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CONTENTS
Introduction 3 The Site 3 Location Description Site Ownership Access and Highways Services
Environmental Constraints
Planning Framework 6
Planning Status Lee Valley Regional Park Framework
Rye House Improvement Scheme
The Council’s Vision for the Turnford Surfacing Site 7 Appropriate uses 8 Development principles 8 Residential Development Car Park Frontage
Conceptual Layout 9 Supplementary information 13 Planning application requirements 14 Planning obligations 14 Useful contacts 15 Useful documents 15 Appendix 1 - Supporting information 16 Appendix 2 – Environmental constraints and services map 18
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INTRODUCTION
This development brief has been prepared by the Council in order to guide
development proposals for the Turnford Surfacing site in Hoddesdon. It proposes the
redevelopment of the majority of the 1 hectare site for housing. The brief also
proposes that a minimum of 20 parking spaces are provided at the front of the site for
commuter car parking.
THE SITE
Location
The site is located in Hoddesdon at the eastern end of Rye Road. It lies within the
Lee Valley Regional Park (LVRP).
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Description
The site is flat and linear in shape. It is approximately 1 hectare in size. The site was
previously operated by Aggregate Industries which converted aggregates into hard
surfacing. It is currently vacant. There is one redundant office building at the front of
the site; otherwise it is hard standing with a concrete surface throughout.
Bounding the west of the site is the Hertford branch railway line with the New River
immediately beyond this. Rye House Station is situated on the opposite side of Rye
Road. This is the closest station to central and northern Hoddesdon. Bounding the
east of the site are the River Lee Navigation and the Lee Valley Walk. The site is
within 120 metres of the historic Rye House Gatehouse and Quay side which is a
scheduled ancient monument and area of archaeological interest. The site is
approximately 500 metres from the Rye Meads Site of Special Scientific Interest and
Nature Reserve which is a Special Protection Area and RAMSAR site. The Rye
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House Speedway and Rye House Go Kart Track are less than 100 metres away to
the east as is the Rye House public house which is a listed building.
Site Ownership
The site is wholly within the private ownership of Howard Victor Jones.
Access and highways
Access is via Rye Road which becomes single carriageway in order to cross the New
River and Railway Bridge. Rye Road is unadopted between Plumpton Road and the
site boundary. There is currently no pedestrian access to the site from Rye Road.
Services
There is a surface water sewer crossing the middle of the site and a pressure main at
the entrance. There is also a water main outside the site to the south and a low
pressure gas main. Secondary electricity cables are available outside the site to the
east and south (see appendix 2).
It is understood that the site can be fully serviced by water, gas and electricity from
existing mains.
Environmental constraints
Turnford Surfacing site is within Flood Zone 2 and partially within Flood Zone 3a (see
appendix 2).
The previous use of the site may have given rise to contaminants within the site.
The development site is located approximately 1 kilometre away from Rye Meads
Sewage Treatment Works.
Rye House Speedway, the Rye House Go Kart Track and the railway adjacent to the
site are noise generating uses.
These constraints will require assessment and appropriate mitigation through the
planning application for development (see page 14).
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PLANNING FRAMEWORK
Planning Status
The site is not allocated for any specific purpose in the Local Plan. It has been
identified in the Council’s Strategic Housing Land Availability Assessment
(September 2010) for possible housing development with the site frontage being set
aside for commuter car parking for Rye House Station.
Lee Valley Regional Park Framework
Under the Park’s Framework the site is within a Landscape Conservation Area. Land
south-east of the site, outside the Broxbourne boundary, is also recognised as a
Land Investment Area in the Framework. The Framework recognises the importance
of the landscape experience for visitors within the Park and the appearance of main
entrance points outside the Park. The Rye House Gatehouse is also included as an
area of opportunity for enhanced heritage offer in the Framework. A management
plan is proposed for the Gatehouse and its vicinity within the Framework.
Rye House Improvement Scheme
A scheme is being formulated by the Council in order to improve Rye House Station.
This includes creating footpaths between the station and Rye Road across the
Station Bridge, improving lighting, providing commuter car parking and disabled
access to one of the station platforms.
One unoccupied building still exists at the southern end of the site
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THE COUNCIL’S VISION FOR THE TURNFORD SURFACING SITE
The following objectives will help support the vision and guide the development
principles set out on page 8.
The Turnford Surfacing Site will be developed as a high quality residential
scheme overlooking the River Lee. A car park at the front end of the site
will provide commuter parking for Rye House station and create an
attractive gateway into the Lee Valley Regional Park.
1. Design must be of the highest standard. This includes the layout of
routes and spaces within the site and the design of buildings
2. The scheme must respect and contribute to the protection and
enhancement of the Lee Valley Regional Park
3. The development will require to be landscaped to a high quality
paying particular attention to the railway line to the west, the Lee
Valley Walk to the east and the gateway entrance of the Lee Valley
Regional Park to the south of the site.
4. The development must achieve, through various measures, at least
Sustainable Homes Code Level 3
5. Development will need to maximise opportunities for walking, cycling
and the use of public transport
6. The scheme must provide a minimum of 20 car parking spaces for
users of Rye House train station.
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APPROPRIATE USES
The Council is promoting the majority of the site for residential development and the
brief is written for that purpose. The site will also provide car parking for Rye House
train station. This will help with the lack of parking at the station which currently
impacts upon surrounding residential roads.
The site should incorporate high quality building design and landscaping within a river setting
DEVELOPMENT PRINCIPLES
The site is divided into three sections:
1) The front end of the site will be developed as a minimum 20 space commuter
car park (see page 12);
2) The middle section of the site will be developed for high quality river frontage
town housing (see page 10);
3) The bottom end of the site is promoted as a distinct and attractive cul-de-sac
development using the existing tree canopy for natural screening (see page
10).
These are illustrated in the following conceptual layout.
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Conceptual Layout
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RESIDENTIAL DEVELOPMENT
Layout and Design
The Council proposes that the middle residential section will be a linear development
of high quality town houses. The houses should be designed to face over the River
Lee to provide a pleasant outlook for occupiers. This layout should also ensure a
buffer between the development and the railway line. Houses must not exceed three
storeys in height in this section in order to prevent overlooking and a sense of
dominance over the Lee Valley Walk.
High quality town housing will be developed for the middle section of Turnford Surfacing site
The Council proposes that the bottom end of the site be developed with two storey
housing although two and a half storey housing may be considered acceptable so
long as there is no undue impact. The development will use the existing tree cover to
the east, west and north as natural screening. Subject to an arboricultural report this
tree cover is to be retained and enhanced as appropriate. It is anticipated that the
houses will be arranged around a landscaped cul-de-sac.
The design and layout of all buildings must take account of flood risk. Mitigation
measures and techniques may include elevation of buildings, flood proofing through,
for example the use of waterproof materials or situating habitable rooms away from
ground levels. An 8 metre buffer strip shall be provided on the eastern side of the
development to ensure adequate access for routine and emergency maintenance as
well as to preserve flood flow route and enhance biodiversity.
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As the site is relatively secluded from other residential areas proposals are not
required to conform to a particular style. The Council will seek a contemporary and
uniquely designed scheme which takes account of supporting guidance such as
CABE best practice, Inspire East and Shape East guidance.
Landscaping
The site is to be fully landscaped with particular attention paid to:
1. The River Lee and Lee Valley Walk boundary. The transition between
housing and the Lee Valley walk will be particularly important at the sites
middle section. The Council does not propose to set out precisely how this
transition is implemented. However, the relationship between the town
housing, any intermediate private space and the Lee Valley Walk requires to
be open whilst protecting the amenity and safety of house occupiers and
users of the Lee Valley walk. To this end, the existing boundary fence is to be
removed and tall boundary enclosures are to be avoided. Existing tree cover
is to be retained at the bottom end of the site as shown on the conceptual
plan as a natural screen to the proposed cul-de-sac development. Any
fencing at this eastern site must be permeable to floodwater;
2. The railway boundary. The Council would wish to see the existing security
fence replaced with complementary landscaping along this boundary and
existing tree cover at the bottom western end of the site retained;
3. Existing tree cover to the north of the most northern boundary. This should
prevent any further encroachment of the development into the Green Belt;
4. The site frontage (see car park below).
Appropriate landscaping must also be provided throughout the site within both public
and private areas. The layout and design of boundary elevations must also consider
safety and security measures.
Provision will require to be made for the management and maintenance of all
landscaped and common areas in perpetuity, including any Sustainable Urban
Drainage Systems (SuDS).
Access
Road access into the site will be from Rye Road as indicated on the conceptual
layout. Discussion will be required with Hertfordshire Highways regarding the
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requirement to upgrade Rye Road between Plumpton Road and the site access to a
safe adoptable standard with a view to its adoption by the Highways Authority.
This up-grading is required to include the provision of a safe pedestrian route
between the proposed car park and Rye House Station as well as extension of the
existing footway from the junction with Plumpton Road along Rye Road to the site
boundary.
It is anticipated that a design and indicative costing for the above will be provided by
Broxbourne Council.
A single access road will extend through the site as indicated on the conceptual
layout. A turning head is to be provided at the northern extremity of this road for
residents and refuse/service vehicles.
Vehicles are required to cross the New River and train station bridge before accessing the site
Parking
Residential parking is to be provided in accordance with Local Plan Policy T11 –
Parking Standards. The site is within the accessibility corridor, an area of the
borough in close proximity to public transport. Therefore 75% of the maximum
parking requirements will be applied. Maximum requirements are set out below:
• 1 bedroom dwellings – 1.5 spaces per dwelling
• 2 bedroom dwellings – 2 spaces per dwelling
• 3 bedroom dwellings – 2.5 spaces per dwelling
• 4 or more bedroom dwellings – 3 spaces per dwelling
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The development must also provide cycle racks as part of the car parking frontage
element of the scheme. Local Plan Policy T11 states there must be 5 cycle spaces
per peak period train.
CAR PARK FRONTAGE
Layout and design
Parking must be provided for train station users and will be situated at the front of
site. The Council will expect a minimum of 20 parking spaces to be provided, three of
which will be disabled spaces. The layout must incorporate adequate turning space
to avoid users having to turn within the residential development to the north.
Landscaping
The parking area and entrance point must incorporate high quality landscaping to
enhance this gateway into the Lee Valley Regional Park. There must be appropriate
landscaped boundaries in order to separate the parking area and the residential
development and landscaping in and around the parking spaces.
SUPPLEMENTARY INFORMATION
• Development must consider the connection between the design of the site
and the prevention of crime, “designing out crime” wherever possible. The
Council’s Supplementary Planning Guidance provides advice on this matter.
Consultation with the Police Crime Prevention Design Advisor must be held at
the earliest opportunity and reference should be made to the Association of
Chief Police Officers flagship crime prevention scheme ‘Secured by Design’.
Details as to how this has been achieved must be incorporated into the
Design and Access Statement.
• The development must achieve Sustainable Homes Code Level 3 through
various means such as the use of sustainable construction methods and/or
energy efficiency measures such as solar panels. Applicants should take into
account the Council’s sustainability checklist.
• Consideration should be given to surface water and drainage, factoring in
climate change, including the use of Greenfield runoff rates, on-site
attenuation and Sustainable Urban Drainage Systems (SuDS). Prospective
developer’s attention is consequently drawn to Planning Policy Statement 25:
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Development and Flood Risk and the Council’s Level 1 Strategic Flood Risk
Assessment.
• Facilities must be incorporated into the scheme to maximise the use of
recycling and waste reduction.
PLANNING APPLICATION REQUIREMENTS
Planning Application Requirements
The following documentation will be required:
• A design and access statement and conceptual drawings showing elevations,
layout and floor plans.
• A detailed assessment of levels, particularly in relation to the boundaries with
the railway and the River Lee and the proposed foundation levels for
development;
• A sustainability statement making reference to the Council’s sustainability
checklist.
• An arboricultural report and landscaping scheme setting out proposed
planting and details of species, size, location, planting distances and density.
Details on the finishing of boundary elevations and buffer strips must also be
included.
• A ground condition/ contamination report and gas testing.
• A sequential and exception test will be required as will a full flood risk
assessment, water cycle assessment and drainage strategy including SUDS.
• A noise and odour assessment due to the site’s proximity to the railway line,
Speedway and Go Cart Track and Sewage Treatment Works.
• Applicants must take into account relevant policies in the Local Plan and the
Core Strategy.
• A transport assessment examining the impact of the development on the
highway network and mitigation measures where appropriate.
• A Preliminary Risk Assessment to assess the level of risk to controlled waters
and the sensitivity of groundwater and surface water.
PLANNING OBLIGATIONS
The deliverability of development on the site will be dependent on its contribution to
the wider area. The Council will therefore seek contributions for the site as per Local
Plan Policy IMP2 including:
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• Payment equivalent to £3000 per bedroom to contribute to projects and
enhancements in the Hoddesdon area, Rye Park specifically, and the
enhancement and management of the Lee Valley Regional Park through
Green Infrastructure;
• The development will be required to provide 40% affordable housing as per
Policy H13 of the Broxbourne Local Plan;
• Provision of the highway improvements set out within the Development
Principles section of this brief;
• Provision of a commuter car park as specified on page 10 of the brief;
• Educational contribution
USEFUL CONTACTS
If you require further information on the content of this brief please contact:
Vicky Carter Colin Haigh
Planning Policy Officer Planning Policy Manager
Planning Policy Section Planning Policy Section
Environmental Services Department Environmental Services Department
Broxbourne Borough Council Broxbourne Borough Council
01992 785555 ext 5952 01992 785555 ext 5951
[email protected] [email protected]
USEFUL DOCUMENTS
Local Plan Second Review 2001-2011
Borough Wide Supplementary Planning Guidance Adopted 2004
Core Strategy Submission Document December 2010
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APPENDIX 1 – SUPPORTING INFORMATION
The development plan
The development site is not located in the Local Plan Second Review 2001-2011 for
residential or employment. The most relevant policies for the site are Local Plan
Policy Emp6– Development of local employment sites, and Policy CLT4 – Proposals
in the Lee Valley Regional Park.
The Local Plan can be found here: Local Plan Second Review
The Council is in the course of producing its Core Strategy with adoption anticipated
in the first half of 2011. The development brief is consistent with the Core Strategy
submission document.
The submission Core Strategy can be found here: Core Strategy submission
Planning application history
Applications for the site consist of alterations to a workshop and works to an office
building, both in the late 1980s/ early 1990’s. In 2008 approval was granted for the
change of use of an office car park to public car park. This is situated partly within the
proposed commuter car park space (see conceptual drawing page 9). The image
below shows the extent of the proposed planning application site.
Hoddesdon and Broxbourne Urban Transport Plan (UTP)
Broxbourne Council will work closely with the County Council to bring forward the
Hoddesdon and Broxbourne Urban Transport Plan. The Plan will look specifically at
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ways of improving pedestrian access to Rye House which will also benefit occupiers
of Turnford Surfacing Site. Broxbourne Council will also encourage improvements to
the New River and Station Bridges in order to allow two way vehicle access to Rye
House station and the development site. The Plan is still in draft format.
Corporate Strategies
The Broxbourne Sustainable Community Strategy identifies the importance of
providing a range of types of tenure, and size of homes which will maximise choice
for residents and reduce overcrowding. It also identifies access to open green spaces
as important. This includes the Lee Valley Regional Park.
The Strategy can be found here: Sustainable Community Strategy
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APPENDIX 2 – ENVIRONMENTAL CONSTRAINTS AND SERVCIES MAP
Constraints and Services Map
