SCHEDULE OF SITE APPRAISALS

DACORUM’SSCHEDULE OF SITE APPRAISALS

November 2006

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This Schedule has been prepared by the Development Plans Unit, Planning &Regeneration Service, Dacorum Borough Council.

For further information please contact us:

By post Development PlansPlanning & RegenerationDacorum Borough CouncilCivic CentreMarlowesHemel HempsteadHertfordshireHP1 1HH

By telephone 01442 228660

By email [email protected]

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CONTENTSIntroduction 4

List of Sites Considered 8

Site Proformas 19• Hemel Hempstead 19• Berkhamsted 109• Tring 123• Bovingdon 147• Kings Langley 157• Markyate 166• Other Settlements 176

Urban Capacity Sites 189• Hemel Hempstead 190• Berkhamsted 198• Tring 204• Bovingdon 208• Aldbury 213• Kings Langley 216• Markyate 220

APPENDIX 1

Maps of Sites Considered(not including Urban Capacity Sites) 224• West Hemel Hempstead• North East Hemel Hempstead• South East Hemel Hempstead• Berkhamsted• Tring and Wilstone• Bovingdon• Kings Langley• Markyate

APPENDIX 2

Maps of Urban Capacity Sites 233• Hemel Hempstead• Berkhamsted & Northchurch• Tring• Kings Langley• Bovingdon• Markyate• Aldbury• Wilstone & Long Marston

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INTRODUCTION

This Schedule of Site Appraisals forms part of the background technical workproduced to support the Council’s Site Allocation Development PlanDocument (DPD).

It comprises a summary of all sites that have been considered through theinitial ‘Issues and Options’ stage, up until 1st October 2006.

Many of the recommendations regarding sites came from technical studiescarried out by specialist consultants on behalf of the council and do notnecessarily have the support of landowners.

This Schedule provides an initial appraisal only and is based on theinformation submitted. The fact that a site has been included does not implythat the Council either does or does not support it.

At the Preferred Options stage, the issues of feasibility / suitability (i.e.whether the site would require significant levels of new infrastructure andwhether there are any known issues that would prevent the site comingforward within the plan period for the uses(s) proposed) and accessibility (i.e.location in relation to the public transport network and principal road network)will be considered in more detail.

Many of the sites are discussed further in the Council’s Site Allocations Issuesand Options Paper (November 2006).

A process of sustainability appraisal of sites and options is being carried outby consultants and a separate sustainability report will follow.

What are the sources of the sites considered?

Sites have been put forward from a number of different sources:

Technical studies undertaken by or on behalf of the Borough Council. Past consideration at the Public Local Inquiry into the Dacorum Borough

Local Plan 1991-2011 and associated Inspector’s Report. Landowners (both public and private). Agents acting on behalf of landowners. House builders and developers. Council departments.

The appropriate source(s) is indicated for each site appraised.

Unimplemented sites from the current Dacorum Borough Local Plan 1991-2011 have only been included when changes have been put forwardregarding (a) the mix of uses, (b) the extent of site; and/or (c) the detaileddevelopment requirements affecting that site.

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Some sites are listed more than once. This is because they either vary interms of site area or have been put forward for different types of uses.

How have the sites been categorised?

Sites within or adjacent to the Borough’s towns and large villages are listed bysettlement. Sites within or adjacent to the small villages or within the opencountryside are listed under ‘Other Settlements.’ Within these broadlocational categories the sites are then divided into land use (i.e. housing,retail) and then subdivided into more detailed categories as appropriate.

How have these sites been assessed?

Some sites have been put forward for a mix of different uses. Where this isthe case, this has been stated on the form and the site considered under theprincipal land use proposed.

The issues considered under each section of the proforma are outlined inFigure 1 below.

A separate sustainability appraisal report has been prepared on anindependent basis by consultants for the Councils, C4S and Halcrow. This ispublished separately and will include an initial assessment of the sustainabilityconclusions for each site.

How do I find out exactly where these sites are?

Sites in Part 1 of this document are illustrated on the maps in Appendix 1.Separate maps are provided for each of the Borough’s towns and largevillages. Sites outside of these areas are mapped separately.

Sites in Part 2 are illustrated on the maps in Appendix 2. Colour codingdistinguishes between those sites with an estimated capacity of less than 10units and more than 10 units. These sites have been put forward through theCouncil’s Urban Capacity Study (January 2005). Copies of the UrbanCapacity Study are available for reference purposes from local libraries andfrom Planning Reception at the Civic Centre, Marlowes, Hemel Hempstead.

Where the sites put forward for consideration have clearly defined boundaries,these are shown with a red edge on the maps. Some sites have only beensubmitted as a general location at this stage. These are shown as blueshaded areas on the maps.

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Figure 1Scope of Initial Site Appraisal

Site ReferenceUnique code allocated on the basis of locationand land use proposed, to allow sites to beidentified on accompanying map.

Site Address Location of site

Area (ha) Gross site area (where known)

Current Use Summary of the current land use(s)

Proposed Use Summary of the land use(s) being proposed

Potential site capacityEstimated level of development that could beaccommodated on-site e.g. number ofresidential units.

Identified by Information regarding the source of theproposal.

Preliminary Site Assessment

Type of site Site category (see Note 1 below).

Affects key environmentaldesignation(s)?

See Note 2 below. If the site falls within oneof the key categories listed, it will normally bediscounted from further consideration.

Key land use issuesraised

Summary of key land use issues that can beidentified through information available.

Time-scale An indication of when the site likely to becomeavailable for development, if known.

Sustainability Conclusion

A broad assessment of the sustainability ofthe type of site proposed. This may involve across-reference to another document, whichlooks in more detail at sustainability issues ofsites.

Next steps recommended

What happens next? An initial assessment ofwhether the site should be taken forward forfurther consideration, and if so, how this willbe done i.e. through the Site Allocations DPD,the Action Area Plan, separate supplementaryguidance or site held in reserve if required inthe future.

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Note 1:

Sites have been sub-divided into the following broad categories. More than one category canapply to each site.

1. Greenfield2. Previously developed land3. In settlement4. Outside of settlement1

(a) settlement edge(b) countryside

5. Green Belt6. Chilterns AONB7. Settlement type

(a) primary settlement (Hemel Hempstead)(b) secondary settlement (Berkhamsted & Tring)(c) large village(d) selected small village

Note 2:

The following are defined as key environmental designations for the purposes of thisassessment:

Chilterns Area of Outstanding Natural Beauty (AONB) Special Area of Conservation (SAC) Site of Special Scientific Interest (SSSI) Local Nature Reserve (LNR) Semi-Natural Ancient Woodland Historic Park and Garden Scheduled Ancient Monument (SAM) Floodplain (only in relation to greenfield sites)

1 The term ‘Settlement’ refers to the towns, villages and selected small villages identified inthe Dacorum Borough Local Plan 1991-2011.

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List of Sites Considered

HEMEL HEMPSTEAD

RESIDENTIAL

Green Belt to ResidentialSite

Code Site Address

H/h1 Marchmont Farm (agent submission/landowner submission)H/h23 The Hive, Featherbed Lane, FeldenH/h25 Marchmont Farm (Inspectors Report)H/h32 Shendish Manor (agent submission)H/h40 Gorhambury Estate land (landowner submission)H/h41 Marchmont Farm (Core Strategy)H/h42 Shendish Manor (Core Strategy)H/h54 Bunkers Park (Core Strategy)H/h44 Nash Mills (Core Strategy)H/h45 Felden (Core Strategy)H/h46 Grovehill and Woodhall Farm (Core Strategy)H/h47 Boxmoor (Core Strategy)H/h48 Gadebridge North (Core Strategy)H/h49 Old Town (Core Strategy)H/h62 Pouchen End, West Hemel Hempstead (Core Strategy)H/h63 Land beside M1H/h64 Land at Breakspear WayH/h65 Land North of Gadebridge (landowner submission)H/h66 Breakspear Way (Inspectors Report)H/h67 West Hemel Hempstead (Inspectors Report)H/h68 Shendish Manor (Inspectors Report)H/h71 London Road, Boxmoor (Inspectors Report)H/h72 Sheethanger Lane, Felden (Inspectors Report)

Garage Sites to ResidentialSite

Code Site Address

H/h5 Windmill Road, AdeyfieldH/h6 Driftway, AdeyfieldH/h7 Paston Road, AdeyfieldH/h8 Mimas Road, HighfieldH/h9 Malvern Way, HighfieldH/h10 Eastwick Row end of Mariner Way, AdeyfieldH/h11 Marlins Turn (A) and (B), Warners EndH/h12 Cuttsfield Terrace / Chaulden Terrace, ChauldenH/h13 Cumberlow Place, Leverstock GreenH/h14 Kimpton Close / Cleaves Road, Woodhall Farm

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H/h15 Claymore, GrovehillH/h16 Eskdale Court / Borrowdale Court / Westerdale, HighfieldH/h33 Barnacres Road/Candlefield Road, Bennetts EndH/h35 Deansway, Bennetts EndH/h36 Horselers, Bennetts EndH/h37 Lime Walk, Bennetts EndH/h38 Reddings, Bennetts EndH/h39 Ritcroft Street, Bennetts End

Existing Housing Allocations for retention / amendmentSite

Code Site Address

H/h4 Paradise Fields (H40)H/h26 Land south of Redbourn Road (H41)H/h27 Buncefield Lane / Green Lane (H38)H/h28 Westwick Farm, Pancake Lane (H42)H/h29 Three Cherry Trees Lane / North East Hemel Hempstead

(H18)

Employment to Residential / Mixed UseSite

Code Site Address

H/h17 Ebberns Road / Frogmore RoadH/h18 1-13 Frogmore RoadH/h19 Frogmore End, Frogmore RoadH/h22 Three Cherry Trees Lane (East) (E4)H/h30 74-78 Wood Lane EndH/h31 Hemel GatewayH/h34 Gas Board site, London Road (TWA5)H/h53 Former Kodak Tower, CotterellsH/h59 Land at former John Dickinsons, London Road (TWA7)H/h60 Sappi Site, Nash Mill, Belswains LaneH/h61 Lord Alexander House, Waterhouse StreeetH/h69 Buncefield Lane (Inspectors Report)

Leisure to ResidentialSite

Code Site Address

H/h21 Leverstock Green football clubH/h50 Hemel Hempstead football clubH/h51 Land adj 37 Coleridge Crescent

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Social and Community to Residential/Mixed UseSite

Code Site Address

H/h2 West Herts CollegeH/h3 Hemel Hempstead Hospital (C5)H/h55 Martindale Primary School, Boxted RoadH/h56 Pixies Hill JMI School, Pixies Hill CrescentH/h57 Barncroft Primary School, Washington AvenueH/h58 Jupiter Drive JMI School, Jupiter Drive

Retail / Local Centre / Town Centre to Residential and/or Mixed UseSite

Code Site Address

H/h24 Three Horseshoes Petrol Filling Station, Leverstock GreenH/h52 Civic Zone

EMPLOYMENT

Leisure to EmploymentSite

Code Site Address

H/L1 Caravan site, Buncefield Lane, Bedmond Road

Employment to Amended General Employment Area EmploymentSite

Code Site Address

H/e1 Junction of Eastman Way and Swallowdale Lane

SOCIAL AND COMMUNITY

SiteCode Site Address

H/c1 Land at Featherbed Lane, Two Waters Way, Apsley

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RETAIL

Retail / Local Centres to Mixed UseSite

Code Site Address

H/r1 Marlowes / Bridge Street / Waterhouse StreetH/r3 Jarman Fields local centre

Employment to RetailSite

Code Site Address

H/r2 Maylands Business Area

TRANSPORT

Other Transport ProposalsSite

Code Site Address

H/t1 Dacorum cycle route networkH/t2 Dacorum pedestrian route networkH/t3 Hemel Hempstead Northern BypassH/t4 A414 Maylands Avenue roundaboutH/t5 A414 Breakspear Way / Green Lane roundaboutH/t6 North East Relief RoadH/t7 Swallowdale LaneH/t8 A4147 Redbourn RoadH/t9 Breakspear WayH/t10 Water Gardens North Car ParkH/t11 A4251, London Road, ApsleyH/t12 Plough Roundabout

LEISURE & RECREATION

Green Belt to LeisureSite

Code Site Address

H/L4 Land at West Hemel HempsteadH/L6 Shendish Manor – south side fields

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Open Land to Residential or LeisureSite

Code Site Address

H/L2 Land north of H42H/L5 Lucas Sports Ground, Breakspear WayH/h70 Field between Westwick Farm & Green Lane (Inspectors

Report)H/h73 Land at Horseshoe, Leverstock GreenH/h74 Land between Westwick Farm and Green Lane

Amend Existing Open Land DesignationSite

Code Site Address

H/L3 Bunkers Farm

BERKHAMSTED

RESIDENTIAL


Code Site Address

Be/h1 Ivy House LaneBe/h2 Land south of BerkhamstedBe/h3 Lockfield, New RoadBe/h4 Pea Lane, NothchurchBe/h5 Land at ShooterswayBe/h6 Blegberry, ShooterswayBe/h7 Land to the west of Durrants LaneBe/h8 Land at Bank Mill LaneBe/h9 Land at Ashlyns School

TRANSPORT


Code Site Address

Be/t1 Tunnel Fields, NorthchurchBe/t2 A41 Chesham Road junction

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RETAIL


Be/r1 Land off High Street / Water Lane

SOCIAL / COMMUNITY

Green Belt to Social and Community UseSite

Code Site Address

Be/c1 Hospice Site, Shootersway

TRING

RESIDENTIAL


Code Site Address

T/h2 Marchcroft Lane (landowner submission)T/h3 Land north of Icknield WayT/h4 Land adjacent to Icknield Way GEAT/h5 Land at New MillT/h6 Marshcroft Lane / Station Road (landowner submission)T/h10 Land between Station Road, Cow Road and London RoadT/h11 Station Road/Cow LaneT/h12 South of Park Street

Town Centre to ResidentialSite

Code Site Address

T/h13 Cattle Market, Brook Street

Leisure to ResidentialSite

Code Site Address

T/h14 Land at Miswell Lane

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Code Site Address

T/h1 Rear of Western RoadT/h7 Akeman Street, General Employment AreaT/h8 Brook Street, General Employment AreaT/h9 Miswell Lane

EMPLOYMENT

Green Belt to EmploymentSite

Code Site Address

T/e1 Land Adjacent to Icknield Way General Employment AreaT/e2 Land Between Marshcroft Land and Station RoadT/e3 Dunsley and Cow Farm Lane

RETAIL

Retail / Local Centres to Mixed UseSite

Code Site Address

T/r1 Cattle Market & Forge Car Park



Code Site Address

T/L1 Dunsley and Cow Lane FarmsT/L2 Land at Hastoe Lane/Park RoadT/L3 Land west of Cow LaneT/L4 Land east of Cow Lane

TRANSPORT

Green Belt to TransportSite

Code Site Address

T/t1 Land Adjacent to Tring Station car park, Station Road

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BOVINGDON

RESIDENTIAL


Code Site Address

Bov/h1 Land at Duckhall FarmBov/h2 Land off Louise WalkBov/h3 Little Gables, Long LaneBov/h4 Land at Middle Lane, BovingdonBov/h5 Land at Shantock Hall LaneBov/h6 Land at Grange FarmBov/h7 Land at Long Lane

EMPLOYMENT

Green Belt to EmploymentSite

Code Site Address

Bov/e1 Land between Ley Hill Road and Bakers Wood



Code Site Address

Bov/L1 Drive-Thru Cinema, Bovingdon Airfield

SOCIAL / COMMUNITY

Amend Existing Major developed Site in the Green Belt DesignationSite

Code Site Address

Bov/c1 Bovingdon Prison

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KINGS LANGLEY

RESIDENTIAL


Code Site Address

KL/h3 Rectory Farm, Rectory LaneKL/h4 Rucklers Wood, Rucklers LaneKL/h5 Hill Farm, Love Lane

Employment to Residential / MixedSite

Code Site Address

KL/h1 Sunderlands Yard, Church LaneKL/h2 Ex- Kings Langley Building Supplies



Code Site Address

KL/L1 Rectory FarmKL/L2 Rucklers Wood, Rucklers Lane

HISTORIC HERITAGE


KL/hh1 Rucklers Lane flint bungalows

MARKYATE

RESIDENTIAL


Code Site Address

M/h3 Foxdall Farm, Luton RoadM/h4 Dammersley Close

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M/h5 Land at Wesley Road, Albert Street

Rural Area to ResidentialSite

Code Site Address

M/h1 Land at Cheverells Green (east)M/h6 Land at Buckwood RoadM/h7 Land at Buckwood Road/Cavendish RoadM/h9 Land at Cheverells Green (west)

Open Land to ResidentialSite

Code Site Address

M/h8 Land rear of Pickford Road, Cleveland Road, Sursham Courtand Farrer Top

Employment to Residential / MixedSite

Code Site Address

M/h2 Hicks Road / A5

Rural Area to Mixed Transport/Community UseSite

Code Site Address

M/t1a&b

Land at Slip End / Pepsal End

OTHER SETTLEMENTS

RESIDENTIAL


Code Site Address

O/h2 The Twist, WiggingtonO/h6 Bourne End Lane, Bourne EndO/h8 End of Nunfield ChipperfieldO/h9 Ackwell Simmons Ltd, Chapel Croft, Chipperfield

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Rural Area to ResidentialSite

Code Site Address

O/h4 Grange Road, Wilstone (DBC housing submission)O/h5 Grange Road, Wilstone (landowner submission)O/h7 Wilstone Bridge, Tring Road, Wilstone


Code Site Address

O/h1 Bourne End Mills (employment & residential)O/h3 Bourne End Mills (elderly persons complex)


Green Belt to Leisure/TourismSite

Code Site Address

O/L1 Piccotts End Pumping Station

TRANSPORT


Code Site Address

O/t1 Water End A4146

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SITE PROFORMAS

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HEMEL HEMPSTEAD

RESIDENTIAL

Green Belt to Residential

Site Reference H/h1

Site Address Marchmont Farm, Hemel Hempstead

Area (ha) 19.01 ha

Current Use Agricultural

Proposed Use Residential

Potential site capacity 500 (6/9/05 letter); 550 (24/11/05 letter)

Identified by Sellwood Planning on behalf of GleesonHomes (see also H/h25)


Type of site 1, 4(a) 5, 7(a)

Affects key environmentaldesignation(s)? None

Key land use issues raised

Loss of Green belt. Site identified by LocalPlan Inquiry Inspector (paras. 7.57.1 –7.57.16 of Inspector’s Report). He identified asmaller area (approx. 13.2 ha) with capacityfor 285 dwellings (see H/h25). Therelationship with the ridgeline that screens thesite from Piccotts End, and the size of the sitewill require careful examination.

Time-scaleNot known. Inspector considered that the sitecould come forward before the end of thecurrent Plan period (i.e. before 2011).


The Inspector found the site put forward at theLocal Plan Inquiry to be reasonably accessibleto facilities and services at Grovehill LocalCentre (within 800 metres with traffic freeroutes available). It was also within 400metres of the current terminus of the 4/5 busservice, which could be extended through thesite, and within 2 kms of the Maylands

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Employment Area. Since the Local PlanInquiry, the footpath on the south side of theA4147 has been converted to a shared pathfor pedestrians and cyclists. However theextended site proposed would increase thedistance to the local centre.

Next steps recommended Consider further through Core Strategy andSite Allocations DPDs.

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Site Reference H/h23

Site Address The Hive, Featherbed Lane, Felden, HemelHempstead

Area (ha) 1.1

Current Use Residential curtilage.


Potential site capacity 5-10 (low density)

Identified by P J Kelly (landowner)


Type of site 1, 4(a), 5, 7(a)

Affects key environmentaldesignation(s)? None.


Put forward at 1992 Local Plan Inquiry as partof larger area between Sheethanger Lane andFeatherbed Lane for exclusion from the GreenBelt and development for low density housing(paras. 3.116-3.119 of Inspector’s Report).Rejected by Inspector as a significantextension to the built up area. This site on itsown would represent an incongruousextension into the Green Belt. Refer to CoreStrategy Supplementary Issues and Options –Growth at Hemel Hempstead.

Time-scale Not known

Sustainability Conclusion Not a sustainable location, except possibly forthe station.

Next steps recommendedConsider further through Core StrategySupplementary Issues and Options as part ofa potentially larger site.

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Area (ha) 14.16

Current Use Agricultural / with occasional weekend use forcar boot sales.

Proposed Use Residential, with associated leisure space.

Potential site capacity 285+ (Capacity taken from Inspector’s Report)

Identified by Planning Inspector (at previous Local PlanInquiry – see also H/h1)




Key land use issues raisedLoss of Green Belt. The relationship with theridgeline that screens the site from PiccottsEnd and the size of the site will requirecareful examination.



Inspector considered it to be a moresustainable location that other greenfield sitesdue to proximity to existing link road, schoolsand local shops. For more detailedconsideration refer to Core Strategy –Supplementary Issues & Options Paper (Area6) and Dacorum Borough Local Plan 1991-2011 Environmental Appraisal Update (August2003). See also H/h1.


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Site Address Shendish Manor, Apsley, HemelHempstead

Area (ha) 75 (approx)

Current Use Hotel, golf course and agricultural land

Proposed Use Residential/Mixed

Potential site capacity 2500

Identified by Barton Willmore for Directors of ShendishManor (see also H/h42 and H/h68)





This is much more extensive than the 14.16ha site on the lower slopes considered at the2001 Local Plan Inquiry. Proposed area wouldbe much more prominent than the Local PlanInquiry proposal and harm the countrysidesetting of Hemel Hempstead and thelandscape of the Gade valley (paras. 7.59.14-7.59.15, 7.59.45 of the Inspector’s Report).Adverse effect on setting of Grade II ListedBuilding (paras. 7.59.16-7.59.23 of theInspector’s Report). Problems with access toLondon Road and possible congestion (paras.7.59.28-7.59.40, 7.59.45 of the Inspector’sReport). Proposal raises the possibility ofdirect access onto the A41.



Possible to have footpath and cycle links toManor Estate. Reasonable access to publictransport and a range of facilities, except GP,but increased distances from western part ofsite. Direct access onto A41 would encourage

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car use. See also Dacorum Borough LocalPlan 1991-2011 Environmental AppraisalUpdate (August 2003) and Core StrategySupplementary Issues and Options – Growthat Hemel Hempstead.


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Site AddressWider Gorhambury Estate, HemelHempstead (Note – this is not within theBorough of Dacorum and is therefore notmapped)

Area (ha) 100

Current Use Mainly agricultural/some previously developedland.

Proposed Use Residential and employment developmentwith associated leisure and open land uses.

Potential site capacity 5-6000 (and other uses)

Identified by Entec (for Crown Estate) (see also H/h63)


Type of site 1, 2, 4(a), 5, 7(a)



M1 widening (Link to land use in Dacorum),presence of other infrastructure and proximityto Buncefield needs to be considered whenassessing whether an acceptable residentialenvironment could be provided. For moredetailed consideration of potentialopportunities refer to Core StrategySupplementary Issues and Options – Growthat Hemel Hempstead.

Time-scale Not known.


Potentially large enough for a mixture of uses,which might help reduce the disadvantages ofits location at the extreme eastern edge of thetown. The area was briefly considered at the2001 Local Plan Inquiry. The Inspector statedthat even if it had been open to him toconsider them, he was not satisfied that theywould be suitable locations for housing in viewof their remoteness from most facilities. Thearea had been rejected by the Structure PlanExamination In Public Panel (paras. 7.56.1-

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7.56.3). Sustainability of site(s) to beconsidered further through Core StrategySupplementary Issues and Options: Growth atHemel Hempstead.


Consider further through Core Strategies ofboth Dacorum and St. Albans and East HemelHempstead Town Gateway Action Area Plan(to be prepared jointly with St. AlbansCouncil). Dependant upon the outcome ofissue of growth at Hemel Hempstead in Eastof England Plan.

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Area (ha) 13.29ha

Current Use Agricultural / with occasional weekend use forcar boot sales.

Proposed Use Residential, with associated leisure space.

Potential site capacity 285+ (capacity taken from Inspector’s Report)

Identified byPlanning Inspector and DBC Core StrategySupplementary Issues & Options Paper –Growth at Hemel Hempstead.


Type of site 1, 4(a),5, 7(a)



Loss of Green Belt. The relationship with theridgeline that screens the site from PiccottsEnd and the size of the site will require carefulexamination. For more detailed considerationof issues raised refer to Core Strategy –Supplementary Issues & Options Paper.



Inspector considered it to be a moresustainable location than other greenfield sitesput forward at last Local Plan Inquiry, due toproximity to existing link road, schools andlocal shops. For more detailed considerationrefer to Core Strategy – SupplementaryIssues & Options Paper (Area 6) andDacorum Borough Local Plan 1991-2011Environmental Appraisal Update (August2003). See also H/h1.

Next steps recommended Consider further through Core Strategy SiteAllocations DPDs

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Site Address Shendish, Hemel Hempstead

Area (ha) 35-50 ha

Current Use Agricultural land, adjacent to Shendish Manorgolf course.

Proposed Use Residential and associated open land.

Potential site capacity New residential neighbourhood (i.e. approx.1000 units).

Identified byDacorum Borough Council Core Strategy.Supplementary Issues and Options Paper –Growth at Hemel Hempstead. (See alsoH/h42 and H/h68)





Loss of Green Belt and topography of site.Refer to Issues and Options Paper (Area 3).Problems with access to London Road andpossible congestion (see also H/h42 andH/h68).

Time-scale Not known, although landowners are known tobe keen to pursue residential development.


The Inspector considered that thedevelopment in this area would causesignificant damage through visual intrusionthat would outweigh any positive sustainablebenefits from good access to local facilities.For more detailed consideration ofsustainability issues refer to Core StrategySupplementary Issues and Options Paper(Area 3) and Dacorum Borough Local Plan1991-2011- Environmental Appraisal Update(August 2003). (see also H/h42 and H/h68).


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Site Address Bunkers Park, Hemel Hempstead

Area (ha) 50.26 ha

Current Use Green Belt, Leisure and tourism space(managed by the Council as a Country Park).

Proposed Use Residential and associated uses.

Potential site capacity New residential neighbourhood (i.e. approx.1000 units).

Identified byDacorum Borough Council Core Strategy.Supplementary Issues and Options Paper –Growth at Hemel Hempstead.





Loss of Green Belt and designated leisurespace. Topography of area needs to becarefully considered. Near to some primaryschools and local shops. Refer to CoreStrategy Supplementary Issues and OptionsPaper (Area 1).



Near some facilities and shops but morerequired due to potential scale ofdevelopment. Refer to Core Strategy Issuesand Options Paper (Area 1) for furtherconsideration of sustainability issues.


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Site Address Nash Mills, Hemel Hempstead

Area (ha) 14.16 ha

Current Use Open land, agricultural and GeneralEmployment Area,


Potential site capacity Not known

Identified byDacorum Borough Council Core Strategy.Supplementary Issues and Options Paper –Growth at Hemel Hempstead. (See alsoH/h60 for smaller site)


Type of site 2, 3, 5, 7(a)

Affects key environmentaldesignation(s)? Parts of area falls within floodplain.


Near to schools and shops. Intensification ofexisting development and new development inthe Green Belt. Potential coalescence withKings Langley. Refer to Core StrategySupplementary Issues and Options Paper.


Sustainability ConclusionNear to some facilities and shops in ApsleyMills retail park. Potential to coalesce withKings Langley. Refer to Core Strategy Issuesand Options Paper (Area 2).

Next steps recommended Consider further through Core Strategy andSite Allocations DPD.

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Site Address Felden (between A41 and FeatherbedLane), Hemel Hempstead.

Area (ha) 20 ha

Current Use Agricultural / vacant


Potential site capacity Not Known



Type of site 1, 5, 4(a), 7(a)


Key land use issues raisedLoss of Green Belt land and distance fromshops and facilities. Topography could also bean issue. Refer to Core Strategy Issues andOptions Paper (Area 4).



Inspector did not consider a part of this area asustainable location for residentialdevelopment, due to distance from shops andfacilities (see Inspector’s Report and H/h72).For more detailed consideration ofsustainability issues refer to Core StrategySupplementary Issues and Options Paper(Area 4).


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Site Address Grovehill and Woodhall Farm

Area (ha) 83.66 ha



Potential site capacity New residential neighbourhood (i.e.approximately 1000 units).






Intensification of development within theGreen Belt. Some parts of site are nearschools and shops but additional facilitieswould be needed. Refer to Core Strategy andIssues and Options Paper (Area 10).



Fewer new facilities and shops potentiallyrequired in this area compared to somealternative greenfield sites, due to proximity tofacilities at Grovenhill. No potential forcoalescence with other villages in this area.Refer to Core Strategy Issues and OptionsPaper (Area 7).


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Site Address Boxmoor, Hemel Hempstead

Area (ha) 38.44 ha

Current UseGreen Belt, Commonland, and RegionallyImportant Geological / Geomorphological Site,although some parts previously developed.


Potential site capacity Not Known



Type of site 1, 5, 2 (part), 4(a), 7(a)



Intensification of development within theGreen Belt. For more detailed consideration ofissues refer to Core Strategy Issues & Paper(Area 5).Not near local facilities and shops.



The inspector recommended that this part ofthe area should not be released from theGreen Belt, as it would damage its form andfunction. It is also not near local facilities andthe commonland, rugby club and fields areimportant features of the area. Part of the landwithin a Regionally Important Geological /Geomorphological Site. Refer to CoreStrategy Supplementary Issues and OptionsPaper (Area 6).


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Site Address Gadebridge North, Hemel Hempstead

Area (ha) 35.82ha +

Current Use Agricultural.


Potential site capacity New residential neighbourhood (i.e.approximately 1,000 units).





Key land use issues raised Green Belt and topography of site. Refer toCore Strategy Issues Options Paper (Area 7).



Some parts are close to local shops andfacilities but additional shops and facilitieswould need to be provided. Topography of sitecould affect pedestrian/cycle accessibility.Refer to Core Strategy Issues and OptionsPaper (Area 7).


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Site Address Old Town, Hemel Hempstead

Area (ha) 10 ha

Current Use Green Belt, part is open parkland and part ispublic open space.


Potential site capacity Not known.





None but adjoins Have Grove Local NatureReserve.


Intensification of development within theGreen Belt. Some parts of the site are near toschools and shops but additional facilities maybe needed. Refer to Core Strategy and Issuesand Options Paper (Area 8).



Fewer new facilities and shops may potentiallybe required in this area as it is close to thetown centre. Potential to coalesce with PottenEnd. Refer to Core Strategy Issues andOptions Paper (Area 8).


- -37


Site Address Pouchen End (West Hemel Hempstead)

Area (ha) 55ha

Current Use Agricultural land


Potential site capacity Potential new residential neighbourhood(approx. 1000 units)

Identified byDacorum Borough Council Core Strategy andSupplementary Issues & Options Paper –Growth at Hemel Hempstead.





Loss of Green Belt. Consideration also needsto be given to the topography of site. For moredetailed consideration of issues raised refer toCore Strategy – Supplementary Issues &Options Paper (Area 6). See response toH/h40.

Time-scalePhase III of Housing Schedule in DacorumBorough Local Plan 1991-2011 i.e. fordevelopment post 2011.


The Inspector preferred Breakspear Way andMarchmont Farm as this site was notconsidered to be a sustainable location, dueto prominent position in the landscape andpoor accessibility to local facilities. For moredetailed consideration refer to Core Strategy –Supplementary Issues & Options Paper (Area6) and Dacorum Borough Local Plan 1991-2011 Environmental Appraisal Update (August2003).

Next steps recommended Consider further through Core Strategy andSite Allocation DPD

- -38


Site AddressLand beside M1, Hemel Hempstead (Note-this site is not within the Borough ofDacorum, and is therefore not mapped)

Area (ha)Substantial area of land – not mapped butwould be part of the Gorehambury Estate (refH/h40)

Current Use Open fields adjoining M1 and A4147

Proposed Use Housing

Potential site capacity Would provide for a significant level ofhousing up to neighbourhood scale.

Identified by Objection to draft Local Plan – considered atInquiry (see also H/h40)





The release of a substantial area of land willhave major implications on the town. The landis within the Green Belt and also falls within StAlbans City and District. Joint working withadjoining authority would be important. Such ascale of development is likely to require aconsiderable level of infrastructure either asdirect provision on site or a contribution tothis. See response to H/h40.

Time-scale Not known, but likely to be medium to longterm.


Not clear but likely to be poor, as site isremote from existing local facilities. Likelyneed for a range of facilities to be provided onsite to improve its sustainability credentials.See also H/h40.

- -39


The release of strategic sites in HemelHempstead is being dealt with separately.Consider further through the Core StrategySupplementary Issues and Options Paper onGrowth at Hemel Hempstead (being producedjointly with St Albans. Any progress isdependant upon the outcome of this issue inthe East of England Plan (Refer to H/h40).

- -40


Site Address Breakspear Way, Hemel Hempstead

Area (ha) approximately 12 ha

Current Use Open uses (former sports grounds andCaravan Club site)


Potential site capacity 480 (estimate based on 40 d/ph)

Identified byLandowner representation to draft of thecurrent Local Plan (considered at previousLocal Plan Inquiry)


Type of site 1, 3, 7(a)



Site lies within an Area of ArchaeologicalSignificance. Not well related to existingneighbourhoods, and the A414 would act as asubstantial barrier. Gain in housing wouldneed to be balanced against loss of openspace, recreational facilities and potential forthe land to be developed for futureemployment purposes. Proximity to BuncefieldOil depot will need to be carefully considered.Alternative uses would be open space /townstadium (ref. H/L 5) and employmentdevelopment as identified in the Hemel 2020vision.



Local Plan Inquiry Inspector considered thatthe site would be well served by publictransport, but local roads would proveunattractive to walkers and cyclists. It wouldlie very close to existing employment area butwould be a distance from local shoppingfacilities and schools. He concluded that thesite would be a highly unsustainable location

- -41

for residential use.

Next steps recommendedAppropriate mix of uses on the site to beconsidered further through Core Strategy andEast Hemel Hempstead Town Gateway ActionArea Plan DPDs.

- -42


Site Address Land North of Gadebridge

Area (ha) 10.6ha



Potential site capacity Not specified

Identified by Hertfordshire County Council, CorporateServices


Type of site 1, 4(a), 5



Site is located within the Green Belt. Referalso to Core Strategy Supplementary IssuesOptions Paper on growth at HemelHempstead (Area 7) as part of the site fallswithin this area (ref H/h48).



Greenfield site within the Green Belt. Withinwalking distance of local centre and primaryschool. Existing access to the site is via smallresidential roads. Refer also to Core StrategyIssues Options Paper (Area 7).


Consider further through Core Strategy andSite Allocations DPDs. This proposal could bepart of the development of a neighbourhood(H/h48): and progress is dependent on theoutcome of the issues of growth at HemelHempstead in the East of England Plan.

- -43



Area (ha) 8.118ha

Current Use Open Land / caravan park

Proposed Use Residential (50% affordable), with local shops/ surgery / playing fields to be incorporated.

Potential site capacity 450 (from Inspector’s Report)

Identified by By developers at the Public Local Inquiry intothe Dacorum Borough Local Plan 1991-2011.





Caravan Park would need to be relocated (aplanning application for the relocation of thisfacility to Bunkers Park is currently beingconsidered by the Council). Would result inloss of designated open land.



The Inspector considered that this site wasmore appropriate for employment uses. Poorlylocated in terms of proximity to local facilities,but near good road networks and bus routes.Refer to Dacorum Borough Local Plan 1991-2011. Environmental Appraisal Update(August 2003).

Next steps recommendedConsider further through Core Strategy andEast Hemel Hempstead Town Gateway ActionArea Plan DPDs.

- -44


Site Address West Hemel Hempstead

Area (ha) 57ha

Current Use Agricultural land

Proposed Use Residential (50% Affordable) and associatedleisure uses and open space.

Potential site capacity 550 (from Deposit Draft of Dacorum BoroughLocal Plan)





Key land use issues raisedLoss of Green Belt and visual impact were thekey issues raised at the previous Local PlanInquiry.

Time-scalePhase III of Housing Schedule in DacorumBorough Local Plan 1991-2011 i.e. fordevelopment post 2011.


The Inspector preferred Breakspear Way andMarchmont Farm as this site was notconsidered to be a sustainable location, dueto prominent position in the landscape andpoor accessibility to local facilities. Refer toDacorum Borough Local Plan 1991-2011.Environmental Appraisal Update (August2003) and Inspectors Report for furtherconsideration.

Next steps recommended Consider further through Core Strategy andSite Allocation DPDs.

- -45


Site Address Shendish, Hemel Hempstead

Area (ha) 14.6 ha

Current Use Agricultural land, adjacent to Shendish Manorand golf course.


Potential site capacity 300 and ancillary development.

Identified byBy developers at the Public Local Inquiry intothe Dacorum Borough Local Plan 1991-2011.(See also H/h32 and H/h42)





Loss of Green Belt. Imapct upon landscape ofthe Gade Valley (paras 7.59.14 – 7.59.15 and7.59.45 of the Inspectors Report). Potentialadverse impact upon setting of a Grade IIlisted building (paras 7.59.16 – 7.59.23 ofInspectors Report). Problems with access toLondon Road and possible congestion (paras7.59.28 – 7.59.45 of Inspectors Report).

Time-scale Not known, although landowners are known tobe keen on residential development.


The Inspector considered that thedevelopment of this site would causesignificant damage through visual intrusionthat would outweigh any positive sustainablebenefits from good access to local facilities.Refer to Dacorum Borough Local Plan 1991-2011 and Environmental Appraisal Update(August 2003). Possible to create footpathand cycle links to Manor Estate.


- -46


Site Address London Road, Boxmoor, HemelHempstead

Area (ha) 0.996 ha

Current Use Green Belt, although some parts previouslydeveloped.





Type of site 1 (part), 2 (part), 4(a), 5, 7(a)


Key land use issues raisedIntensification of development within theGreen Belt. (See also H/h47 for broadercontext)



The inspector recommended that the siteshould not be released from the Green Belt,as it would damage its form and function. It isalso not near local facilities. (See Inspector’sReport).


- -47


Site Address Sheethanger Lane, Felden

Area (ha) 2.024 ha




Identified byBy developers at the Public Local Inquiry intothe Dacorum Borough Local Plan 1991-2011.(See also H/h45)




Key land use issues raised Loss of Green Belt land and distance fromshops and facilities



Inspector did not consider this to be asustainable location due to distance fromshops and facilities (see Inspector’s Report).Refer to Dacorum Borough Local Plan 1991-2011. Environmental Appraisal Update(August 2003). See also H/h45.


- -48

Garage Sites to Residential

Site Reference H/h 5 – H/h 16

Site Address

Garage Sites: Hemel Hempstead

• H/h 5 Windmill Road, Adeyfield• H/h 6 Driftway, Adeyfield• H/h 7 Paston Road, Highfield• H/h 8 Mimas Road, Highfield• H/h 9 Malvern Way, Highfield• H/h 10 Eastwick Row end of Mariner Way,

Adeyfield• H/h 11 Marlins Turn (A) & (B), Warners

End• H/h 12 Cuttsfield Terrace/Chaulden

Terrace, Chaulden• H/h 13 Cumberlow Place, Leverstock

Green• H/h 14 Kimpton Close/Cleaves Road,

Woodhall Farm• H/h 15 Claymore, Grovehill• H/h 16 Eskdale Court/Borrowdale

Courte/Westerdale, HighfieldArea (ha) Unknown

Current Use Garage courts/blocks



Identified by Dacorum Borough Council Affordable HousingGroup




Key land use issues raised Potential loss of parking for existing localresidents.

- -49

Time-scale Unspecified

Sustainability ConclusionPreviously Developed Land. Within Primarysettlement therefore readily accessible to jobs,services and facilities.


The sites listed below were considered butrejected as possible sites in the UrbanCapacity Study:

• Highfield - Westerdale, Marvern Way andPaston Road

• Leverstock Green - Cumberlow Place• Warners End - Marlins Turn• Woodhall Farm - Kimpton Close/Cleaves

Road• Adeyfield - Windmill Road and Driftway• Grovehill - Claymore

See Urban Capacity Study for furtherinformation regarding reasons for exclusion

Consider further through Site AllocationsDPD. If considered to be surplus torequirements, progress to Preferred Options.

- -50

Site Reference H/h33, H/h35 - H/h39

Site Address

Garage Sites: Bennetts End, HemelHempstead

H/h33 - Barnacres Road 23-94 / CandlefieldRoad1-26H/h35 - Deansway 1-36H/h36 - Horserlers 13-20H/h37 - Lime Walk 37-40H/h38 - Reddings 1-22, 33-61H/h39 - Ritcroft Street 41-106

Area (ha) Not known

Current Use Garage courts/blocks


Potential site capacity 50 units of Affordable Housing (as specifiedby the Housing Enabling Manager)

Identified by Hightown Praetorian and Churches HousingAssociation: and Dacorum Borough Council




Key land use issues raised Potential loss of parking for existing localresidents.

Time-scale Not specified

Sustainability ConclusionPreviously Developed Land. Within Primarysettlement therefore readily accessible to jobs,services and facilities.

- -51


Note: Lime Walk was considered but rejectedas a possible site in the Urban Capacity Study

Consider further through Site AllocationsDPD. If considered to be surplus torequirements, progress to Preferred Options.

- -52

Existing Housing Allocations for retention/amendment

Site Reference H/h4

Site Address Paradise Fields, Hemel Hempstead

Area (ha) 0.67 ha

Current Use Undeveloped open land (Housing Proposalsite H40)

Proposed UseResidential to be planned comprehensivelyonly with existing Local Plan proposal site L8(not C5 as specified in current Local Plan)

Potential site capacity 40 (capacity specified in Local Plan)

Identified by English Partnerships




Key land use issues raised N/A as no change proposed to actual land useproposed.

Time-scaleCurrent unimplemented Dacorum BoroughLocal Plan 1991-2011 Housing Proposal Site.Could be brought forward at any time subjectto preparation of Development Brief.

Sustainability Conclusion Refer to Environmental Appraisal update(August 2003)

Next steps recommendedCurrent unimplemented Dacorum BoroughLocal Plan 1991-2011 Housing Proposal Site.Progress to Preferred Options stage

- -53

Site Reference H/h 26

Site Address Land south of Redbourn Road, HemelHempstead

Area (ha) 1 ha

Current Use Housing Proposal site H41 in the adoptedDacorum Borough Local Plan



Identified by Entec




Key land use issues raised N/A, as no change proposed to existing LocalPlan designation.

Time-scaleDevelopment Brief is currently being preparedfor the site. Scheduled for adoption asSupplementary Planning Document inDecember 2006



- -54


Site Address Buncefield Lane/Green Lane, HemelHempstead

Area (ha) 2.4ha

Current Use Agricultural (Housing Proposal Site H38)



Identified by Entec


Type of site 1,3,7(a)



Time-scale Preparation of Development Brief for the sitescheduled to commence early 2007



- -55


Site Address Land at Westwick Farm, Pancake Lane,Hemel Hempstead

Area (ha) 1.6

Current Use Agricultural (Housing Proposal site H42 in theadopted Dacorum Borough Local Plan)



Identified by Entec





Time-scale Preparation of Development Brief for the sitescheduled for commence early 2007



Current unimplemented Dacorum BoroughLocal Plan 1991-2011 Housing Proposal Site.Progress to Preferred Options stage (seeH/h74 relating to open land to the North ofWestwick Farm)

- -56


Site Address Land at North East Hemel Hempstead

Area (ha) 12.9 ha

Current Use Agricultural (Housing Proposal site H18)



Identified by Entec




Key land use issues raised N/A as no change proposed to existing LocalPlan designation.

Time-scaleDevelopment Brief is currently being preparedfor the site. Schedule for adoption asSupplementary Planning Document inDecember 2006



- -57

Employment to Residential/Mixed


Site Address Land between Ebberns Road & FrogmoreRoad, Apsley, Hemel Hempstead

Area (ha) 2.86ha

Current Use Employment (Frogmore General EmploymentArea)


Potential site capacity 115 units (at 40 dw/ha)

Identified by Cushman & Wakefield on behalf of RedrowHomes





Loss of designated employment land(Frogmore General Employment Area). Lossof this employment land not supported by theSouth West Hertfordshire Employment SpaceStudy (January 2005) due to concerns overmaintaining a spread of employment landacross the town. Loss of employment landshould be considered in the context of theemerging East of England Plan.

Time-scale Not known. Site currently in multipleoccupancy.


Adjacent to Apsley local centre. Good accessto public transport. However, need toconsider the need to maintain a spread ofemployment land within the town and avoid anover-concentration in the Maylands businessarea.

Next steps recommended Consider further the need for the proposeddesignations / use and relative priority.

- -58


Site Address 1-13 Frogmore Road, Apsley, HemelHemsptead

Area (ha) Not specified




Identified by CB Richard Ellis


Type of site 2,3, 7(a)



Loss of designated employment land(Frogmore GEA). Loss of this employmentland not supported by the South WestHertfordshire Employment Space Study(January 2005) due to concerns overmaintaining a spread of employment landacross the town. Loss of employment landshould be considered in the context of theemerging East of England Plan.

Time-scale Not known. Site currently in multipleoccupancy.


Agents highlight the potential forcomprehensive redevelopment with adjoiningland. Adjacent to Apsley local centre. Goodaccess to public transport. However, need toconsider the need to maintain a spread ofemployment land within the town and avoid anover-concentration in the Maylands businessarea.


- -59


Site Address Frogmore End, Frogmore Road, Apsley,Hemel Hempstead

Area (ha) Not specified.




Identified by Aitchison Raffety on behalf of Pall MallInvestments Ltd





Loss of employment land (Frogmore GEA).Loss of this employment land not supportedby the South West Hertfordshire EmploymentSpace Study (January 2005), due to concernsover maintaining a spread of employment landacross the town. Loss of employment landshould be considered in the context of theemerging East of England Plan.



Agents state potential for comprehensiveredevelopment with adjoining land. Adjacentto Apsley local centre. Good access to publictransport. However, need to consider the needto maintain a spread of employment landwithin the town and avoid an over-concentration in the Maylands business area.


- -60


Site Address Three Cherry Trees Lane (East), HemelHempstead

Area (ha) 16.6ha

Current Use Greenfield employment proposal site(unimplemented).

Proposed Use (a) Residential; or(b) Mixed use (residential & employment)







Loss of designated employment land,specifically set aside for specialisedtechnological activities (STAs). Health &Safety Executive advice regarding Buncefieldmay affect future use(s) of land / part of land.Demand for employment and residential usesshould be considered in the context of theemerging East of England Plan.



Edge of settlement site, with poor existinglinks to public transport. Poorly located interms of access to existing shops and otherfacilities. Extension of site to create a newneighbourhood would however enableappropriate local facilities to be provided.Would link with existing proposeddevelopment to the north (Housing ProposalsSite H18 in the current Local Plan)for which aDevelopment Brief is being prepared.

Next steps recommendedConsider further through Core Strategy andEast Hemel Hempstead Town Gateway ActionArea Plan DPD

- -61


Site Address 74-78 Wood Lane End, Hemel Hempstead


Current Use Employment (Maylands Avenue GeneralEmployment Area)



Identified by CB Richard Ellis





Loss of designated employment land within aCore Office Location. Proposed use shouldbe considered in the context of the emergingEast of England Plan and MaylandsMasterplan, which is currently beingproduced.



Previously developed land within a primarysettlement. On a main bus route to the towncentre, although some considerable distancefrom the railway station. Site poorly located interms of access to local shops and facilities.Good access to employment opportunities.


- -62


Site Address Hemel Gateway

Area (ha) Not known

Current Use Employment uses and open land

Proposed Use Mixed use – including residential, employmentand retail


Identified by Planning Perspectives on behalf of Stanhope /Morley Fund Management


Type of site 1, 2, 3, 7(a)



Loss of employment land and designatedopen space. Potential to improve quality andattractiveness of existing employment area.Loss of caravan site, although a planningapplication for a replacement site at Bunkerspark is currently under consideration.Demand for proposed uses should beconsidered in the context of the emergingEast of England Plan and the MaylandsMasterplan, which is currently being prepared.



Mix of brownfield and greenfield land. Somedistance from existing shops, facilities and bus/ train stations, although development of thissite could be linked to the development ofother facilities to support the Maylandsbusiness area and adjoining residential uses.

Next steps recommendedConsider through Core Strategy and EastHemel Hempstead Town Gateway ActionArea Plan DPD

- -63


Site Address British Gas site, London Road, HemelHempstead

Area (ha) No specified

Current UseVacant gasholder and offices / warehouseoccupied by Hemel Hempstead CommunityChurch (temporary permission only).

Proposed Use Residential, with purpose built church /community facility.


Identified by Hemel Hempstead Community Church





Would provide a permanent facility for anestablished local community group. Theinclusion of a church and associatedcommunity facility would however result in areduction in the overall dwelling capacity ofthe site. Potential parking / access issuesrequire further consideration, due to the largenumber of visitors to the church at specifictimes of the day / week, the majority of whomarrive by car. Consideration needs to begiven as to whether this is the mostappropriate location in sustainability terms forthe proposed mix of uses.



Brownfield site, situated close to HemelHempstead train station. However, majority ofvisitors to Hemel Hempstead church currentlyarrive by car. A more central location withinthe town would therefore be preferable interms of sustainability considerations. Wouldprovide a permanent site for an establishedlocal social and community facility.

Next steps recommendedConsider further the need for the proposeduse / designation and whether any alternativesites are more suitable for the communityfacility element.

- -64


Site Address Former Kodak tower, Leighton Buzzard Road/ Cotterells, Hemel Hempstead

Area (ha) 1.4 ha

Current Use Offices with ancillary uses and car parking.

Proposed Use Mixed residential, offices, retail, restaurant,and leisure.

Potential site capacity Could support a significant level of floorspace/residential units.

Identified by Current planning application


Type of site 2, 3 and 7(a)



Landmark building in a gateway location. Keyoffice site in town centre. Careful balanceneeds to be struck between any loss ofemployment floorspace against gains inhousing. Access and parking are criticalissues given its location adjacent to thePlough Roundabout. Impact on nearby openland (Heath Park) important. Need tosafeguard the residential amenities ofadjoining housing on Cotterells. Pedestrianlinks are not good from the site to the rest oftown centre.

Time-scale Short to medium term proposal.

Sustainability Conclusion Good sustainability credential as this is abrownfield site in a town centre location.

Next steps recommended Consider further through Site AllocationsDPD. Progress to Preferred Options stage.

- -65


Site Address Land at former John Dickinsons, LondonRoad, Apsley

Area (ha)

Current Use Local Plan Proposal Site TWA7 (part of).Undeveloped.


Potential site capacity Unknown

Identified by Apsley Papertrail





Loss of part of a site currently designated inthe Dacorum Borough Local Plan 1991-2011for redevelopment for a mix of uses creatinglocal employment opportunities.

Landowners state that development of site forresidential uses would provide financialstability for the Apsley Papertrail (a registeredcharity) and allow them to implement theremaining part of the TWA7 Local PlanProposal i.e. the creation of a visitor centreand museum related to the paper industry andthe conversion of nearby Frogmore Mill.

Consideration should be given to the potentialuse of the land for other forms of non-residential uses, such as retailing. Refer toChapter 3 of the Site Allocations Issues andOptions Paper for further information.

Time-scale Not specified, but assumed to be available forredevelopment in the short-term.

Sustainability ConclusionClose proximity to Apsley railway station andlocal bus routes. Apsley Local Centre andApsley Mills retail park within easy reach.Smaller scale retail facilities at Apsley basin.

- -66

Next steps recommendedConsider this and other options for sitethrough Site Allocations DPD. Progress toPreferred Options stage

- -67


Site Address Nash Mill, Belswains Lane, HemelHempstead

Area (ha) 4.8ha

Current Use Employment (paper mill)


Potential site capacity 150+ units

Identified by Colliers CRE and CGMS on behalf of Sappi(UK) Limiited





Loss of employment land (Nash Mills GeneralEmployment Area). Site on edge ofsettlement adjacent to the Green Belt. Anumber of brick and flint buildings within thesite are of historic interest and should beretained. Demand for employment andresidential uses should be considered in thecontext of the emerging East of England Plan.(See Chapter 3 of Site Allocations Issues andOptions Paper for more detailed discussion)

Time-scale Site predominantly vacant due to recentclosure of mill.

Sustainability ConclusionBrownfield site on the edge of HemelHempstead. Good access to train station andlocal facilities at Apsley and Kings Langley.

Next steps recommendedConsider further through Core Strategy andSite Allocations DPD, subject to outcome ofEast of England Plan and assessment ofdemand for employment land in this location.

- -68


Site Address Lord Alexander House, Waterhouse Street,Hemel Hempstead


Current Use Employment (offices)


Potential site capacity c45 units

Identified by DLA Town Planning Ltd on behalf ofHempfield Holdings Ltd


Type of site 2, 3, 7 (a)



Loss of employment land within the towncentre. The South West HertfordshireEmployment Space Study (January 2005)stresses the importance of retaining towncentre office uses and recommends suchuses only be released where no longersuitable for employment uses andredevelopment for such uses would not beeconomically viable. Demand for employmentand residential uses should be considered inthe context of the East of England Plan.

Time-scale Majority of building expected to be vacant byJune 2007.


Brownfield site within a town centre location,close to shops, facilities and bus station.These sustainability credentials make it asuitable location for a number of differentuses, including residential and employment(offices) and mised-use.

Next steps recommended Consider further the need for the proposeddesignation / use and relative priority.

- -69


Site Address Buncefield Lane (E2)

Area (ha) 2.4 ha

Current Use Former Kodak sports ground / designatedEmployment Land (unimplemented)





Type of site 1, 4(a), 7(a)


Key land use issues raised Loss of open land

Time-scale Not known, although currently vacant.

Sustainability Conclusion Not closely related to an existingneighbourhood or facilities.

Next steps recommendedConsider through Core Strategy and EastHemel Hempstead Town gateway Action AreaPlan DPDs.

- -70

Leisure to Residential


Site Address Leverstock Green Football Club Ground

Area (ha) 1.8

Current Use Football Club


Potential site capacity 72 (Estimate based on 40 dwellings perhectare)

Identified by


Type of site 1, 3, 4a, 7a



Residential development should not result inthe loss of the open leisure facility. Alternativesite would be required to accommodateexisting club. Potential links to adjoining landneed to be assessed.

Time-scale Not known, but dependent on alternativeprovision being in place.


The site is located on the edge of open land,Residential development would have to besensitive to this. It may also be linked toadjoining housing proposal sites. The site isclose to local facilities. Could link to widerdevelopment (see Core StrategySupplementary Issues and Options – Growthat Hemel Hempstead)


- -71


Site Address Hemel Hempstead Football Club, VauxhallRoad

Area (ha) 1.6

Current Use Football Club



Identified by Hemel Hempstead Football Club


Type of site 1, 3, 4a, 7a



The site is designated Open Land and builtdevelopment would therefore affect thecharacter of the locality. Residentialdevelopment should not result in the loss ofthis leisure facility. Alternative site would berequired and may better allow for expansion ofthe associated facilities. Could be linked tothe creation of a town stadium, as suggestedthrough consultation on the Core StrategyIssues and Options.

Time-scale Not known but dependent on alternativeprovision being in place

Sustainability ConclusionThe site is located on the edge of residentialarea. The site is close to local facilities andwell connected.

Next steps recommended Consider further through the Core Strategyand Site Allocations DPDs.

- -72


Site Address Land adjacent Coleridge Cresent, HemelHemstead

Area (ha) 0.0271 ha

Current UseOpen Amenity Space and pedestrian throughroute. Was a children’s play area however nolonger meets safety criteria for play.


Potential site capacity No figure specified, however due to site of sitecapacity assumed as 1.

Identified by Councillor Holmes


Type of site 3, 7(a)


Key land use issues raisedConsideration should be given to the impact ofthe loss of the site upon provision of local playspace

Time-scaleNo time given, however the site could comeforward any time under existing Local PlanPolicies.

Sustainability Conclusion Located within walking distance of schoolsand local centre


Small site within a residential area whichcould come forward for consideration forredevelopment for residential use without theneed for specific designation. No need toprogress to Preferred Options stage

- -73

Social and Community to Residential/Mixed

Site Reference H/h2

Site Address West Herts College, Hemel Hempstead


Current Use Social and Community Use. College buildingsand associated uses

Proposed Use Mixed: Social and Community (replacementcollege) and residential


Identified by West Herts Collage




Key land use issues raised None

Time-scale To be taken forward with Civic Zone proposal


Town centre location within easy assess oflocal services, employment, facilities andpublic transport links. Refer also toSustainability Appraisal produced with theCivic Zone Development Brief (Nov 2005)

Next steps recommendedConsider further through Civic ZoneMasterplan and Site Allocations DPD.Progress to Preferred Options stage

- -74

Site Reference H/h3

Site AddressHemel Hempstead Hospital (Proposal SiteC5 in adopted Dacorum Borough LocalPlan

Area (ha)2.0 (including the site proposed for the surgi-centre which has been granted planningpermission)

Current Use Open Land designated for hospital expansionin the Current Local Plan

Proposed UseHousing proposal site for affordable and keyworker housing subject to cessation ofrequirement for Hospital associated staffaccommodation.

Potential site capacity 80 dwellings (based on 40 dwellings/ha)





Key land use issues raisedLoss of potential site for social and communityuse (although acknowledged that part of theexisting designation was for key workerhousing)

Time-scale Site could come forward at any time as withinthe existing schedule of proposal sites

Sustainability ConclusionWithin primary settlement in a relativelyaccessible location (Zone 3) close to anexisting employment area and town centre.

Next steps recommended Consider further through Site AllocationsDPD. Progress to Preferred Options stage

- -75


Site Address Martindale Primary School, Boxted Road,Hemel Hempstead

Area (ha) 1.4ha

Current Use Social and Community: Primary School

Proposed Use Mix of residential and social and community


Identified bySchool site considered for closure within theHemel Hempstead Primary School Reviewcurrently published for consultation byHertfordshire County Council


Type of site 1 (part), 2 (part), 3, 7(a)


Key land use issues raised Loss of school

Time-scaleSchool closure expected on 31 August 2008as outlined in the Hemel Hempstead PrimarySchool Review

Sustainability ConclusionPreviously developed land within theresidential area. Located within existingsettlement. On a bus route

Next steps recommendedDepending upon outcome of schools review,consider further through Site Allocations DPD.Progress to Preferred Options stage

- -76


Site Address Pixies Hill JMI School, Pixies Hill Crescent,Hemel Hempstead

Area (ha) 1.18ha


Proposed Use Residential or mix of residential and socialand community






Key land use issues raisedSite located within the Open Land. Loss ofschool and potential social and communityuse


Sustainability ConclusionPreviously developed land. Located withinexisting settlement, but on open land. Near tothe existing Local Centre and public transportlinks


- -77


Site Address Barncroft Primary School, WashingtonAvenue, Hemel Hempstead

Area (ha) 1.46ha


Proposed UseGiven its peripheral location the site wouldmost appropriately lend its self to residentialdevelopment

Potential site capacity 22 dwellings (based on 40 dwelling/ha on onlythe existing built part of the site)





Key land use issues raised Site located within the Open Land. Loss ofschool and social and community use


Sustainability ConclusionPreviously developed land. Located withinexisting settlement, but on open land. On abus route and within walking distance of LocalCentre


- -78


Site Address Jupiter Drive JMI School, Jupiter Drive,Hemel Hempstead

Area (ha) 1.68ha


Proposed Use Social and Community or mix of social andcommunity and residential






Key land use issues raised Site located within the Open Land. Loss ofschool


Sustainability ConclusionPreviously developed land. Located withinexisting settlement, but on open land. On abus route. Adjacent to the existing LocalCentre

Next steps recommendedDepending upon outcome of schools review,Consider further through Site AllocationsDPD. Progress to Preferred Options stage

- -79

Retail/Local Centre/Town Centre to Residential and/or Mixed


Site Address Three Horseshoes Petrol Filling Station,Leverstock Green Road, Hemel Hempstead

Area (ha) 0.136

Current Use Petrol filling station within a defined localcentre

Proposed Use Residential, commercial or alternative uses

Potential site capacity 10 (estimate based on a flatted development)

Identified by Rapleys (on behalf of BP Oil (UK) Ltd)





Potentially site could support a range of singleor mixed uses. Commercial uses would needto be carefully considered given impact onexisting shop units. Likely need fordecontamination of site.

Time-scaleNot known. Site has been marketed and iscurrently being cleared. Potentially could beavailable in the short term.

Sustainability ConclusionBrownfield site located within a local centrethat benefits from a range of local servicesand facilities. Located on a main bus routebetween Hemel Hempstead and St Albans.


- -80


Site Address Land bounded by Queensway, Marlowes,Bridge Street and Leighton Buzzard Road

Area (ha) Approx. 8.3

Current UseA range of civic and commercial uses, someresidential properties, Market Square and BusStation.

Proposed UseRetailing, offices and civic functions, leisure,restaurants, residential, public realm and carparking.

Potential site capacity Site has potential to support a significantamount of floorspace and residential units.

Identified byHemel Hempstead Civic Zone DevelopmentBrief Supplementary Planning Document(November 2005). Part of Hemel 2020 Vision





Key town centre regeneration opportunity. Sitein multiple ownership. Sensitive relationshipneeded with River Gade and retention ofexisting landscaping features. Additional trafficgenerated will need to be carefullyaccommodated. Opportunity to improverelationship of town centre to Hemel OldTown. Scale of development may benefit fromphasing. Location would favour high-densityhousing and reduced levels of parking. Marketand bus station facilities need to be relocated

Time-scale Medium to long term.

Sustainability Conclusion Good sustainability credentials given its towncentre location.

- -81

Next steps recommendedConsider further through Civic ZoneMasterplan and Site Allocation DPD. Progressto Preferred Options stage.

- -82

EMPLOYMENT

Leisure to Employment

Site Reference H/L1

Site Address Caravan site, Buncefield Lane


Current Use Touring, camping and caravan site(designated as open land)

Proposed Use Employment






Key land use issues raised Loss of open land. Loss of leisure designation(although potential to relocate within the town)

Time-scaleNot known, although a planning applicationhas been received seeking to relocate thecurrent use to Bunkers Park.

Sustainability ConclusionBrownfield site, but with relatively poor accessto public transport and other essentialfacilities. Good access to motorway network

Next steps recommendedConsider further through East HemelHempstead Town Gateway Action Area PlanDPD.

- -83

Employment to Amended General Employment Area Employment

Site Reference H/e1

Site Address Corner of Swallowdale Lane and EastmanWay

Area (ha) 0.88

Current Use Grassed landscaped area adjoining industrialunits.

Proposed Use Offices


Identified by Landowner proposal, considered at previousLocal Plan Inquiry.





Whether site should be allocated for B1(office) use within the Swallowdale GeneralEmployment Area, which is currently restrictedto Industry and Storage & Distribution (B2/B8).Opportunity for a landmark building.Contribution of site to area’s visualappearance. Key issue concerns land supplyfor a variety of employment uses. Local PlanInspector favoured B2/B8 and retention of sitein Swallowdale General Employment Area.Relatively small size of site may not meritspecific designation.


Sustainability ConclusionOther opportunities for B1 development.Limiting use to B2/B8 assists overallemployment land supply for a variety of uses.

- -84

Next steps recommendedConsider further through East HemelHempstead Town Gateway Action Area PlanDPD.

- -85

SOCIAL & COMMUNITY

Social & Community to Social & Community

Site Reference H/c1

Site Address Land between Featherbed Lane and TwoWaters Way, Hemel Hempstead

Area (ha) 0.41ha

Current Use

Green Belt – designated for a social andcommunity facility meeting local communityneed arising from the enlargement of theManor Estate (Local Plan Proposal SiteTWA20)

Proposed UseSocial and Community facilities –consideration to retain proposal site for awider social or community need.


Identified by Existing Local Plan Proposal Site





Development in the Green Belt contrary toGreen Belt Policy. However principle of sitesdevelopment has already been consideredthough current Local Plan process, subject toa demonstrated need. (See Chapter 6 of SiteAllocations Issues and Options Paper).



Next steps recommended Consider further the need for proposed use /designation and relative priority

- -86

RETAIL

Retail Local Centres to Mixed Use

Site Reference H/r1

Site AddressLand including Marlowes, Bridge Street,Waterhouse Street and Leighton BuzzardRoad, Hemel Hempstead

Area (ha) 4.8 Ha (measured)

Current UseMix of uses including shops, financialservices, offices, catering outlets and publiccar parks

Proposed UseMix of uses with shopping being a majorcomponent. The proposal could include aresidential element.

Potential site capacity Not known but could accommodate asubstantial level of new floorspace.

Identified by Donaldsons Retail and Leisure Study(January 2006)





Would represent a key town centreregeneration opportunity to meet longer termretail forecasts in a central location. Highquality landscaping required around WaterGarden/River Gade. Land includes a numberof key public car parks. Potential multiple siteownership. Could link to Civic Zonedevelopment.

Time-scale Not known, but assumed to be a long termproposal.

Sustainability Conclusion Good sustainability credential as this is abrownfield site in a town centre location.


- -87

Site Reference H/r3

Site Address Leisure World, Jarman Fields Local Centre,Hemel Hempstead

Area (ha) 4.6 Ha (measured)

Current Use Mixed leisure park including restaurants

Proposed Use Mixed retail, leisure and /or residential

Potential site capacity Could theoretically support significantfloorspace/numbers of dwellings.

Identified by Indigo Planning (on behalf of Capital andRegional)





Former landfill site. Important gatewaylocation. Concerns raised in the DacorumRetail and Leisure Study (January 2006) thatthe Local Centre currently functions as an outof centre location. Likely floorspace linked toany redevelopment could be substantial.Therefore there may be issues of scale andimpact on Hemel town centre, nearby localcentres and surrounding residential area.Redevelopment could have a major effect onthe quality and quantity of recreational leisureprovision in the town.

Time-scale No indication given.


Brownfield site containing a range of largescale uses with potential for linked tripsbetween them. Limited range of localcommercial and community services andfacilities provided.

Next steps recommended Consider further the need for the designationand relative priority.

- -88

Employment to Retail

Site Reference H/r2

Site AddressMaylands business area, HemelHempstead (Note: not shown on “SitesConsidered” Map)

Area (ha) Unspecified site within this general location.

Current UseUnspecified, within General EmploymentArea. This is likely to come forward on either agreenfield site or through redevelopment ofpart of the existing employment area.

Proposed Use Local centre anchored by a supermarket, withadditional small shop units.

Potential site capacity Not known, but could accommodate a modestlevel of new retail/commercial floorspace.






The creation of a new local centre wouldimprove and diversify facilities available withinMaylands, as part of the overall vision for thebusiness area set out in Hemel 2020 (theCouncil’s strategic vision for the town). It couldalso help meet the need for additional forecastfloorspace/a discount store in the townidentified in the Donaldsons Retail andLeisure Study (January 2006). The amountand location of new floorspace would need tobe carefully considered so as not to harmexisting retail locations.

Time-scale Medium/longer term proposal.


Difficult to predict at this stage. Diversifyinguses in the employment area can provide anopportunity to reduce distances travelled tovarious uses that support businesses there,facilitate linked trips and may encourage

- -89

workers to walk to services if convenientlylocated.

Next steps recommendedConsider further through MaylandsMasterplan and East Hemel Hempstead TownGateway Action Area Plan DPD

- -90

TRANSPORT

Other Transport Proposals

Site Reference H/t1

Site Address Dacorum Cycle Route Network(Note: not shown on “Sites Considered” Maps)

Area (ha) -

Current Use -

Proposed Use -

Potential site capacity -

Identified by Dacorum Borough Council, local cycle groups,Sustrans


Type of site


Key land use issues raisedCycle strategy nearing completion. ProposalTv in the Adopted Local Plan. ProposalTWA18 could be incorporated into thenetwork.


Sustainability ConclusionNew routes, facilities and promotion couldreduce car use, especially for shorterjourneys.

Next steps recommended Progress as Supplementary PlanningDocument.

- -91

Site Reference H/t2

Site Address Dacorum Pedestrian Route NetworkNot shown on “Sites Considered” Maps

Area (ha) -

Current Use -

Proposed Use -


Identified by Dacorum Borough Council/HertfordshireCounty Council


Type of site


Key land use issues raisedProposal Tvi in Adopted Local Plan. Networkfor Hemel Hempstead in diagrammatic form.Proposal TWA19 could be incorporated intothe network.


Sustainability Conclusion New routes, facilities and promotion couldreduce car use, especially for short journeys.

Next steps recommended Progress as Supplementary PlanningDocument.

- -92

Site Reference H/t3

Site Address Hemel Hempstead Northern Bypass

Area (ha) N/A

Current Use Agriculture, some previously developed land

Proposed Use Transport


Identified by Hertfordshire County Council/DacorumBorough Council


Type of site 1, 2, 4(b), 5


Not directly, but will be near Chilterns Area ofOutstanding Natural Beauty (AONB). Alsoaffects Wildlife Sites, especially Gade Valley.


May be required if large scale developmentproposed in East of England Plan goesahead. Was proposed and rejected as part ofHemel Hempstead Transportation Plan 1995.Contrary to main thrust of Local TransportPlan. M1 widening is proceeding without therequired junction near Redbourn. Refer toCore Strategy Supplementary Issues andOptions Paper – Growth at HemelHempstead.



New development should be designed withexcellent links for non-car modes and reducetraffic growth. A bypass would have seriousenvironmental effects, but may reduce airpollution in residential parts of the town (this isnot sufficiently serious to justify an Air QualityManagement Area at present).

- -93

Next steps recommendedConsider further through Core Strategy andSite Allocations DPDs, subject to outcome ofEast of England Plan.

- -94

Site Reference H/t4, Ht/5, Ht/7, H/t8

Site Address

A414 Maylands Avenue Roundabout;A414 Breakspear Way / Green LandRoundabout; Swallowdale Lane; A4147Redbourn Road [See existing Local PlanProposals site for map]

Area (ha) -

Current Use -

Proposed UseImprovements to existing highway network.No changes proposed to existing Local Plandesignation


Identified by Existing Transport Proposal Sites in DacorumBorough Local Plan


Type of site 2, 3, 7(a)Affects key environmentaldesignation(s)? None

Key land use issues raised All proposals related to improvements to theNorth East Relief Road.

Time-scaleDependent upon phasing of linkeddevelopment, which will help fundimplementation of proposal.

Sustainability Conclusion Existing Local Plan Sites. See DacorumBorough Local Plan Environmental Appraisal.

Next steps recommendedNo changes proposed to existingdesignations. Carry forward to through EastHemel Hempstead Town Gateway AreaAction Plan DPD.

- -95

Site Reference H/t6

Site Address North East Relief Road

Area (ha) -

Current Use -

Proposed Use Potential future improvements to existinghighway network


Identified by Existing Transport Proposal in Local Plan (Tiv)




Key land use issues raisedNeed to consider in the context of widerdevelopment proposals in the north east ofHemel Hempstead.

Time-scaleDependent upon phasing of linkeddevelopment, which will help fundimplementation of any proposal.


Consideration will need to be given to whetherthe scheme supports the aim of achievingmore sustainable movement patterns withinthe town. May assist with promotion ofregeneration of Maylands business area andcreation of new planned neighbourhoods.

Next steps recommendedConsider further through East HemelHempstead Town Gateway Area Action PlanDPD.

- -96

Site Reference H/t9


Area (ha) N/A

Current Use Open Land (grazing)

Proposed Use Park and Ride to Maylands Business Area


Identified by Dacorum Borough Council




Key land use issues raised Feasibility and suitability of availablealternative sites.


Sustainability ConclusionPotentially reduce car use and congestionproblems. 2002 feasibility study indicatedsome potential.

Next steps recommendedConsider further through East HemelHempstead Town Gateway Area Action PlanDPD.

- -97

Site Reference H/t10

Site Address Water Gardens North Car Park

Area (ha)

Current Use Car park

Proposed Use Further decking.








Sustainability ConclusionAdditional car parking provision wouldpotentially undermine sustainable transportinitiatives.

Next steps recommended Consider further through Civic ZoneMasterplan.

- -98


Site Address A4251, London Road, Apsley

Area (ha) -

Current Use -

Proposed Use Improvements to existing road to increasecapacity.


Identified by Core Strategy Issues and Optionsconsultation.




Key land use issues raised Whether the improvements would require anyadditional land



Consideration would have to be given as towhether highway improvements in thislocation would support initiatives to encouragemore sustainable modes of travel within thetown.

Next steps recommended Consider further through Site AllocationsDPD.

- -99


Site Address Plough Roundabout

Area (ha) -

Current Use -

Proposed Use Potential improvements to existing roundabout


Identified by Core Strategy Issues and OptionsConsultation




Key land use issues raisedWhether there is spare land adjacent to theroundabout to enable improvements to bemade without impacting upon the adjacentopen land.



Consideration would have to be given as towhether highway improvements in thislocation would support initiatives to encouragemore sustainable modes of travel within thetown.


- -100


Green Belt to Leisure

Site Reference H/L4

Site Address Land at West Hemel Hempstead

Area (ha) 9.5

Current Use Agriculture, Green Belt

Proposed Use Informal open space


Identified byDacorum Borough Council (Part of proposalfor residential development considered at thePublic Local Inquiry into the DacorumBorough Local Plan 1991-2011).





Appropriate use of Green Belt. However, onits own it would be unrelated to the town andsuffer from poor vehicular access. Provision ofsport pitches would harm the landscape onthe western edge of the town, close to a“landscape conservation area”. (InspectorsReport 12.30.2) Note that development of aresidential neighbourhood is posed as anoption in the Core Strategy SupplementaryIssues and Options Paper – Growth at HemelHempstead. Any such proposal is dependenton the outcome of the issue in the draft Eastof England Plan of growth at HemelHempstead (ref H/h62)

Time-scale Not known but linked to housing proposalreference: proforma H/h67 and H/h62)


The Inspector concluded that leisure spacewas only required to support housing newhousing. The housing was discounted as itwas considered to be an unsustainablelocation. Refer to Dacorum Borough LocalPlan 1991-2011. Environmental Appraisal

- -101

Update (August 2003).

Next steps recommendedConsider further the need for proposed use asrequired. This would only be linked to anyhousing proposal (ref H/h62 and H/h67)

- -102

Site Reference H/L6

Site Address Shendish Manor – Estate South Side Fields

Area (ha) -

Current Use Fields

Proposed Use Leisure use potentially golf


Identified by Councillor Alan Anderson


Type of site 1,5,7c


Key land use issues raised -



Sensitivity of site, and its impact on anydevelopment on the Gade Valley.Problems with access to London Road andpossible congestion (paras. 7.59.28-7.59.40,7.59.45

Next steps recommended Consider further the need for proposed use

- -103

Open Land to Residential and Leisure

Site Reference H/L2

Site Address Land immediately north of Westwick Farm

Area (ha) 1.7

Current Use Open Land

Proposed Use Residential or open space/ sports provision

Potential site capacity 68 houses (Estimate based on 40 dwellingsper hectare)

Identified by Entec


Type of site 1, 4a, 7a


Key land use issues raisedSite on the edge of the green belt. Residentialdevelopment would result in the loss of openland.



The site is located on the edge of the greenbelt any residential development would haveto be sensitive to this. It is close to localfacilities. Extra sport facilities are encouragedon the site.

Next steps recommended Consider further the need for proposed use inthe context of the Core Strategy.

- -104

Site Reference H/L5

Site Address Lucas Sports Ground, Breakspear Way

Area (ha) 8.2 ha

Current Use Private Sports Ground

Proposed Use Town stadium and training facilities


Identified by Hemel Hempstead Football Club


Type of site 1, 3, 7a



Alternative use for employment developed isbeing promoted through Hemel 2020.Alternative site for town stadium may becomeavailable and is being considered through SiteAllocations Issues and Options Paper(Chapter 7).



Relatively accessible to public transport. Parkand ride facility maybe located nearby.Appropriate location. Promotion of economicdevelopment maybe more important in thisprominent location on the entry into the townand to the main employment area.


- -105


Site Address Field between Westwick Farm & GreenLane, Hemel Hempstead

Area (ha) 2.011 ha

Current Use Designated open land and part of WestwickFarm.


Potential site capacity 80 (based on 40d/ph)

Identified byBy objectors at the Public Local Inquiry intothe Dacorum Borough Local Plan 1991-2011,p.688 of Inspector’s Report.


Type of site 1, 4(a), 7(a)


Key land use issues raisedLoss of designated open land, which occupiesa corner location. Rejected by Local PlanInquiry Inspector.


Sustainability ConclusionNot considered a suitable site by theinspector, as too obtrusive in the landscape,although close to local facilities (seeInspector’s Report)


- -106


Site Address Land at Horseshoe Ground, LeverstockGreen Road, Hemel Hempstead

Area (ha) 2.3 ha

Current Use Open space








Site would involve developing an area ofOpen Land designated in the Local Plan. Theland makes an important contribution to thevillage/neighbourhood character and wouldresult in the loss of recreational facilities.



Local Plan Inquiry Inspector considered thatthe site was accessible in terms of publictransport and local facilities, but that thisbenefit would be offset by the loss ofimportant areas of open land.

Next steps recommendedBecause of the impact of the developmentupon the green at the heart of theneighbourhood, the proposal should not beprogressed further.

- -107


Site Address Land between Westwick Farm and GreenLane, Hemel Hempstead

Area (ha) 2 ha

Current Use Agriculture








Site occupies a prominent corner location, andwould involve developing an area of OpenLand designation in the Local Plan. The landalso falls within an area of ArchaeologicalSignificance.


Sustainability ConclusionThe site is accessible in terms of proximity tolocal facilities, but that this benefit would beoffset by the loss of important areas of openland.


- -108

Amend existing Open Land Designation

Site Reference H/L3

Site Address Bunkers Farm, Hemel Hempstead

Area (ha) 48

Current Use

Agriculture and public open space. Landsubject to Proposal Site L2: New leisurespace to compensate for the loss of JarmanFields and the future loss of playing fields inMaylands General Employment Area

Proposed UseAmend description of Proposal Site L2 to:New leisure space to compensate for the lossof leisure space elsewhere in the Borough




Type of site 1, 4b, 5, 7a



Note that the development of a residentialneighbourhood is proposed as an alternativeto the open space use: this is dependent onthe outcome of issue in the Draft East ofEngland Plan of growth at Hemel Hempstead.(Ref H/h54)

Time-scale N/A – change of wording of existingdesignation only.

Sustainability Conclusion No impact. Rewording would protectproposed leisure use.


- -109

BERKHAMSTED

RESIDENTIAL


Site Reference Be/h1

Site Address Ivy House Lane, Berkhamsted

Area (ha) 4.4

Current Use Agricultural field



Identified by DLA Town Planning Ltd


Type of site 1, 4a, 5, 7b


On the edge of Chilterns Area of OutstandingNatural Beauty


The site forms part of a dry valley that runseastwards. (Para 7.51.23 Inspectors Report).Surrounding roads would have troubleaccommodating additional traffic due to sub-standard nature of some junctions (Para7.51.24 Inspectors Report)


Sustainability ConclusionIt is poorly located in terms of access to publictransport and to local facilities, especiallyprimary schools.

Next steps recommendedConsider further the need for the proposeduse and relative priority, in the context of theCore Strategy.

- -110


Site Address Land South of Berkhamsted

Area (ha)

Total site area 105.5

East Housing Area 24.1ha, West HousingArea 13.2ha, North of Ashlyns SchoolHousing Area 1.52.

[Note: 1) Northern housing area also coveredin Be/h9. 2) Not all the land has to be broughtforward.]

Current Use Mix of uses, including agriculture, open spaceand playing fields

Proposed Use Housing with a local centre and enhancedsports facilities

Potential site capacity1500 (Estimate using 35 dwellings per hectareand 40 dwelling per hectare based on the sitemasterplan)

Identified by Legal and General and FPD Savills


Type of site 1, 4(a), 5, 7(b)



Located within the Green Belt. Site would behighly prominent from the remaining open partof the school playing fields to the south. Lacksfeatures on site to create a defensible GreenBelt boundary other than A41. Contrary to thedraft East of England Plan and subsequentPanel Report, which does not support therelease of Green Belt land aroundBerkhamsted for housing, or the expansion ofthis settlement to accommodate significantnew growth.


Sustainability ConclusionSite within the Green Belt. Reasonablylocated in relation to schools but less wellserved in respect of the bus service. Thescheme proposes new public transport. Site

- -111

would result in a large extension ofBerkhamsted into the Green Belt.


Scale of development should not beprogressed if contrary to the Regional Plan. Asmaller scale could be considered further inthe Core Strategy DPD, dependent upon theneed for the proposed uses and their relativepriority.

- -112


Site Address Lock Field, New Road, NorthchurchBerkhamsted

Area (ha) 1.7

Current Use Open land



Identified by Barton Willmore on behalf of Banner Homes


Type of site 1, 4a, 5, 7b



Open site – mostly vacant in the Green Belt.Housing on the site would have impact on thecharacter of the Grand Union Canal and theChilterns AONB (para 7.46.23 of Local PlanInspectors Report) and adjoining railway line.Previously considered as a housing site indeposit draft of current Local Plan.

Time-scale Not Known

Sustainability ConclusionGreenfield site in the Green Belt. The site is adistance from the local shops, and has poorpedestrian access. Poor access to busservices (para 7.46.3 of Inspectors Report).


- -113


Site Address Pea Lane, Northchurch

Area (ha) 7.3



Potential site capacity 256 (Approx. – based on 35dw/ha)

Identified by Accountants Financial Managers


Type of site 1, 4a, 5, 6

Affects key environmentaldesignation(s)? Chilterns Area of Outstanding Natural Beauty

Key land use issues raisedSurrounding roads would have troubleaccommodating additional traffic due to sub-standard nature of some junctions.


Sustainability ConclusionGreenfield site in Green Belt and AONB. It ispoorly located in terms of access to publictransport and to local facilities. It would bedetrimental to the character AONB.

Next steps recommended Contrary to key environmental designation.Do not progress to Preferred Options stage

- -114


Site Address Land at Shootersway

Area (ha) 1.78

Current Use Greenfield



Identified by David Raeside


Type of site 1, 4a, 5, 6



Located in the Green Belt. Development ofthis site would erode the rural fringe. Contraryto the draft East of England Plan andsubsequent Panel Report, which do notsupport the release of Green Belt land aroundBerkhamsted for housing, or the expansion ofthis settlement to accommodate new growth.Housing site rejected by Inquiry Inspector.



Site on periphery of town and is a longdistance from main bus routes, shops andschools. The distance to local facilities wouldbe likely to create extra car journeys, and thedevelopment would not be of the scale towarrant provision of addition infrastructure toovercome these problems. Impact on theAONB

Next steps recommended Contrary to key environmental designations.Do not progress to Preferred Options stage

- -115


Site Address Blegberry, Shootersway

Area (ha) 3.5



Potential site capacity 123 (based on 35 dwellings per hectare)

Identified by Aitchison Raffety


Type of site 1, 4a, 5



Located in the Green Belt. Development ofthis site would erode the rural fringe. Scalecontrary to the draft East of England Plan andsubsequent Panel Report, which do notsupport the release of Green Belt land aroundBerkhamsted for housing, or the expansion ofthis settlement to accommodate new growth.



Greenfield site in the Green Belt. Site onperiphery of town a long distance from mainbus routes, shops and schools (para 7.51 ofLocal Plan Inspector’s Report). The distanceto local facilities would be likely to create extracar journeys, and the development would notbe of the scale to warrant provision ofadditional infrastructure to overcome theseproblems.

Next steps recommendedConsider the need for proposed use /designation and its relative priority throughCore Strategy DPD and in context of east ofEngland Plan.

- -116

Site Reference Be/h 7

Site Address Land to the west of Durrants Lane,Berkhamsted

Area (ha) 5.79









Located within the Green Belt. Prominent siteon valley sides. Significant loss of agriculturalland. Contrary to the draft East of EnglandPlan and subsequent Panel Report, which donot support the release of Green Belt landaround Berkhamsted for Housing, or theexpansion of this settlement to accommodatenew growth. Rejected by Local Plan InquiryInspector.


Sustainability ConclusionGreenfield site within the Green Belt. LocalPlan Inquiry Inspector considered the site wasin an accessible location and well located inrelation to existing facilities.

Next steps recommendedConsider further the need for proposed use /designation and relative priority through CoreStrategy DPD and in the context of the east ofEngland Plan.

- -117

Site Reference Be/h 8

Site Address Land at Bank Mill Lane, Berkhamsted

Area (ha) 2.9









Located within the Green Belt and liesadjacent to existing Local Plan housingproposal site H36. Prominent site on easternapproach to the town and valley floor.Contrary to the draft East of England Plan andsubsequent Panel Report, which do notsupport the release of Green Belt land aroundBerkhamsted for housing, or the expansion ofthis settlement to accommodate new growth.Housing site rejected by Local Plan InquiryInspector.


Sustainability ConclusionGreenfield site within the Green Belt. InquiryInspector did not consider that the site was ina particularly accessible location overall orwell located in relation to existing facilities.

Next steps recommendedConsider further the need for proposed use /designation and relative priority through CoreStrategy DPD and in context of the east ofEngland Plan

- -118


Site Address Land at Ashlyns School, Berkhamsted

Area (ha) 1.53

Current Use School playing fields








Located within the Green Belt. Site would behighly prominent from the remaining open partof the school playing fields to the south. Lacksfeatures on site to create a defensible GreenBelt boundary. Contrary to the draft East ofEngland Plan and subsequent Panel Report,which do not support the release of GreenBelt land around Berkhamsted for housing, orthe expansion of this settlement toaccommodate new growth. Housing siterejected by Local Plan Inquiry Inspector.



Greenfield site within the Green Belt. LocalPlan Inquiry Inspector considered that the sitewas reasonably located in relation to schools,but less well served in respect of the busservice. Valley top location would make itunattractive for walking and cycling.

Next steps recommendedConsider further the need for proposed use /designation and relative priority through CoreStrategy DPD and in context of the east ofEngland Plan.

- -119

TRANSPORT


Site Reference Be/t1

Site AddressTunnel Fields, link to New Road,Northchurch, and associated work tojunction of New Road/A4251

Area (ha) N/A

Current Use Paddocks

Proposed Use Highway improvements


Identified by Hertfordshire County Council





Would provide a through route from NewRoad to Billet Lane, bypassing NorthchurchConservation Area, but passing through theChiltern Park residential area. Impact onecology of Wildlife Site to be taken intoaccount.


Sustainability Conclusion Road building is no longer appropriate underthe latest Local Transport Plan regime.

Next steps recommended Consider further the need for the proposeduse/designation and relative priority.

- -120

Site Reference Be/t2

Site Address A41 Chesham Road junction

Area (ha) -

Current Use -

Proposed Use Junction improvements


Identified by Hertfordshire County Council’s LocalTransport Plan


Type of site 1, 4(b), 5


Key land use issues raisedAvailability of land to accommodate junction /slip road improvements and impact uponadjoining countryside.



Consideration will need to be given regardingwhether this proposal supports a movetowards more sustainable modes of transportand fits in with the County Council / HighwaysAgency’s broader transport strategy.

Next steps recommended Consider further the need for the proposeduse/designation and relative priority.

- -121

RETAIL

Site Reference Be/r1

Site Address Land off High Street / Water Lane

Area (ha) 0.9ha

Current UseRetail Proposal Site S1 in the current LocalPlan (town centre redevelopment scheme fora food supermarket)

Proposed UseRetains current designated mix of uses,including a food store. Additional potential toaccommodate additional car parkingprovision.

Potential site capacity Modern foodstore of 1,000-1,500sqm (net),plus car parking and other associated uses.

Identified by

Tibbalds Urban Planning and Design in astudy carried out for Dacorum BoroughCouncil (‘Land Off High Street and WaterLane, Berkhamsted – Feasibility Study, June2006)


Type of site 2, 3, 7(b)



Site already allocated in existing Local Plan asa town centre redevelopment scheme for afood supermarket. Potential to improve thequality of buildings within this part of theBerkhamsted Conservation Area.

Time-scaleAnticipated within the current Local Planperiod (i.e. before 2011), but dependent uponland assembly and phasing.

Sustainability ConclusionTown centre location, with easy access to busand train services. Would support the vitalityand viability of the town centre.

Next steps recommended Consider further through Site AllocationsDPD. Progress to Preferred Options.

- -122

SOCIAL/COMMUNITY

Site Reference Be/c1

Site Address Hospice Site, Shootersway, Berkhamsted

Area (ha) 2.7ha

Current Use Planning permission was granted in 2002 for anew Hospice (currently under construction)

Proposed Use Remove the site from the Green Belt and re-designate land for community use


Identified by Aitchison Raffety


Type of site 1, 4(b), 5, 6


Within the Chilterns Area of OutstandingNatural Beauty

Key land use issues raisedPlanning permission exists on the site relatingto the proposal. Green Belt designation wouldprovide greater control over the futurepotential intensification of use on the site

Time-scale -

Sustainability ConclusionLocated in the countryside within Green Belt.Therefore not a sustainable site in terms ofproximity to public transport shops andfacilities


Planning permission already granted forhospice use on this site. Any furtherdevelopment would be contrary to keyenvironmental designations and any planningapplications for extension would beconsidered in this context. Do not progress toPreferred Options stage.

- -123

TRING

RESIDENTIAL


Site Reference T/h2

Site Address Land at Marchroft Lane, Tring

Area (ha) 2 ha

Current Use Green Belt

Proposed Use Residential scheme for affordable housing(see also larger neighbourhood proposal T/h6)

Potential site capacity 60 (specified by the landowner)

Identified by Clifford Selly





Located within the Green Belt and an Area ofArchaeological Significance. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Tring forHousing, or the expansion of this settlement toaccommodate new growth



Greenfield site within the Green Belt. Limitedinfrastructure to support further growth inTring. Would provide for affordable housingneed within Tring, although advice requiredfrom Housing Enabling Manager regardingscale of local need and appropriateness oflocation

Next steps recommended Consider further the need for proposed use /designation and relative priority.

- -124

Site Reference T/h3

Site Address Waterside Way, Land North of IcknieldWay, Tring

Area (ha) 8.8 ha



Potential site capacity 264 (specified by the landowner)

Identified by Emery Planning Partnership/Land PlanningGroup PLC





Located within the Green. Contrary to the draftEast of England Plan and subsequent PanelReport, which do not support the release ofGreen Belt land around Tring for significanthousing, or the expansion of this settlement toaccommodate new growth



Greenfield site within the Green Belt. Limitedinfrastructure to support further growth inTring. Existing schools and facilities alreadyacknowledged as being under considerablepressure.

Next steps recommendedConsider further the need for proposed use /designation and relative priority. Could onlybe progressed through Core Strategy ifoverriding need.

- -125

Site Reference T/h4

Site Address Land adj. Icknield Way GEA, Tring

Area (ha) 15.5 Ha

Current Use Open Land - Green Belt

Proposed Use Residential/mixed residential, employment &open land

Potential site capacity 300 (based on 40 dwellings/ha on 7.5 ha)

Identified by Cala Homes


Type of site 1, 4(a), 5, 6 (part)


Part of the site is located within the ChilternsArea of Outstanding Natural Beauty. Howeverproposed to retain this part of the site as openland


Loss of the Green Belt. Contrary to the draftEast of England Plan and subsequent PanelReport, which do not support the release ofGreen Belt land around Tring for significanthousing, or the expansion of this settlement toaccommodate new growth.



A Greenfield site within the Green Belt.Located adjacent to the towns mainemployment area. Limited infrastructure tosupport further growth in Tring. Existingschools and facilities already acknowledgedas being under considerable pressure

Next steps

Consider further the need for proposed use /designation and relative priority in context ofCore Strategy and East of England Plan.Eastern Section of site could be consideredfor future expansion of Icknield Way GeneralEmployment Area, as suggested inEmployment Space Study (January 2005)

- -126

Site Reference T/h5

Site Address Land at New Mill, Tring

Area (ha) 14.5



Potential site capacity 580 (based on 40 dph)

Identified by Landowner representation (considered atprevious Local Plan Inquiry)





Greenfield site located within the Green Belt.Significant loss of agricultural land. Wouldform a prominent extension of the built uparea. Level of housing would put pressure onlocal services in Tring, particularly schools.Contrary to the draft East of England Plan andsubsequent Panel Report, which do notsupport the release of Green Belt land aroundTring for significant housing, or the expansionof this settlement to accommodate newgrowth.


Sustainability ConclusionGreenfield site within the Green Belt. Localinfrastructure/services capacity problem.Potential imbalance between housing andemployment opportunities locally.

Next steps recommendedConsider further the need for proposed use /designation and relative priority. Could only beprogressed through Core Strategy DPD, ifoverriding need.

- -127

Site Reference T/h6

Site Address Station Road/Marshcroft Lane, Tring

Area (ha) 53 ha


Proposed UseNew neighbourhood including residential,school, local centres, leisure space, open landand employment. (see also smaller proposalT/h2)







Located within the Green Belt and an Area ofArchaeological Significance. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Tring forHousing, or the expansion of this settlement toaccommodate new growth

Time-scale None Specified


A Green Field site within the Green Belt.Within reasonable distance of Tring Railwaystation but poorly located in terms of other keylocal facilities. Potential to provide for a mix ofuses


- -128

Site Reference T/h10

Site Address Land between Station Road, Cow Lane andLondon Road, Tring

Area (ha) 45

Current Use Area of open countryside


Potential site capacity Could potentially support a significant level ofhousing

Identified by Dacorum Borough Council (considered atLocal Plan Inquiry)





Greenfield site located within the Green Belt.Relatively close to the town centre. Level ofhousing would put pressure on local servicesin Tring, particularly schools. Would have asignificant impact on the rural setting of thetown and result in a substantial loss ofagricultural land. Contrary to the draft East ofEngland Plan and subsequent Panel Report,which do not support the release of GreenBelt land around Tring for housing, or theexpansion of this settlement to accommodatesignificant new growth. Rejected by InquiryInspector.



Greenfield site within the Green Belt. InquiryInspector considered that the site wouldrepresent an unsustainable use of the land.Local infrastructure/services capacityproblems. Potential imbalance betweenhousing and employment opportunities locally.


- -129


Site Address Land between Station Road and Cow Lane,Tring

Area (ha) 2.5







Affects key environmentaldesignation(s)? Chilterns Area of Outstanding Natural Beauty.


Greenfield site located within the Green Beltand AONB. Would form a prominent extensionof the built up area. Level of housing wouldput pressure on local services in tring,particularly schools. Contrary to the draft Eastof England Plan and subsequent PanelReport, which do not support the release ofGreen Belt land around Tring for housing, orthe expansion of this settlement toaccommodate new growth.



Greenfield site within the Green Belt. InquiryInspector considered that the site would lie ata distance from the town centre andemployment area. Localinfrastructure/services capacity problem.Potential imbalance between housing andemployment opportunities locally.


Contrary to key environmental designation.Consider further the need for proposed use /designation and relative priority. Could onlybe progressed through Core Strategy DPD, ifoverriding need.

- -130


Site Address Land south of Park Street, Tring

Area (ha) 0.15

Current Use Open and largely wooded



Identified by Landowner representation (considered atLocal Plan Inquiry)





Greenfield site located within the Green Belt.Loss of attractive rural buffer on edge of town.Built development would detract fromcharacter of AONB. Level of housing is likelyto put additional pressure on local services inTring, particularly schools. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Tring forsignificant housing, or the expansion of thissettlement to accommodate new growth.


Sustainability ConclusionGreenfield site within the Green Belt. Localinfrastructure/services capacity issue.Potential imbalance between housing andemployment opportunities locally.

Next steps recommendedContrary to key environmental designation.Exceptional reasons would need to beestablished for the site to be taken forward toPreferred Options stage

- -131

Town Centre to Residential


Site Address Cattle Market site, Tring

Area (ha) 0.5

Current Use Public car park, Tring Market and TringAuction.



Identified by Housing proposal site in Deposit draft ofDacorum Borough Local Plan 1991-2011.





The site lies adjacent to the TringConservation Area. The proposal coulddisplace the Tring Market and auction, all ofwhich would be difficult to find alternative sitesfor. The site also includes the proposed TringMuseum. These assets are important to thevitality and viability of the town centre.


Sustainability ConclusionThis is located within a town centre wherethere is better scope for linked trips, theavailability of public transport and access to awider range of goods and services.

Next step recommendedConsider further the need for proposeduse/designation and relative priority and incontext of current proposed uses.

- -132

Leisure to Residential


Site Address Land at Miswell Lane, Tring

Area (ha) 1.2

Current Use Open, rough grass land.



Identified byObjection to Leisure Proposal Site in the LocalPlan (considered at previous Local PlanInquiry)





The site lies adjacent to existing open space.Development would separate existing areas ofpublic open space. The Council has beenseeking to secure use of land as public openspace and development of site for housingwould prevent this. Access would impact onmature trees along eastern boundary.Council’s approach has been supported atmore than one local inquiry



This site lies within the settlement and isreasonably well located in relation to localfacilities. This is outweighed by the loss ofimportant open land that is well placed tomeet the identified recreational needs of thesurrounding residential areas and tocontribute to the character of the area.

Next step recommended Do not progress further.

- -133


Site Reference T/h1

Site Address Rear of Western Road / Goldfield Road

Area (ha) 0.8ha (of which 0.6ha remains undeveloped)

Current Use Employment / vacant


Potential site capacity 25-30 units (on remaining site)

Identified by Tring Town Council





Time-scaleConcept Statement relating to redevelopmentof site for residential purposes adopted byBorough Council in February 2006. Planningapplication received for part of the site.

Sustainability ConclusionPreviously developed land within a secondarysettlement. Close to local shops andamenities.

Next steps recommended Consider further through Site AllocationsDPD. Progress to Preferred Options.

- -134

Site Reference T/h7

Site Address Akeman Street General Employment Area

Area (ha) 1.1 (approx)

Current Use General Employment Area

Proposed Use Residential, possibly with some live-workunits.

Potential site capacity 30-50



Type of site 3, 7(b)


Key land use issues raisedMay require redevelopment of Icknield WayEmployment Area leading to incursion intoGreen Belt (see T/e1).



Accessible location near the town centre,schools and bus services. Modern premiseswith more suitable access to be provided onedge of town. Live-work units would besustainable.


- -135

Site Reference T/h8

Site Address Brook Street General Employment Area

Area (ha) 1 (approx).

Current Use General Employment Area.

Proposed Use Residential, possibly with live-work units.




Type of site 3, 7(b)


Key land use issues raisedLoss of small, comparatively inexpensiveindustrial units. May require redevelopment ofIcknield Way Employment Area leading toincursion into Green Belt (see T/e1).



Accessible location near the town centre,schools and bus services. Modern premiseswith more suitable access to be provided onedge of town. Live-work units would besustainable.


- -136

Site Reference T/h9

Site Address Miswell Lane

Area (ha) 0.8ha

Current Use Undeveloped

Proposed Use

Currently proposed for extension of existingestate for business, industry or storage anddistribution uses. Consideration could begiven to its redevelopment for residential use,subject to satisfactory alternative provisionbeing made (T/e 1)


Identified by Existing proposal site in current Local Plan(proposal site E6)





Time-scale

Current unimplemented Dacorum BoroughLocal Plan 1991-2011 Employment ProposalSite. Could be brought forward at any timesubject to planning requirements outlined inLocal Plan.


Next steps recommendedCurrent unimplemented Dacorum BoroughLocal Plan 1991-2011 Employment ProposalSite. Consider further though Site AllocationsDPD. Progress to Preferred Options stage

- -137

EMPLOYMENT

Green Belt to Employment

Site Reference T/e1

Site Address Land adjacent to Icknield Way GeneralEmployment Area

Area (ha) 2


Proposed Use Employment






None. Close to Area of Outstanding NaturalBeauty however.

Key land use issues raisedExtension of built-up area of Tring, tocompensate for reallocation/redevelopment ofemployment land within the town. See alsoT/h4.



Proposal would be on the edge of Tring whichmay encourage greater car use. Overallpotential reduction of heavy traffic in towncentre. Retains local employmentopportunities.


- -138

Site Reference T/e2

Site Address Land between Marshcroft Lane and StationRoad, Tring

Area (ha) 13.3 ha


Proposed UseA business park (site has also been putforward for residential development, see siteT/h 6)


Identified by Landowner at previous Local Plan Inquiry





Located within the Green Belt and an Area ofArchaeological Significance. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Tring forexpansion of this settlement to accommodatenew growth.

South West Hertfordshire Employment SpaceStudy (January 2005) does not highlight theneed for significant new employment landwithin Tring



A Greenfield site within the Green BeltIn the previous Local Plan Inquiry theHighways Authority considered that thedevelopment would have a detrimental impacton the highway network surrounding the site.The Local Plan Inspector also concluded thatno further allocated employment land isrequired in Tring to serve a local employmentneed. The site is accessible by publictransport and within reasonable distance ofTring railway station.

Next steps recommendedConsider further the need for proposed use /designation and relative priority. Could onlybe progressed through Core Strategy ifoverriding need.

- -139

Site Reference T/e3 (linked to T/L1)

Site Address Dunsley and Cow Lane Farms, Tring

Area (ha) 40


Proposed Use Mixed use development including housing,employment and leisure uses


Identified by Landowners at previous Local Plan Inquiry





Located within the Green Belt. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Tring forexpansion of this settlement to accommodatesignificant new growth. Would have asignificant visual impact on the town, as this isa key gateway area.


Sustainability ConclusionSite within easy access of town centre,although some distance from railway stationand existing employment areas.

Next steps recommended Consider further the need for proposed useand relative priority.

- -140

RETAIL

Retail/Local Centres to Mixed Use

Site Reference T/r1

Site Address Cattle Market and The Forge car park,Tring

Area (ha) 1.3

Current Use Public car park, Tring Market and TringAuction.

Proposed Use Small supermarket

Potential site capacity 700 sq m net






The site falls within the Tring ConservationArea and there would therefore be issues ofaccommodating a modern food store in ahistoric environment. The scheme may provedifficult to justify early in the Plan period, givencurrent vacant Budgens store elsewhere intown centre. The proposal could displacepublic car parking and the Tring Market andauction, all of which would be difficult to findalternative sites for. The site also includes theproposed Tring Museum. These assets areimportant to the vitality and viability of thetown centre.



This is located within a town centre wherethere is better scope for linked trips, theavailability of public transport and access to awider range of goods and services. Potentialto include a mix of uses as well (e.g.

- -141

residential above).

Next step recommendedConsider further the need for proposeduse/designation and relative priority and incontext of other current proposed uses.

- -142



Site Reference T/L1 (linked to T/e3)

Site Address Dunsley and Cow Lane Farms, Tring

Area (ha) 40


Proposed Use Mixed use development including housing,employment and leisure uses


Identified by Landowners considered at previous LocalPlan Inquiry





Located within the Green Belt. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Tring forexpansion of this settlement to accommodatenew growth. (See T/e3)



It is unclear whether the leisure space is tomeet the needs of the proposed residentialand employment uses or the existing widercommunity. Open uses are likely to beappropriate in this location but do notnecessarily need specific allocation. (Para12.33.18 Inspectors Report)

Next steps recommended Consider further the need for proposed leisureuse and relative priority.

- -143

Site Reference T/L2

Site Address Land at Hastoe Lane/Park Road, Tring

Area (ha) 3.6


Proposed Use Leisure Space


Identified by Local Plan Inquiry


Type of site


Key land use issues raisedAlthough it is located in the Green Belt andChilterns AONB, the policy framework wouldallow the development of a variety of outdoorleisure uses.


Sustainability ConclusionAt the inquiry it was not indicated how andwhen the leisure space would be developed. Itis perhaps only likely to occur in associationwith some other form of development.

Next steps recommended Consider further the need for proposed use,and implications for the AONB.

- -144

Site Reference T/L3

Site Address Land west of Cow Lane

Area (ha) 40

Current Use Farmland

Proposed Use Leisure, including sport pitches


Identified by Private Sport Clubs – suggested new proposalsite, during the previous Local Plan Inquiry.


Type of site 1, 4a, 5,6,7b


Key land use issues raised Site located within the Green Belt. Relativeneed for additional sport pitches.



Government advice in PPG2: Green Beltsallows minor development or redevelopmentto take place in association with the sportsuse. The size of the site seems to be excessof what is reasonably required.

Next steps recommended Consider further through Site Allocations DPDif needed.

- -145

Site Reference T/L4

Site Address Land east of Cow Lane

Area (ha) 1.1

Current Use Rugby Club

Proposed Use Extension to Tring Rugby Union Football Clubfacilities


Identified byTring Rugby Union Football Club – suggestednew proposal site considered during the LocalPlan Inquiry.


Type of site 1, 4a, 5,6,7b


Key land use issues raised The site is in the Green Belt and the ChilternsAONB sensitive landscape

Time-scaleNot known, but since Local Plan Inquiry in2002, planning permission was granted forextension to the clubhouse and car park in2004.


Government advice in PPG2: Green Beltsallows minor development or redevelopmentto take place in association with sports use.May be able to accommodate withinlandscape constraints.

Next steps recommended Consider further through Site AllocationsDPD, if needed.

- -146

TRANSPORT

Green Belt to Transport

Site Reference T/t1

Site Address Land adjacent to Tring Station car park,Station Road, Tring

Area (ha) 1.03

Current Use Reinstated farmland/Temporary car park.

Proposed Use Permanent station car park

Potential site capacity 203 spaces

Identified by Network Rail


Type of site 1, 4(b), 5, 6



Tring Station Gateway project seeks stationredevelopment, improving accessibility,encouraging sustainable tourism, with modalshift away from car use by commuters.Existing car park to be decked in 2008,increasing capacity. Increased pressure likelyfrom development at Pitstone.

Time-scale None

Sustainability ConclusionAdditional car parking without improvementsto sustainable travel facilities would beunsustainable.

Next steps recommended Consider need for proposed use and relativepriority.

- -147

BOVINGDON

RESIDENTIAL


Site Reference Bov/h1

Site Address Land at Duckhall Farm, Bovingdon

Area (ha) 3.9 ha

Current Use Green Belt . Agricultural including existingfarm buildings of Duckhall Farm


Potential site capacity 117 (specified by the landowner based on 30dwellings/ha)

Identified by Tim Warrell MRICS Horstonbridge PropertyDevelopment


Type of site 1, (part 2), 4(a), 5



Located within the Green Belt Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Bovingdonfor significant housing, or the expansion of thissettlement to accommodate new growth



Predominately Greenfield site within theGreen Belt. Relatively accessible to villagecentre facilities and services. Inspector atprevious Local Plan Inquiry considered thatthe village had reached capacity and alreadysuffers from severe traffic congestion.


- -148


Site Address Land off Louise Walk, Green Lane,Bovingdon

Area (ha) Specified as 1.8ha appears to be larger (2.2ha)

Current Use Stables, cultivated area, and grazing.

Proposed Use Residential.


Identified by Mrs M P and Mr E J West


Type of site 1, 2, 3, 4(a), 5, 7(c)



Would result in anomalous extension of built-up area into Green Belt. Considered andrejected as part of larger area (Land at LouiseWalk and Yew Tree Drive – 6.5 ha) at 2001Local Plan Inquiry (Inspector’s Report paras.4.27.4 – 4.27.7).

Time-scale None


Bovingdon has reached capacity to cope withadditional development at present (Inspector’sReport para. 4.27.3). Little scope for primaryschool to expand, significant traffic andparking congestion in village centre (para.4.27.2 of Inspector’s Report).

Next steps recommendedConsider part of site within settlementboundary further, through Site AllocationsDPD.

- -149


Site Address Little Gables, Long Lane, Bovingdon

Area (ha) 0.035

Current Use Residential garden



Identified by DA Malden


Type of site 1, 4(b), 5, 7(c)


Key land use issues raised Development in the Green Belt. Site hasinsufficient capacity to merit allocation.


Sustainability ConclusionThe site is very poor from a sustainability pointof view, being in a ribbon development welloutside Bovingdon Village Centre.

Next steps recommendedDo not consider further. More appropriate toprogress as planning application, but unlikelyto be successful under current national GreenBelt policies.

- -150

Site Reference Bov/h 4

Site Address Land at Middle Lane, Bovingdon

Area (ha) 2.8 ha

Current UseDerelict land (former RAF base linked toBovingdon Airfield.) Currently used fordumping, fires and storing manure

Proposed UseResidential for affordable housing, executivehomes or a mixture of tenure depending onlocal needs

Potential site capacity 84 dwellings (based on 30 dwellings/ ha)

Identified by Steven Cook, Landowner





Located within the Green Belt. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Bovingdonfor significant new housing, or the expansionof this settlement to accommodate newgrowth. Allocation to meet an identified localhousing need could be considered.

Time-scale Unspecified


Located in the countryside in the Green Belt.Not within easy reach of local services,employment and facilities. Inspector atprevious Local Plan Inquiry considered thatthe village had reached capacity and alreadysuffers from severe traffic congestion.


- -151


Site Address Land at Shantock Hall Lane, Bovingdon

Area (ha) 23 ha

Current Use Area of generally open countryside but with afew scattered commercial units.



Identified byLandowner representation to Deposit draft ofthe current Local Plan (considered at previousLocal Plan Inquiry)





Located within the Green Belt and at adistance from the village envelope. Level ofhousing would be poorly related to existingbuilt-up area and would severely burden localservices in Bovingdon. Contrary to the draftEast of England Plan and subsequent PanelReport, which do not support the release ofGreen Belt land around Bovingdon forsignificant housing, or the expansion of thissettlement to accommodate new growth.Rejected by Local Plan Inquiry Inspector.



Greenfield site within the Green Belt. InquiryInspector considered that the site wouldrepresent an isolated and unsustainablelocation for housing, and that Bovingdon wasnot a suitable location for major development.

Next steps recommendedGiven the scale of the proposal and the lack ofexceptional circumstances to warrant newbuilding, it is recommended that thesuggestion should not be progressed further.

- -152


Site Address Land at Grange Farm, Bovingdon

Area (ha) 14.5






Type of site 1, 4(a), 5, 7(c)



Located within the Green Belt, on the edge ofBovingdon and at a significant distance fromthe village centre. Level of housing wouldrepresent a major extension of the existingbuilt-up area, and would severely burden localservices in the village. Contrary to the draftEast of England Plan and subsequent PanelReport, which do not support the release ofGreen Belt land around Bovingdon forhousing, or the expansion of this settlement toaccommodate new growth. Rejected by LocalPlan Inquiry Inspector.



Greenfield site within the Green Belt. LocalPlan Inquiry Inspector considered that the sitewould be remote from local facilities and thatBovingdon was not a sustainable location formajor development.

Next steps recommendedGiven the scale of the proposal and the lack ofexceptional circumstances to warrant newbuilding, it is recommended that thesuggestion should not be progressed further.

- -153


Site Address Land at Long Lane, Bovingdon

Area (ha) 0.5

Current UseOvergrown site previously occupied by formerbuildings and structures associated withBovingdon Airfield.








Located within the Green Belt and at adistance from the village envelope. Site wouldconsolidate sporadic development along LongLane. Contrary to the draft East of EnglandPlan and subsequent Panel Report, which donot support the release of Green Belt landaround Bovingdon for housing, or theexpansion of this settlement to accommodatenew growth. Housing site rejected by LocalPlan Inquiry Inspector on several otheroccasions.



Now regarded as a greenfield site within theGreen Belt (past buildings being largelyremoved many years ago). Local Plan InquiryInspector considered that the site was not asustainable location for housing.


- -154

EMPLOYMENT

Green Belt to Employment

Site Reference Bov/e 1

Site Address Land Between Ley Hill Road and BakersWood, Bovingdon

Area (ha) 14 ha


Proposed Use Employment land

Potential site capacity 1,500 jobs (specified in the Inspectors Report)

Identified by Landowner at previous Local Plan Inquiry





Located within the Green Belt. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Bovingdonfor significant expansion of this settlement



Greenfield site in the Green Belt. Relativelyaccessible to local centre and public transporthowever as outlined in the Inspectors report.The development would provide for far morejobs than necessary to serve the local areatherefore would be likely to result insubstantial in-commuting from outsideBovingdon.


- -155



Site Reference Bov/L1

Site Address Bovingdon Airfield, Bovingdon

Area (ha) -

Current Use Disused Airfield

Proposed Use Drive in cinema

Potential site capacity 400 car drive in cinema

Identified by James Russell


Type of site 1, 2, 4a, 5, 7c


Key land use issues raisedTraffic impact. A form of development thatwould usually be considered inappropriate inthe Green Belt. Conflict with cinema use intowns.



The use requires customers to use cars. Thiswill result in extra demand on local roads, andlead to congestion at film start and endingtimes. The screen would be a source lightpollution in the Green Belt. Alternative siteswithin towns are better placed toaccommodate cinema going or the watchingof films. No evidence of overriding need isavailable.

Next steps recommendedBecause this is inappropriate development inthe Green Belt, it is recommended that thisproposal is not progressed further.

- -156

SOCIAL/COMMUNITY

Amend Existing Major Developed Site in the Green Belt Designation

Site Reference Bov/c1

Site Address Bovingdon Prison, Chesham Road,Bovingdon

Area (ha) Not known

Current Use Social and Community use - Prison

Proposal

Request consideration to be given to thepotential opportunity to extend the Prison andthe extension of the current boundaries of theMajor Developed Site in the Green Beltdesignation


Identified by Lambert Smith Hampton on behalf of NationalOffender Management Service (NOMS)


Type of site 2, 4 (a), 7(c)



Impact upon the openness of the Green Belt,through expansion of existing development.Potential increase in traffic movements to andfrom the sight. Impact on adjacent residentialarea. See Site Allocations Issues and OptionsPaper – Chapter 1

Time-scaleNot known although there are no immediateplans for expansion the amended designationwould allow for the growth of the site ifrequired in the future.

Sustainability ConclusionSocial and community use. Relativelyaccessible to public transport – on bus routebetween Chesham and Hemel Hempstead.Potential to create new job opportunities


- -157

KINGS LANGLEY

RESIDENTIAL


Site Reference KL/h3

Site Address Rectory Farm, Kings Langley

Area (ha) 7.4

Current Use Former turkey and fruit (PYO) farm, now incommercial use


Potential site capacity 150 (likely to include substantial area of openspace).

Identified by Hives Planning


Type of site 1, 2, 4(b), 5, 7(c)



Considered at both Local Plan Inquiries. 3 hain 1993 (Inspector’s Report paras. 3.168-3.171). Proposal H55 in Deposit Draft (3 ha,80 units) rejected by Inspector. Concerns recoalescence of Kings Langley with Nash Mills,effect on character of area, and capacity oflocal infrastructure (Inspector’s Report para.7.48.9).



Reasonable standard of public transport andaccessible to local shops. Nature of local roadnetwork (especially Common Lane) meansparents likely to drive children to primaryschool. Very little spare capacity at primaryschool (paras. 7.48.16 – 7.48.18 of Inspector’sReport). Flood risk requires investigation(paras. 7.48.29-7.48.30 of Inspector’s Report).

- -158


Possibly reconsider Previously DevelopedLand (ex turkey sheds) but even this wasrejected by the 1993 Inspector in view of thestrategic importance of the existing gap.Consider further the need for the proposeduse/designation and relevant priority.

- -159


Site Address Land at Rucklers Wood, Rucklers Lane,Kings Langley

Area (ha) 0.2

Current Use Woodland


Potential site capacity Depends on extent of woodland retained. Tobe in keeping with area, may be as low as 3.

Identified by JB Planning Associates


Type of site 1, 4 (b) and 5.


Wildlife site (75/007 The Nucket) – ancientsemi-natural woodland.

Key land use issues raised Expansion of settlement at Rucklers Lanereducing openness of Green Belt.


Sustainability ConclusionNot a sustainable location. Shop at junction ofRucklers Lane closed. Car use essential. Alsoloss of woodland.

Next steps recommended Contrary to key environmental designations.Do not progress to Preferred Options stage.

- -160


Site Address Hill Farm, Love Lane

Area (ha) Not known

Current Use Greenfield (barns)

Proposed Use Conversion of buildings

Potential site capacity Not known – potential barn conversion



Type of site 4a, 5, 7c


Key land use issues raised Located within the Green Belt, and limitedaccess to local shops and facilities


Sustainability Conclusion Situated within the Green Belt with limitedinfrastructure

Next steps recommendedConsider further the need for proposed use /designation and relative priority. Conversioncan be considered through existing Local Planpolices.

- -161



Site Address Sunderlands Yard, Church Lane, KingsLangley


Current Use Unidentified employment land within aresidential area

Proposed Use Residential.




Type of site 2, 3, 7(c)


Key land use issues raisedLoss of unidentified employment land. Yardnoted as having caused environmentalproblems in the past.


Sustainability ConclusionPreviously developed land, close to shops andfacilities. Potential to provide for small /affordable residential units.


- -162


Site Address Ex Kings Langley Building Supplies site,The Nap, Kings Langley

Area (ha) 0.16

Current Use Builders yard within a residential area.



Identified by Councillor Alan Anderson / Kings LangleyResidents Association




Key land use issues raised Loss of unidentified employment land


Sustainability ConclusionPreviously developed land, close to shops andfacilities. Potential to provide for small /affordable residential units.

Next Steps Recommended Consider further through Site AllocationsDPD.

- -163



Site Reference KL/L1

Site Address Rectory Farm, Hempstead Road, KingsLangley

Area (ha) Proposed site boundaries not given assumedas 6ha from draft Local Plan


Proposed Use Leisure use – informal open space


Identified byCouncillor Alan Anderson, (Considered at theLocal Plan Inquiry into the Deposit draft LocalPlan in the context of a proposal for housingand open space).


Type of site 1, 4 (a)

Affects key environmentaldesignation(s)? Edge of the flood zone

Key land use issues raisedOpen space would benefit the village and helplimit outward expansion. Current use isacceptable in the Green Belt


Sustainability ConclusionInformal open space usage would equallyprevent coalescence, as does the current use:however, there would be an opportunity toenhance a wildlife corridor.

Next steps recommended Consider the need for proposed use further inthe Site Allocations DPD.

- -164

Site Reference KL/L2

Site Address Rucklers Wood, Rucklers Lane, KingsLangley

Area (ha) 0.2

Current Use Woodland

Proposed UseProtected for open leisure use, to compensatefor the potential loss of the barns at Hill Farm,Love Lane going Green Belt to Residential




Type of site 1, 4 (b) and 5.


Wildlife site (75/007 The Nucket) – ancientsemi-natural woodland.

Key land use issues raised Whether leisure designation is required inaddition to existing Green belt designation


Sustainability Conclusion N/A as no change in actual use proposed forsite, which would remain as woodland.

Next steps recommended Consider further the need for the proposeduse / designation and relative priority

- -165

HISTORIC HERITAGE

Site Reference KL/hh1

Site Address Rucklers Lane Flint Bungalows

Area (ha) Unknown

Current Use Residential

Proposed Use Designate as a Conservation Area




Type of site 1


Key land use issues raised Whether Conservation Area status is merited.


Sustainability Conclusion May help protect distinctive development.


Designation of conservation areas comesunder separate legislation and cannot beconsidered through the Local DevelopmentFramework. Consider further the proposeddesignation jointly with Conservation.

- -166

MARKYATE

RESIDENTIAL


Site Reference M/h3

Site Address Foxdell Farm, Luton Road, Markyate

Area (ha) 1.8 ha

Current Use Agriculture and farm buildings







Key land use issues raisedIsolated site in Green Belt at a distance fromMarkyate village centre. Would erodeimportant open gap between Markyate andLuton.


Sustainability ConclusionInspector considered site to be anunsustainable location for housing due to itsremoteness from local facilities and services.

Next steps recommended Do not progress in view of the isolatedlocation.

- -167

Site Reference M/h4

Site Address Dammersey Close, Markyate

Area (ha) 6.2

Current Use Open fields



Identified by Inspector’s Report to Local Plan




Key land use issues raisedGreenfield site in Green Belt. Located at adistance from local village facilities. Potentialimpact on Ver Valley and prominence along

Time-scale Likely to be medium to long term.

Sustainability ConclusionInspector considered site to be anunsustainable location for housing due to itsremoteness from local facilities and services.


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Site Reference M/h5

Site Address Land at Wesley Road, Albert Street

Area (ha) 0.05ha

Current Use Residential

Proposed Use Residential (redevelopment)

Potential site capacity Proposed for 5 units in Deposit draft of currentLocal Plan

Identified byIdentified as a Housing Proposal Site inDeposit Draft of Dacorum Borough Local Plan1991-2011. Considered by Inspector at PublicLocal Inquiry.





Within Markyate Conservation Area. LocalPlan Inquiry Inspector recommended itsdeletion from the plan due to the small size ofthe site and the impact of development uponexisting parking problems in the village centre.

Time-scaleNot known, although Inspector considered it tohave little realistic prospect of coming forwardwithin the plan period i.e. before 2011

Sustainability ConclusionVillage centre location. Good access to localservices and bus routes – although these arelimited.

Next steps recommended Consider further the need for the proposeduse / designation and relative priority.

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Rural Area to Residential

Site Reference M/h1

Site Address Cheverells Green, near Markyate


Current Use Rural Area

Proposed Use Residential - Affordable Housing


Identified by Mr Squires, Chartism Housing Association Plc


Type of site 1, 4 (a), 6, 7(c)


Key land use issues raised The level of local housing need requiresthorough assessment.



Greenfield site within the Rural area. Wouldprovide affordable housing although advicerequired from Housing Enabling Manager re:level of local demand and sustainability oflocation. Not within close reach ofemployment or local services and facilities.Poorly accessible by public transport


Contrary to a key environmental designation.Consider the need for proposed use and itsrelative priority in the context that clear andspecific housing needs can be identified inMarkyate. Consider through Site AllocationsDPD if necessary.

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Site Reference M/h 6

Site Address Land at Buckwood Road, Markyate (southside)

Area (ha) 0.8




Identified byDacorum Borough Council in a draft of thecurrent Local Plan (considered at Local PlanInquiry)





Greenfield site located within the ChilternsAONB. Would form a prominent extension ofthe built up area on valley side. Potential lossof hedgerow along road frontage. Additionaltraffic may be difficult to accommodatebecause of narrow road junction to HighStreet. Rejected by Local Plan InquiryInspector.


Sustainability ConclusionImpact on the landscape of the Chilterns Areaof Outstanding natural Beauty. Reasonablywell related to local facilities.


Contrary to key environmental designation.

Consider the need for proposed use and itsrelative priority in the context that clear andspecific housing needs can be identified inMarkyate. Consider through Site AllocationsDPD if necessary.

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Site Address Land at Buckwood Road (north side) andCavendish Road, Markyate

Area (ha) 0.94




Identified byDacorum Borough Council in a draft of thecurrent Local Plan (considered at Local PlanInquiry)



Affects key environmentaldesignation(s)? Chilterns Area of Outstanding Natural Beauty.


Greenfield site located within the ChilternsAONB. Would form a prominent extension ofthe built up area on valley side. Potential lossof existing landscaping features. Additionaltraffic may be difficult to accommodatebecause of narrow road junction to HighStreet. Rejected by Local Plan InquiryInspector.


Sustainability Conclusion Impact on AONB. Reasonably well related tolocal facilities.


Contrary to key environmental designation.


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Site Address Land at Cheverells Green, Markyate (westside)

Area (ha) 1 ha






Type of site 1, 4(a), 7(c)

Affects key environmentaldesignation(s)? None (but lies immediately adjacent to AONB)


Greenfield site located within the Rural Areaand lying immediately adjacent to theChilterns AONB. Would form a prominentextension of the built up area into opencountryside, and could prove damaging to thecharacter of Cheverells Green. Not welllocated in relation to local facilities. Additionaltraffic may be difficult to accommodate due tosub standard junction with High Street.Rejected by Local Plan Inquiry Inspector.


Sustainability ConclusionPoor location for local facilities. Local PlanInquiry Inspector considered that the sitewould not constitute a sustainable location forhousing.



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Open Land to Residential


Site Address Land rear of Pickford Road, ClevelandRoad, Sursham Court and Farrer Top

Area (ha) 1.57

Current Use Open Space








Loss of large trees and hedgerows(Inspector’s Report para. 7.49.8). Accessdifficulties (Inspector’s Report, para. 7.49.9).Replacement open space required.Residential development would occupy asmall part of site only.



Well located in relation to village centre whichcan meet most day to day needs (Inspector’sReport, para 7.49.13) However, Markyate isnot a particularly sustainable location due topoor level of public transport, lack of asecondary school and the limited services andfacilities available in the village (Inspector’sReport, para.7.49.5). Environmental impactwould have to be outweighed by clearevidence of local housing need.



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Site Reference M/h2

Site Address Hicks Road / A5, Markyate


Current Use Employment (Markyate General EmploymentArea)



Identified by Aitchison Raffety on behalf of one of theowners


Type of site 2,3,7(c)


Key land use issues raisedLoss of employment land (Markyate GEA).Loss of employment land should beconsidered in the context of the emerging eastof England Plan.

Time-scale Not known, although site noted by agent ascurrently under-utilised.

Sustainability ConclusionCentral location within the village. Good linksto main road network, although poorly servedby public transport.


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TRANSPORT

Rural Area to Mixed Transport/Community

Site Reference M/t1 a&b

Site Address Land at Pepsal End to East and West ofM1, south of Luton

Area (ha) Not known

Current Use Open Land - Green Belt

Proposed Use

Airport surface car park, a coach station, parkand ride (1700 spaces, for Luton) a universitycampus, a health care campushotel/conference facilities, with possiblelimited residential (NOTE: part of this site inlocated within South Beds district counciland St Albans City and District)


Identified bySite identified as part of a Landowner Seminarundertaken by South Beds. Land in ownershipof Savills




Key land use issues raised Site is located within the Green Belt

Time-scale None specified


Greenfield rural location. Sited on maintransport route. Would require furtherinformation from south beds such as publictransport links, park and ride facilities etc. Thesite does not relate well to the existingsettlement of Luton. Would provide newhealth and education facilities.


Potential future growth of Luton Airportcurrently under consideration by CentralGovernment. Masterplan relating to growth ofsite currently being prepared by airportauthority. This has been subject of publicconsultation during 2005. Due for publicationearly 2007.

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OTHER SETTLEMENTS

RESIDENTIAL


Site Reference O/h2

Site Address The Twist, Wigginton

Area (ha) 0.7


Proposed Use Affordable Housing

Potential site capacity 25 (Approx. based on 35 dwellings perhectare)



Type of site 1, 4a, 5, 7d

Affects key environmentaldesignation(s)? Area of Outstanding Natural Beauty


Located within the Green Belt and an Area ofArchaeological Significance. Contrary to thedraft East of England Plan and subsequentPanel Report, which do not support therelease of Green Belt land around Wiggintonfor housing, or the expansion of thissettlement to accommodate new growth.Case would have to be made to justifydevelopment in context of meeting localhousing need.



A greenfield site within the Green Belt withlimited infrastructure but could provide ruralaffordable housing. Advice required fromHousing Enabling Manager regarding scale oflocal need and appropriateness of location

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Consider further the need for proposed use /designation and relative priority in context ofSite Allocations DPDs. Progress in partdependent on Government advice inPPG3:Housing – current advice is that “ruralexceptions site” for affordable housing can beshown in the development plan.

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Site Reference O/h6

Site Address Bourne End Lane, Bourne End

Area (ha) 0.53

Current Use House and greenfield land


Potential site capacity 19 (Approx. based 35 dwellings per hectare)

Identified by Tony Horsfall


Type of site 2, 5


Key land use issues raised Located within the Green Belt, with limitedlocal facilities.



Largely a greenfield site within the Green Belt.Bourne End is not a defined village and haslimited infrastructure. Site could provide localrural affordable housing. Advice required fromHousing Enabling Manager regarding scale oflocal need and appropriateness of location


Consider further the need for proposed use /designation and relative priority in context ofSite Allocations DPDs. Progress in partdependent on Government advice inPPG3:Housing – current advice is that a “ruralexceptions site” for affordable housing can beshown in the development plan.

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Site Reference O/h8

Site Address Kings Lane, between Langley Road andend of Nunfield

Area (ha) 1




Identified by S Seager


Type of site 1, 4(b), 5, 7(d)



Inspector considered that the field isseparated from the built-up area by thehighway and a stout hedge, and forms part ofthe open countryside surrounding thesettlement. Serious encroachment intocountryside (Inspector’s Report para.4.42.42). Also partly within ChipperfieldConservation Area.



Close to village centre and facilities(Inspector’s Report para. 4.42.42). Howevergeneral point about Chipperfield should benoted: Inspector considered that site was nomore sustainable than others put forward. Thevillage was some distance from a major urbancentre, local bus services were relativelyinfrequent and there was a lack of localemployment opportunities. (Inspector’s Reportpara. 7.63.12).

Next steps recommended Do not progress to Preferred Options forreasons stated above.

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Site Reference O/h9

Site Address Ackwell Simmons Ltd, Chapel Croft

Area (ha) 0.67

Current Use Commercial storage



Identified by Mr P Radford


Type of site 1, 2, 4(a), 5, 7(d)



Considered at Local Plan Inquiry. Proposalwould result in significant increase in size ofvillage, put pressure on existing facilitiesespecially the school and increase traffic onnarrow local roads (Inspector’s Report para.7.63.13). Development of remainder ofpredominantly open site would harm GreenBelt, erode rural character and developmentof western part would detract from characterof Chipperfield Conservation Area (Inspector’sReport para. 7.63.11). Extant permission in2001 for two dwellings. Since then, permissiongranted (4/00274/03) for three dwellings.



Inspector considered that site was no moresustainable than others put forward. Thevillage was some distance from a major urbancentre, local bus services were relativelyinfrequent and there was a lack of localemployment opportunities. (Inspector’s Reportpara. 7.63.12).

Next steps recommended Do not progress to Preferred Options forreasons stated above.

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Rural Area to Residential

Site Reference O/h4

Site Address Land at Grange Road, Wilstone

Area (ha) 0.2 ha

Current Use Landscaped open space


Potential site capacity 8 (based on 40 dwellings/ha)

Identified by Dacorum Borough Council Housing EnablingManager


Type of site 1, 3, 7(d)



The site is located within a conservation areaand an area of archaeological significance.Consideration needs to be given as towhether the land serves any amenity value.Potential provision of affordable housing tomeet locally generated needs.

Time-scale None specified


Located within a small village in the rural area,therefore not easily accessible to a wide rangeof facilities or services. However a verylimited development may help to maintain theexisting viability of the settlement. Possiblelocation for provision of affordable housing.


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Site Reference O/h5

Site Address Grange Road, Wilstone

Area (ha) 1.6

Current Use Agricultural Land


Potential site capacity 56 (Approx. based on 35 dwellings perhectare)

Identified by Lynn Dumpleton


Type of site 1,4(a), 7(d)


Key land use issues raisedLocated within the Rural Area. To develop asite of this size would be contrary toGovernment advice in PPS7.



Countryside greenfield site. The area haslimited infrastructure to support a site of thissize. Possibility of using a smaller area formarket and/or affordable housing. Advice isrequired from Housing Enabling Managerregarding scale of local need andappropriateness of location for affordablehousing.

Next steps recommendedConsider further the need for proposed use /designation and relative priority on the basisof a smaller site in Site Allocations DPD.

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Site Reference O/h7

Site Address Wilstone Bridge, Tring Road, Wilstone

Area (ha) 0.4 ha

Current Use Grazing



Identified by British Waterways


Type of site 1, 4(b), 7(d)

Affects key environmentaldesignation(s)? Adjoins Wildlife Site


Extension of settlement. Was been rejectedby 1993 and 2002 Inspectors due to harm torural setting and poor relationship to village.Objections involved a change to thesettlement boundary (Inspector’s Reportspara. 2.53 and paras. 4.44.34 - 4.44.35respectively).


Sustainability Conclusion On edge of village. Possible to walk to school,shop, pubs. Poorly served by public transport.

Next steps recommended Consider further the need for the proposeduse and relative priority.

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Site Reference O/h1

Site Address Bourne End Mills, Bourne End

Area (ha) 4 ha

Current Use Employment

Proposed Use Residential or mix of residential andemployment.


Identified by Aitchison Raffety and Halpern on behalf ofHilstone Corporation.





Loss of designated employment land(Employment Area within the Green Belt).Intensification of use of land within the GreenBelt. Increased traffic flows. Potential changeto the boundary of a Major Developed Site inthe Green Belt.

Time-scaleNot known, although new landowners areunderstood to be considering potential futureoptions for the site.


Brownfield site, but with poor access to publictransport and other essential facilities. Accessto the site is currently via the slip road fromthe A41. If access onto Bourne End Lanewere to be opened up, this would haveimplications in terms of traffic flows anddisturbance for existing residents. BourneEnd has no significant existing facilities orservices, apart from those provided by theservice area. Although a bus route passesalong the A414, this is some distance from thesite. Proposed use could improve the visualappearance of the site and strengthen thelandscaped buffer, but could result in thedisplacement of existing businesses.

Next Steps Recommended Consider further the need for proposed use /designation and relative priority.

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Site Reference O/h3

Site Address Bourne End Mills, Bourne End

Area (ha) 4 ha

Current Use Employment

Proposed Use Residential (continuing care retirementcommunity)

Potential site capacity

Approximately 160 independent living careunits, a 40 bed nursing home (elderly frailpatients), a 15 bed nursing home (patientswho suffer from dementia), plus otherassociated uses such as key worker housingfor nursing staff, community centre, shop,restaurant, healthcare and leisure facilities.

Identified by Appleshaw Group Ltd


Type of site 2, 4, 5



Loss of designated employment land(Employment Area within the Green Belt).Intensification of use of land within the GreenBelt. Increased traffic flows. Potential changeto the boundary of a Major Developed Site inthe Green Belt.

Time-scaleNot known, although new landowners areunderstood to be considering potential optionsfor the site.


Brownfield site, but with poor access to publictransport and other essential facilities. Accessto the site is currently via the slip road fromthe A41. If access onto Bourne End Lanewere to be opened up, this would haveimplications in terms of traffic flows anddisturbance for existing residents. BourneEnd has no significant existing facilities orservices, apart from those provided by theservice area. Although a bus route passesalong the A414, this is some distance from thesite and is unlikely to be easily accessible forelderly residents. Proposed scheme wouldhowever provide some services on-site, suchas a restaurant and medical facilities, whichcould potentially be accessed by other local

- -186

residents.

Next steps recommended Consider further the need for the proposeduse / designation and relative priority.

- -187


Green Belt to Leisure/Tourism

Site Reference O/L1

Site Address Piccotts End Pumping Station

Area (ha) 0.6

Current Use Pumping Station

Proposed Use Hotel


Identified by Suggested through Local Plan Inquiry


Type of site 2, 4b, 5

Affects key environmentaldesignation(s)? Partly within the flood plain


Although the existing pumping station is asignificant building, the limited activity aroundthe site means that it does not have undueimpact on the visual amenity of the Green Beltcountryside. A hotel is likely to have a greaterimpact through increased activity. Otheropportunities for hotel development exist inHemel Hempstead.



A new hotel would be contrary to PPG 2 as itis inappropriate development in the GreenBelt. It would not relate particularly well toHemel Hempstead (the nearest mainsettlement)

Next steps recommendedThis is inappropriate development in theGreen Belt, with a potential significant impacton the Gade Valley. Do not progress toPreferred Options.

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TRANSPORT


Site Reference O/t1

Site Address Water End A4146

Area (ha) -

Current Use Open countryside, (Rural Area, Chilterns Areaof Outstanding Natural Beauty)

Proposed Use New single carriageway bypass


Identified by Hertfordshire County Council (TransportPolicy & Programme Scheme)


Type of site 1, 4 (b), 6


Chilterns Area of Outstanding Natural Beauty,effect on nature conservation (Wildlife Site)and Conservation Area

Key land use issues raisedPotential traffic generation from developmentoutside Dacorum could lead to increasedpressure on A4146. Impact on Rural Area andChilterns Area of Outstanding Natural Beauty.


Sustainability Conclusion Road building is no longer appropriate underthe latest Local Transport Plan regime.

Next steps recommendedAffects key environmental designation.Consider further the need for the proposedscheme and its relative importance.

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URBAN CAPACITY STUDY

SETTLEMENT PROFORMAS

- -190

Site Reference Various Sites Hemel Hempstead AW5(Area taken into account underRA(1)), 7, 8 Windmill Road; AW12 EastwickRow; AW29 Adeyfield Road; AW30Commons Lane(Area taken into accountunder RA(1)); AW34 Great Road(Area takeninto account under RA(1)); BEN7Reddings; BEN12 Candlefield Road; CH16,16a, Deaconsfield Road; CH18 SemphillRoad; CHA22 Chaulden Terrace; GH20Peterlee Court; HHC24 Bridge Street;HHC26 Moor End Road; HHC32 Cotterells;HHC47 Hillfield Road; HHC70, ChurchStreet; HSP48 Borrowdale Court; HSP53Sleddale; HSP63 Mimas Road; LG20 RantMeadow; LG38 Leverstock Green Road;WH5 Aragon Close; WH7 Kimpton Close.

Area (ha) 5.493 ha

Current Use Residential Area (1): Garage Courts/Publicand Private Care Parking


Potential site capacity 311.654 dwellings (taken from mid-point)

Identified by Urban Capacity Study




Key land use issues raised Intensification of residential use. Effect ofdisplaced parking.


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Sustainability Conclusion Previously developed land within residentialarea of settlement.


- -192

Site Reference Various sites, Hemel Hempstead

Site Address

APS5, 6, 7, 9, 23, 24, 38 London Road;APS16,17 Ebberns Road; APS27,32Featherbed Lane; AW1 Old House Road;AW28 Eastbrook Way; BEN30 Kimps Way;BOX20 Anchor Lane; CH15 St Albans Hill;CH23, Lawn Lane; GH52 Stevenage Rise;GH55 Turnpike Green; HHC33 StationRoad; HHC7,8 Bury Road; HHC11Adeyfield Road; HHC30 Cotterells; HHC37,74 Marlowes; HHC70a Allandale; HHC75Lockers Park Lane; HSP13,14 Queensway;HSP41 Catsdell/Fletcher Way; NM13 SappiNash Mills; WE25 Warners End Road.

Area (ha) 26.968 ha

Current Use Residential Area (2): Business/CommunityVenues, ongoing and vacant .


Potential site capacity 1382.55 dwellings (taken from mid-point)





Key land use issues raised Redevelopment of non-residential uses.

Time-scale 2006 - 2021



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Site Address

AE24 Berrymead; AE28 Stocks Meadow;AE31 Adeyfield Road; APS20 StoreyStreet; APS47 Roughdown Avenue; AW5Windmill Road (taken into account underRA(1); AW30 Adeyfield Road(taken intoaccount under RA(1); AW34 Great Road;BOX3 off Sunnyhill Gardens; BOX10Latchford Place; BOX16 Mayo Gardens;BOX22 Anchor Lane; BOX29 Green EndRoad; BOX30 Sebright Road; BOX41 PullerRoad; CH8 Johnson Court; CH23 LawnLane(Area taken into account underRA(2)); CH30 Dowling Court; LG36 GreenLane; LG40 Leverstock Green Road; N12New Road; NM10 Silverthorn Drive.

Area (ha) 6.568 ha

Current Use Residential Area (3): Gardens.


Potential site capacity 353.899 dwellings (taken from density mid-point)





Key land use issues raised Intensification of residential use.

Time-scale 2006-2021

Sustainability Conclusion Uses previously developed land withinresidential area of settlement.


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Site AddressAW12 Eastwick Row (Area taken intoaccount under RA(1)); HHC6 Templemead;HHC18 Bury Green; HSP1 Templemead;HSP2 Wheatfield; HSP8 Little Mims.

Area (ha) 1.473 ha

Current Use Residential Area (4): Landscaped amenityspace.







Key land use issues raised Intensification of residential use. Localisedimpact on character of area.


Sustainability ConclusionPart of the residential area in the settlementand thus considered as a more effective useof previously developed land.

Next steps recommended Consider further through Site Allocation DPD.Progress to Preferred Options stage.

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Site AddressBOX8 Woodland Avenue; CHA24 SchoolRow (Area taken into account under RA(7);HSP58 1 Jupiter Drive; NM14 BelswainsLane.

Area (ha) 4.031 ha

Current Use Residential Area (5): House and garden.







Key land use issues raised Intensification of residential use throughredevelopment.


Sustainability Conclusion Reuses previously developed land withinresidential area of settlement.


- -196


Site AddressAPS 35 High Ridge Road; HSP10 ApolloWay; HSP32 Typleden Close; HSP66Corner Farm, Redbourn Road.

Area (ha) 0.903 ha

Current Use Area (6): Amenity space regarded as openland.







Key land use issues raised Contribution of the open land to the characterand leisure needs of the locality.


Sustainability ConclusionLand not designated as open land in thecurrent Local Plan Proposals Map. Minor lossoutweighed by need for housing.


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Site Reference Various Sites, Hemel Hempstead

Site Address CHA24 School Row; HHC21 LeightonBuzzard Road.

Area (ha) 0.641 ha

Current Use Area (7): Community buildings andsurrounding space.







Key land use issues raised Contribution of the land to the leisure needs ofthe locality.


Sustainability ConclusionEach site would require an impactassessment regarding community and leisureuse.


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Site Reference Various sites, Berkhamsted

Site Address BC7a Manor Street; BE17 Kings Road;BE19 off High Street; BW1 Belton Road.

Area (ha) 0.424 ha

Current Use Residential Area (1): Garage Courts/Publicand Private Car Parking





Type of site 2, 3, 7 (b)






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Site Address

BC7 Manor Street; BC10 Lower KingsRoad; BC12 Chapel Street (Area taken intoaccount under RA(7)); BC32 St. John’sWell Lane; BW2, 3 Stag Lane/High Street;BW5 High Street; BW8 Bulbourne House;BW16 High Street; BW23 Belton Road;BC30 St Katherine’s Way; BE2 VictoriaRoad; BE7 Clarence Road; BE15 off HighStreet; N1 Alma Road/Duncombe Road; N4Covert Road.

Area (ha) 8.015 ha

Current Use Residential Area (2): Business/CommunityVenues, ongoing and vacant.











- -200


Site Address BC38 Bank Mill, Rose Cottage; N5 LymeAvenue; N9 Chapel Crofts.

Area (ha) 0.818 ha

Current Use Residential Area (3):Gardens











- -201


Site Address BC31 Springfield Road/St. Katherine’sWay; BW15 High Street.

Area (ha) 01.45 ha

Current Use Residential Area (4): Landscaped AmenitySpace.











- -202

Site Reference Various Sites, Berkhamsted

Site AddressBC12 Chapel Street (taken into accountunder RA(2); BE16 Charles Street; BW7Park Street.

Area (ha) 0.696 ha












- -203


Site Address BW9 Edgeworth House, Berkhamsted

Area (ha) 1.634 ha

Current Use Residential Area (8): Part of garden.








Land relates to a listed building. Rivercorridor runs through. Intensification ofresidential use needs to be handledsensitively because of the value of amagnificent part of the open land.



Acceptable use of previously developed land(i.e. garden) because only a limited area isrecommended for residential use, in order toprotect river/flood plain, and character of thelisted building.

Next steps recommended Consider further through Site AllocationsDPD. Progress to Preferred Options Stage.

- -204

Site Reference Various sites, Tring

Site AddressTW8 Western Road/Miswell Lane; TW19High Street; TC10 Silk Mill Way; TC13Kingsley Walk; TE10 Carrington Place.

Area (ha) 1.787 ha












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Site AddressTW8 Western Road/Miswell Lane(Areataken into account under RA(1)); TW12High Street; TW13 Harrow Yard; TW6Western Road; TE8 Brook Street.

Area (ha) 0..392 ha

Current Use Residential Area (2): Business/CommunityVenues, ongoing and vacant land.











- -206


Site AddressTW4 King Street; TW7 Western Road; TW27, 31, 32, 35, 40, 43 Tring Road; TW30Station Road; TW42 Chapel Fields; TE9Shugars Green

Area (ha) 3.116 ha

Current Use Residential Area (3): Gardens.











- -207


Site Address TC10 Silk Mill Way, Tring

Area (ha) Area taken into account under RA(1) –Garage courts etc.

Current Use Residential Area (4): Landscaped AmenitySpace.


Potential site capacity Already taken into account under RA(1)









- -208

Site Reference Various sites, Bovingdon

Site Address BOV17 Hyde Meadows; BOV20 Hyde Lane;BOV30 Windsor close.

Area (ha) 0.405 ha






Type of site 2, 3, 7 (c)






- -209


Site Address BOV46, 48 High Street; BOV2 Yew TreeDrive.

Area (ha) 0.458 ha






Type of site 2, 3, 7 (c)






- -210


Site Address BOV3 Church Street.

Area (ha) 0.507 ha

Current Use Residential Area (3): Gardens





Type of site 2;3;7(b)






- -211


Site Address BOV9 High Street.

Area (ha) 0.161 ha












- -212


Site Address BOV11 (Scout hut),14 St. Lawrence Close.

Area (ha) 0.707 ha






Type of site 2,3,7(c)






- -213

Site Reference Various sites, Aldbury

Site Address ALD3 Stoneycroft Road, Aldbury

Area (ha) 0.346 ha

Current Use Residential Area (1): Garage Courts publicand private car parking





Type of site 2;3;7(d)






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Site AddressALD1 Stocks Road/Toms Hill Road (Areataken into account under RA(7)); ALD4Stoneycroft Road; ALD9 Trooper

Area (ha) 0.813 ha

Current Use Residential Area (4): Landscaped amenityspace





Type of site 2;3;7(d)






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Site Address ALD1 Stock’s Road/Tom’s Hill Road ( areataken into accountt with RA(4)).

Area (ha) Already taken into account under RA (4)



Potential site capacity Already taken into account under RA (4)









- -216

Site Reference Various sites, Kings Langley

Site Address KL16 Great Park, Kings Langley

Area (ha) 0.242 ha






Type of site 2;3;7(c)






- -217


Site AddressKL6 The Nap; KL10 ChurchLane/Alexandra Road; KL21 off HighStreet; KL27 off Vicarage Lane; KL38London Road

Area (ha) 2.126 ha






Type of site 2;3;7 (c)






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Site AddressKL6 The Nap(Area taken into accountunder RA(2)); KL23 Common Lane; KL35Vicarage Lane

Area (ha) 0.714 ha

Current Use Residential Area ( 3): Gardens





Type of site 2;3;7 (c)






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Site Address KL3 Coniston Road.

Area (ha) 0.398 ha

Current Use Residential Area (4): Landscaped amenityspace





Type of site 2;3;7(c).






- -220

Site Reference Various sites, Markyate

Site AddressWA2 Cavendish Road; WA5 Old VicarageGardens; WA16 Park Close; WA27 RomanWay; WA38 Hicks Road.

Area (ha) 0.857 ha

Current Use Residential Area (1): Garage courts/publicand private car parking











- -221


Site Address WA21 London Road; WA19 High Street.

Area (ha) 0.567 ha












- -222


Site Address WA4 Cavendish Road; WA13 TheCoppins; WA14a,14b Pickford Road; WA18Pickford Road.

Area (ha) 0.744 ha

Current Use Residential Area (3): Gardens











- -223


Site Address WA30 High Street.

Area (ha) 0.322 ha









Time-scale 2006



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APPENDIX 1

MAPS OF SITES CONSIDERED

(not including urban capacity study sites)

LISTED SEPERATELY DUE TOSIZE OF FILES

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APPENDIX 2

MAPS OF URBAN CAPACITYSTUDY SITES

LISTED SEPERATELY DUE TOSIZE OF FILES

Documents

SCHEDULE OF SITE APPRAISALS