhey Woods, a Local Nature Reserve, Local Wildlife Site and Ancient Woodland, is situated to the west of the Site. An appropriate buffer from development would be required Mineral and Waste • A Site Waste Management Plan (SWMP) will be required to support any proposal at the planning application stage Other •