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Proposed Main Modifications

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Respond No Comments

This document sets out a schedule of proposed Main Modifications to the North Hertfordshire Local Plan 2011-2031 arising from the Examination. These are drawn from a number of sources including:

  • The proposed modifications submitted by the Council alongside the Plan (Examination Library Reference LP3);
  • Memoranda of Understanding, Statements of Common Ground or other agreements;
  • The Council's Matters statements submitted to the examination in advance of the hearing sessions; and
  • Changes discussed at the examination hearing sessions and recorded in the Action Lists on the Council's website

Some modifications proposed in earlier documents or Hearing Statements have been subject to further change or superceded following discussion at the hearing sessions. The definitive schedule of the Main Modifications has been published as a pdf document and can be found at the local plan main modifications page

Where appropriate, a reference is included to any relevant Examination Document, Matter Statement or other supporting documents in the last column for each Main Modification.

Text which would be added to the plan as a consequence of these modifications is shown in INSERTED:inserted text.

Text which would be removed from the plan as a consequence of these modifications is shown DELETED:deleted text.

Modifications are shown in document order.


Ref.

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Modification

Reason / source

MM 001

0

About this consultation

DELETED:Delete

For INSERTED:effectiveness; Consultation has occurred

SECTION ONE

INTRODUCTION AND CONTEXT

CHAPTER 1

INTRODUCTION

Respond No Comments MM 002

5

Paragraph 1.3

This Local Plan seeks to address the key issues facing North Hertfordshire and will set a strategic vision and spatial strategy for the District over the period 2011 to 2031. The Local Plan contains five main sections, not including the appendices. A separate Local Plan DELETED:Proposals INSERTED:Policies Map is published alongside the Local Plan to show the spatial implications of policies

For INSERTED:legal compliance

Respond No Comments MM 003

6

Paragraph 1.4

It is important to note that the policies and supporting text in this Plan are inter-related and need to be read together when considering a specific proposal or issue. This Local Plan supersedes the saved policies from the 1996 North Hertfordshire District Local Plan No 2 (with Alterations). Appendix 1 provides a list of policies that have been superseded.

Appendix 2 provides a list of Local Plan designations as shown on the DELETED:Proposals INSERTED:Policies

Maps and where to view other designations which policies in the Local Plan refer.

For INSERTED:legal compliance

Respond No Comments MM 004

7

Paragraph 1.12

The first step in preparing a neighbourhood plan is to define a neighbourhood area. There are currently DELETED:eleven INSERTED:twelve neighbourhood planning areas designated within the District DELETED:with another two communities considering preparing a neighbourhood plan. INSERTED:The Pirton Neighbourhood Plan was 'made' in 2018 and forms part of the Development Plan in this parish. Those plans under preparation include the parishes of Kimpton, Ashwell, Codicote, Barkway and Nuthampstead, Ickleford, St Ippolyts, St. Pauls Walden, Wymondley, Preston and Knebworth INSERTED:and the joint neighbourhood planning area of Bygrave, Baldock & Clothall.

Factual update for

INSERTED:effectiveness


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CHAPTER 2

A PICTURE OF NORTH HERTFORDSHIRE

Respond No Comments MM 005

After para 2.55 [new paras.]

INSERTED:The County Council's adopted Mineral Consultation Area Supplementary Planning Document identifies areas of the district where particular care is needed to prevent the unnecessary sterilisation of sand and gravel resources.

INSERTED:In order to prevent sterilisation of mineral resources the council and developers will consider the effect of future development on mineral resources in these areas at an early stage and seek the advice of Hertfordshire County Council as the Mineral Planning Authority in accordance with the Minerals Consultation Area SPD (and any future revisions/successor).

For INSERTED:effectiveness as proposed in LP3.

SECTION TWO

SPATIAL STRATEGY AND STRATEGIC POLICIES

CHAPTER 3

SPATIAL STRATEGY AND SPATIAL VISION

Respond No Comments MM 006

27

Vision (2nd bullet)

  • A mixture of quality new homes including affordable houses with a choice of tenure catering for the needs of North Hertfordshire's residents INSERTED:and, where appropriate, the wider housing market, will be provided in appropriate sustainable locations.

To ensure the plan is INSERTED:positively prepared and INSERTED:effective as proposed in LP3.

Respond No Comments MM 007

30

After Ch.3

INSERTED:Add key diagram as shown at Annex 1 of this schedule

For INSERTED:consistency with national policy; omitted in error from submitted Plan


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CHAPTER 4

STRATEGIC POLICIES

Respond No Comments MM 008

31

Policy SP1 (c)(iv)

Policy SP1: Sustainable development in North Hertfordshire

For INSERTED:effectiveness as proposed in LP3.

This Plan supports the principles of sustainable development within North Hertfordshire. We will:

  1. Maintain the role of key settlements within and adjoining the District as the main focus for housing, employment and new development making use of previously developed land where possible;
  2. Ensure the long-term vitality of the District's villages by supporting growth which provides opportunities for existing and new residents and sustains key facilities;
  3. Grant planning permission for proposals that, individually or cumulatively:
    1. Deliver an appropriate mix of homes, jobs and facilities that contribute towards the targets and aspirations in this Plan;
    2. Create high-quality developments that respect and improve their surroundings and provide opportunities for healthy lifestyle choices;
    3. Provide the necessary infrastructure required to support an increasing population;
    4. Protect key elements of North Hertfordshire's environment including INSERTED:biodiversity, important landscapes, heritage assets and green infrastructure (including the water environment); and
    5. Secure any necessary mitigation measures that reduce the impact of development, including on climate change; and
  4. Support neighbourhood plans and other local planning initiatives where they are in general conformity with the strategic policies of this Local Plan.

Respond No Comments MM 009

32

Para 4.7

In setting a framework for growth, this Plan also recognises the value of local knowledge and the importance of local choice. A number of parishes within the District are already designated Neighbourhood Planning areas and our Local Plan is structured flexibly in response. This chapter contains the INSERTED:strategic policies and aspirations with which any neighbourhood plans, or other local planning initiatives, must be in general conformity.

For INSERTED:consistency with national policy.


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Respond No Comments MM 010

32

Policy SP2

Policy SP2: Settlement Hierarchy and Spatial Distributionx

For INSERTED:effectiveness to better explain the spatial strategy of the Plan following Matter 2 Hearing Session (ED53, ED138)

INSERTED:Between 2011 and 2031, the plan seeks to make provision for at least 15,950 new homes.

INSERTED:Approximately 80% DELETED:The majority of the District's INSERTED:housing development INSERTED:and the substantial majority of new employment, retail and other development will be located within INSERTED:the adjusted settlement boundaries of DELETED:or adjoining the following towns:

  • Baldock INSERTED:(3,298 homes);
  • Hitchin INSERTED:(1,679);
  • Letchworth Garden City INSERTED:(2,167);
  • Luton32 INSERTED:(2,100)
  • Royston INSERTED:(1,797);
  • Stevenage (including Great Ashby)32 INSERTED:(1,830); and

INSERTED:Approximately 11% of housing, along with supporting infrastructure and facilities will be delivered in five villages identified by this Plan for growth:

  • INSERTED:Barkway (209)
  • INSERTED:Codicote (367)
  • INSERTED:Ickleford (210)
  • INSERTED:Knebworth (736)
  • INSERTED:Little Wymondley (306)

INSERTED:The remaining development will be dispersed across the District as set out below.

INSERTED:In Category A villages, DELETED:GINSERTED:general development will DELETED:also be allowed within the defined settlement boundaries of DELETED:the Category A villages of:

  • Ashwell;
  • DELETED:Barkway;
  • Barley;
  • Breachwood Green;
  • Cockernhoe INSERTED:& Mangrove Green;
  • DELETED:Codicote;
  • Graveley;
  • Hexton;
  • DELETED:Ickleford;
  • Kimpton;
  • DELETED:Knebworth;
  • DELETED:Little Wymondley;
  • Lower Stondon32;
  • Oaklands32;
  • Offley;
  • Pirton;
  • Preston;
  • Reed;
  • Sandon;
  • St Ippolyts INSERTED:& Gosmore;
  • Therfield;
  • Weston; and
  • Whitwell.

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Infilling development which does not extend the built core of the village will be allowed in the Category B villages of:

  • Blackmore End;
  • Great Wymondley;
  • Hinxworth;
  • Holwell;
  • Kelshall;
  • Lilley;
  • Newnham;
  • Old Knebworth;
  • Rushden;
  • Wallington; and
  • Willian.

DELETED:Only l INSERTED:Limited affordable housing and facilities for local community needs INSERTED:meeting the requirements of Policy CGB2 will be allowed in the Category C settlements of:

  • Bygrave;
  • Caldecote;
  • Clothall;
  • Langley;
  • Nuthampstead;
  • Peters Green; and
  • Radwell

INSERTED:Development outside of these locations or general parameters will be permitted where this is supported by an adopted Neighbourhood Plan. Under the provisions of national policy at the time of this Plan's examination, Neighbourhood Plans cannot allocate sites in the Green Belt or amend Green Belt boundaries

INSERTED:[x] The figures shown in this policy for individual settlements are the total of planned, permitted and completed development for the period 2011-2031 as shown in Chapter 13 of the submitted plan. These figures are not a target and do not necessarily represent the maximum number of new homes that will be built.

Respond No Comments MM 011

33

After paragraph 4.11 (new paragraphs)

INSERTED:Based on the policies and allocations of this plan, it is anticipated that at least four in every five new homes delivered over the plan period will be built within the adjusted settlement boundaries of the towns. These will remain the primary focus for employment, retail and other development. The balance of new development will be distributed across North Hertfordshire's villages and the remainder of the District.

INSERTED:Much of this growth will be delivered on sites allocated for development by this Plan. This will be supplemented by (often smaller) 'windfall' sites which come forward within the settlement boundaries and parameters identified in Policy SP2 as well as any further

Consequential modifications to MM010 for INSERTED:effectiveness following Matter 2 & 8 hearing sessions (NHDC Matter


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INSERTED:sites subsequently identified through Neighbourhood Plans. These schemes may include opportunities for self-build development.

2 Statement, ED53, ED54, ED83, ED138, ED144)

Respond No Comments MM 012

34

After paragraph 4.12 (new paragraph)

INSERTED:Five villages have been identified that can support higher levels of growth:

  • INSERTED:Knebworth and Codicote are the two largest villages within North Hertfordshire and support a range of services, including a station at Knebworth;
  • INSERTED:Ickleford and Little Wymondley provide opportunities to accommodate further residential development in close proximity to neighbouring towns along with sustainable transport connections; and
  • INSERTED:Barkway as a focus for development in the rural east of the District.

Consequential modifications to MM010 for INSERTED:effectiveness following Matter 2 hearing session (ED53, ED138)

Respond No Comments MM 013

34

Paragraph 4.13

INSERTED:The Category A villages, normally DELETED:those containing primary schools, DELETED:all INSERTED:also have defined boundaries within which development will be allowed and sites have been allocated to meet the District's overall housing DELETED:totals INSERTED:requirement. DELETED:Category A villages have defined DELETED:settlement boundaries and INSERTED:These villages are excluded from the policy designation (either Green Belt or Rural Area Beyond the Green Belt – see Policy SP5) which affects the surrounding countryside.

For INSERTED:effectiveness to provide clarity in neighbourhoo d planning

Respond No Comments MM 014

35

SP3

Policy SP3: Employment

To ensure Plan is INSERTED:positively prepared, justified, effective and INSERTED:consistent with national policy as proposed in

The Council will proactively encourage sustainable economic growth, support new and existing businesses and seek to build on the District's strengths, location and offer. We will

  1. INSERTED:Allocate DELETED:Bring forward an adequate supply DELETED:and range of employment land DELETED:in Hitchin, Letchworth Garden City, Baldock and Royston INSERTED:to meet the needs of the Functional Economic Market Area DELETED:requirements of the local economy over the plan period to 2031. INSERTED:The allocations as shown on the Policies Map are :

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  1. INSERTED:east of Baldock BA10 (19.6ha); and
  2. INSERTED:west of Royston RY9 (10.9ha);
  1. DELETED:Designate INSERTED:Safeguard DELETED:the INSERTED:Employment INSERTED:Areas within the District's main settlementsINSERTED:, as shown on the Policies Map, to enhance and INSERTED:protect their DELETED:safeguard employment potential;
  2. DELETED:Support additional employment provision through the new designations allocations shown on the on the Policies Map designations at :
    1. DELETED:the former Power Station, Letchworth Garden City (1.5ha);
    2. DELETED: east of Baldock (19.6ha); and
    3. DELETED:west of Royston RY9 (10.9ha);
  1. Work with landowners, developers and, for allocated INSERTED:housing sites on the edge of the District, adjoining authorities to identify an appropriate amount of employment land to be included through the masterplanning process in major new developments;
  2. DELETED:Permit an appropriate range of B class employment uses within these area;
  3. Promote and support the expansion of the knowledge based economy in the District. Proposals for the redevelopment of existing employment sites and the development of new DELETED:allocated employment sites which increase the level of knowledge-intensive employment will be supported in principle.
  4. Support B-class uses in appropriate locations outside of designated employment areas, including offices in main town centres and concentrations of B-class uses in certain DELETED:Category A villages; and
  5. Ensure relevant policies of this Plan recognise the contribution of non-B-class sectors, including tourism, to the provision of jobs in the District.

LP3 and following Matter 13 hearing session (ED56, ED150)

Respond No Comments MM 015

37

4.28

A significant DELETED:new employment INSERTED:allocation DELETED:site will be developed INSERTED:out at the east of Baldock, supporting the proposed increase in residential development in the town (see Policy SP8).

For INSERTED:effectiveness consequential to MM014

Respond No Comments MM 016

37

4.30

Within Hitchin and Letchworth Garden City, employment area designations from the previous local plan will be broadly retained, with some modest releases of sustainable,

For

INSERTED:effectiveness


Ref.

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Reason / source

brownfield sites for residential development. Within Letchworth, the former power station site at Works Road has been brought back into use for employment purposesINSERTED:. DELETED:and is DELETED:reflected in a new planning designation.

consequential to MM014 and following Matter 13 hearing session (ED56, ED150)

Respond No Comments MM 017

38

SP4

Policy SP4:INSERTED: Town Centres, DELETED:and Local CentresINSERTED: and Community Shops

For INSERTED:effectiveness following Matter 14 Hearing Sessions (ED56, ED77,

ED117 and ED151).

The Council will make provision for an appropriate range of retail facilities across the District and are committed to protecting the vitality and viability of all centres. We will:

  1. Promote, protect and enhance the retail and service functions of the following centres in our retail hierarchy:
    1. The town centres of Hitchin, Letchworth Garden City, Baldock and Royston;
    2. 13 existing local centres consisting of:
      • village centres at Ashwell, Codicote and Knebworth;
      • seven centres in Hitchin
      • two centres in Letchworth Garden City; and
      • the centre at Great Ashby; and
    3. 2 new local centres north of Baldock and East of Luton within the strategic housing sites identified in this Plan;
  2. Support proposals for main town centre uses in these locations where they are appropriate to the size, scale, function, catchment area, historic and architectural character of the centre;
  3. Identify Primary Shopping Frontages within town centres where A1 retail uses will be expected to concentrate
  4. INSERTED:To ensure the District's towns maintain their role and market share, make provision for INSERTED:up to 38,100 INSERTED:gross sq.m of additional A-class floorspace over the plan period, INSERTED:including the re-occupation of vacant floorspace, consisting of:
    1. 22,500 INSERTED:gross sq.m comparison goods (e.g. clothes, shoes, furniture, carpets);

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  1. 8,INSERTED:600 INSERTED:gross sq.m convenience (e.g. food, drink, toiletries); and
  2. 7,000 INSERTED:gross sq.m food and beverage outlets under Use Classes A3-A5 (restaurants, takeaways and bars).

INSERTED:38,100 gross sq.m is a district wide retail capacity but it is principally derived from the retail capacity projections for the four town centres, as indicated below:

INSERTED:Years

INSERTED:2016-2021

INSERTED:2021-2026

INSERTED:2026-2031

INSERTED:Totals

INSERTED:Baldock

INSERTED:300

INSERTED:1,600

INSERTED:1,400

INSERTED:3,300

INSERTED:Hitchin

INSERTED:3,800

INSERTED:3,600

INSERTED:3,700

INSERTED:11,100

INSERTED:Letchworth

INSERTED:2,400

INSERTED:3,300

INSERTED:3,500

INSERTED:9,200

INSERTED:Royston

INSERTED:3,200

INSERTED:2,000

INSERTED:1,900

INSERTED:7,100

INSERTED:Urban Extensions

INSERTED:1,500

INSERTED:2,700

INSERTED:2,600

INSERTED:6,800

INSERTED:Other

INSERTED:200

INSERTED:200

INSERTED:200

INSERTED:600

INSERTED:Total

INSERTED:11,400

INSERTED:13,400

INSERTED:13,300

INSERTED:38,100

INSERTED:The three town centres of Baldock, Hitchin and Letchworth Garden City have significant overlapping markets, with spend leakage from Letchworth Garden City to Hitchin and a lack of physical space at Baldock to accommodate its projected retail capacity. To address the leakage and physical capacity across these three centres the indicative distribution and phasing of provision is as follows:

INSERTED:Years

INSERTED:2016-2021*

INSERTED:2021-2026

INSERTED:2026-2031

INSERTED:Totals

INSERTED:Baldock

INSERTED:0

INSERTED:0

INSERTED:0

INSERTED:0

INSERTED:Hitchin

INSERTED:0

INSERTED:3,700

INSERTED:3,300

INSERTED:7,000

INSERTED:Letchworth

INSERTED:5,350

INSERTED:5,500

INSERTED:5,000

INSERTED:15,850

INSERTED:Royston

INSERTED:4,350

INSERTED:2,200

INSERTED:1,800

INSERTED:8,350

INSERTED:Urban Extensions

INSERTED:0

INSERTED:3,400

INSERTED:2,900

INSERTED:6,300

INSERTED:Other

INSERTED:0

INSERTED:300

INSERTED:300

INSERTED:600


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INSERTED:Total

INSERTED:9,700

INSERTED:15,100

INSERTED:13,300

INSERTED:38,100

INSERTED:*2016 to 2021 projections includes take-up of vacant units and the implementation of commitments.

  1. INSERTED:Prepare and maintain up-to-date town centre strategies to support this approach and / or adapt to change; and
  2. Support the retention and provision of shops outside of identified centres where they serve a local INSERTED:day-to-day need.

Respond No Comments MM 018

39

After paragraph 4.39 (New paragraphs)

INSERTED:4.xx The Local Plan strategy for town centre uses is to maintain the District's market share. This means that across the district, the retail capacity will be met principally in the four town centres. This is to maintain the current retail hierarchy within the District and the wider catchment areas.

INSERTED:4.xx However given that Baldock, Letchworth Garden City and Hitchin are in close proximity, leakage of the projected retail expenditure for each town is likely to occur. The most significant is leakage from Letchworth Garden City to Hitchin.

INSERTED:4.xx In addition there is less physical capacity in Baldock and Hitchin to accommodate their projected retail capacities. The retail strategy for the District is therefore to direct the capacity to Letchworth Garden City over the plan period, which has greater potential for physical space and to recapture its leakage.

For the Plan to be INSERTED:justified and INSERTED:effective following Matter 14 Hearing Sessions.

Respond No Comments MM 019

39

Paragraph 4.40

We are committed to promoting the well-being of the town centres in the District. Town centre strategies have been produced for the main centres of Hitchin, Baldock, Letchworth Garden City, and Royston. These promote the vitality and viability of the centres and cover all those aspects of policy guidance with a spatial dimension relevant to town centres, including economic, environmental and social well-being and matters such as community safety, community facilities, traffic management, marketing and delivery. The strategies provide a method of keeping town centre development up-to-date and flexible to take account of ongoing changes in the retail environment. INSERTED:These town centre strategies will be monitored and reviewed during the life of this Local Plan.

For INSERTED:effectiveness following Matter 14 Hearing Sessions strategies

Respond No Comments MM 020

39

Paragraph 4.44

The growth of the District will require additional centres to be provided to serve the DELETED:largest new developments INSERTED:urban extensions at Baldock and on the edge of Luton. Once

For

INSERTED:effectiveness.


Ref.

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built, these will become local centres in our retail hierarchy and future proposals within them will be assessed appropriately.

Respond No Comments MM 021

39-

40

Paragraph 4.46

Our evidence shows there will be a steady growth in retail demand over the plan period, INSERTED:although projected growth post-2026 carries a degree of uncertainty due to changing shopping and retail patterns. Projected growth is driven in part by planned population growth but also by underlying changes in the way people shop and how much money they have available to spend. It is anticipated that on-line shopping will continue to grow whilst a certain amount of future demand can be accommodated through the re-occupation of existing, vacant shop units. However, it is also necessary to identify new sites for retail41. INSERTED:Projected retail needs, and particularly those in the post-2026 period, will be kept under review via the monitoring framework and updated retail studies.

Footnote41

North Hertfordshire Retail Study Update (Nathaniel Lichfield & Partners, 2016)

To ensure the Plan is INSERTED:justified, INSERTED:effective and INSERTED:consistent with national policy.

Respond No Comments MM 022

40

Paragraph 4.48

DELETED:Further allocations and broad locations are identified within our main towns to accommodate the remainder.

For

INSERTED:effectiveness.

Respond No Comments MM 023

41

Policy SP5

Policy SP5: Countryside and Green Belt

For INSERTED:consistency with national policy and INSERTED:legal compliance following Matter 15 hearing session (NHDC Matter 15 hearing statement,

We support the principles of the Green Belt and recognise the intrinsic value of the countryside. Green Belt and Rural Areas Beyond the Green Belt are shown on the Proposals INSERTED:Policies Map. We:

  1. Have conducted a comprehensive review of the Green Belt. Land has been removed from the Green Belt to:
    1. Enable strategic development at the locations referred to in Policies SP8 and SP3;
    2. Enable local development around a number of the District's towns and villages; and
    3. Define boundaries for villages referred to in Policy SP2 which fall within the Green Belt but were previously 'washed over' by this designation;

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  1. Have provided new Green Belt to cover, in general terms, the area bounded by the Metropolitan Green Belt to the east, the Luton Green Belt to the west and the A505 Offley bypass to the north;
  2. Will only permit development proposals in the Green Belt where they would not result in inappropriate development INSERTED:or where very special circumstances have been demonstrated; and
  3. Will operate a general policy of restraint in Rural Areas beyond the Green Belt INSERTED:through the application of our detailed policies.

ED55, ED152)

Respond No Comments MM 024

41

Paragraph 4.54

Green Belt boundaries have been reviewed around all of the main towns within and adjoining the District, with the exception of Royston which lies beyond the Green Belt. Boundaries have also been reviewed INSERTED:around a number of villages DELETED:where they previously surrounded or covered ('washed over') DELETED:Category A and Category B villages within INSERTED:by the Green Belt.

Consequential modification to MM010 for INSERTED:effectiveness

Respond No Comments MM 025

42

Paragraph 4.56

Proposals for development within the Green Belt will be considered against national DELETED:guidance INSERTED:policy. Where the proposed use can be considered acceptable in principle, we will use the detailed policies of this Plan to determine whether permission should be granted.

For INSERTED:consistency with national policy following Matter 15 hearing session (ED55, ED152)

Respond No Comments MM 026

42

Paragraph 4.58

The Rural Area Beyond the Green Belt covers the majority of the east of the District including most of the land between Baldock and Royston as well as the villages and countryside to the south of Royston. INSERTED:It also covers the land to the north and west of Hitchin beyond the outer edge of the Green Belt.

Factual amendment INSERTED:for effectiveness (ED55, ED152)INSERTED:.

Respond No Comments MM

42

Paragraph 4.59

In terms of intrinsic character and beauty, DELETED:this area INSERTED:the Rural Area beyond the Green Belt

For clarity and


Ref.

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027

contains some of the highest quality countryside in the District. However, the settlements are generally more dispersed meaning a Green Belt designation cannot be justified. This sparser pattern of development additionally means that, outside of the defined settlements, many sites are not well located in relation to key services. On these grounds it remains appropriate to INSERTED:restrain the types of development allowed in the Rural Area beyond the Green Belt DELETED:have a policy of restraint. Our detailed INSERTED:Development Management policies set out the approach that will apply in this area.

INSERTED:effectiveness following Matter 15 hearing session

Respond No Comments MM 028

43

Policy SP6

Policy SP6: Sustainable transport

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED105, ED153).

We will deliver accessibility improvements and promote the use of sustainable transport modes insofar as reasonable and practicable. We will:

  1. Comply with the INSERTED:NHDC Transport Strategy and the provisions of the Local Transport Plan and other supporting documents as INSERTED:relevant DELETED:considered necessary;
  2. Encourage development in locations which enable sustainable journeys to be made to key services and facilities;
  3. Work with Hertfordshire County Council, INSERTED:neighbouring authorities, Highways England and service providers to ensure that a range of sustainable transport options are available to all potential occupants or users. This may involve new or improved pedestrian, cycle and passenger transport (including rail and/or bus) links and routes;
  4. Seek the INSERTED:earliest reasonable opportunity to implement DELETED:early implementation of sustainable travel infrastructure on Strategic Housing Sites INSERTED:and other development sites in order to influence the behaviour of occupiers or users, along with supporting Travel Plans in order that sustainable travel patterns become embedded at an early stage;
  5. Assess development proposals against the parking standards set out in this Plan and INSERTED:having regard to relevant supplementary advice;
  6. Require applicants to provide assessments, plans and supporting documents to demonstrate the safety and sustainability of their proposals; and
  7. Protect existing rights of way, cycling and equestrian routes and, should diversion

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be unavoidable, require replacement routes to the satisfaction of the Council.

Respond No Comments MM 029

43

Paragraph 4.66

The overarching transport policy document for the area is the Hertfordshire Local Transport Plan (LTP3) which provides the framework for achieving better transport systems in Hertfordshire for the plan period 2011-2031. The LTP4 is in progress which will cover the Hertfordshire DELETED:2020 INSERTED:2050 Transport vision and will be INSERTED:adopted DELETED:consulted on in DELETED:late 2016 INSERTED:2018. The Local Transport Plan covers all modes of transport including walking, cycling, public transport, car based travel, reducing road freight movements and making provision for those with mobility impairments.

For INSERTED:effectiveness; (NHDC Matter 16 Statement,

para 8)

Respond No Comments MM 030

44

Paragraph 4.67

and associated footnote

Although the DELETED:LTP3 INSERTED:Local Transport Plan identifies some specific schemes, the majority of transport schemes are identified at settlement level. From time to time the County Council, INSERTED:North Hertfordshire District Council, and neighbouring authorities publishDELETED:es other documents and strategies[x] which will also need to be taken into account INSERTED:when considering development proposals. This includes the NHDC Transport Strategy and also relevant strategies prepared by neighbouring authorities, such as the Stevenage Mobility Strategy, for sites that are functionally attached to, or in close proximity to North Hertfordshire.

INSERTED:[x] These could include the forthcoming HCC Growth Transport Plans, the NHDC Transport Strategy prepared as part of the evidence base as well as other local strategies, for example cycling.

For INSERTED:effectiveness following Matter 16 Hearing Session, (NHDC Matter 16 Statement, ED55, ED105, ED153)

Respond No Comments MM 031

44

After Paragraph 4.68 (new paragraph)

INSERTED:Many of the developments in the smaller settlements may not be enough on their own to have a major transport impact within an area. However, cumulatively a number of developments can create additional demands and burdens on existing infrastructure (such as increased use of less appropriate roads, higher volumes of traffic through constrained village centres) which may require suitable mitigation to be implemented. Such mitigation can also include better, walking and cycling improvements and public transport services which will reduce the need to travel by car. The Council will consider these overall cumulative impacts as far as they are able as part of Policy SP7 and may require appropriate contributions from all such development sites.

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED105, ED153).


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Respond No Comments MM 032

44

Policy SP7

Policy SP7: Infrastructure requirements and developer contributions

To ensure Plan is INSERTED:justified, effective and INSERTED:consistent with national policy following Matter 6 & 16 hearing sessions (LP3, MOU9, NHDC

Matter 16 Statement, ED53, ED55, ED109, ED142, ED153).

The Council will require development proposals to make provision for infrastructure that is necessary in order to accommodate additional demands resulting from the development. We will:

  1. Require developers to provide, finance and / or contribute towards provision which is fairly and reasonably related in scale and kind to the development, including:
    1. On-site and/or off-site improvements and infrastructure necessary as a result of the development in order to:
      • ensure appropriate provision of facilities and infrastructure for new residents;
      • INSERTED:contribute toward DELETED:help addressINSERTED:ing cumulative impacts that might arise across multiple developments;
      • avoid placing unreasonable additional burdens on the existing community or existing infrastructure;
      • mitigate DELETED:any adverse impacts INSERTED:where appropriate; and/or
      • enhance critical assets or make good their loss or damage; and
    2. Maintenance and/or operating costs of any such new provision;
  2. Ensure INSERTED:essential new infrastructure to support new development DELETED:is INSERTED:will be operational no later than the completion of development or INSERTED:during the phase in which it is needed, INSERTED:whichever is earliest DELETED:unless otherwise agreed with relevant providers;
  3. Refuse planning permission where appropriate agreements or processes ensuring criteria (a) and (b) can be met are not in place;
  4. Have regard to DELETED:any INSERTED:relevant national guidance or requirements in relation to planning obligations and any Community Infrastructure Levy INSERTED:or successor funding tariff which may be introduced INSERTED:by the Council;
  5. Work with landowners, developers and other agencies in facilitating the delivery of sites identified in the Local Plan INSERTED:and associated infrastructure and seek to overcome known obstacles; and
  6. DELETED:Take a stringent approach INSERTED:Need robust evidence to be provided where developers consider that viability issues impact INSERTED:upon the delivery of key infrastructure and/or mitigation measuresINSERTED:. This evidence will be used to determine whether an appropriate and acceptable level of contribution and / or mitigation can be secured.

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Respond No Comments MM 033

45

Paragraph 4.75

On the largest development sites, it will be necessary to directly provide facilities alongside the primary use – schools within residential areas, bus stops within business parks, cycling routeINSERTED:s and new footways etc. In other areas, much of the growth arises from a number of smaller developments. A small development on its own may not be enough in itself to have a major impact within an area. However, cumulatively a number of developments INSERTED:(including both the larger and smaller sites) can create additional demands and burdens on existing infrastructure which may require suitable mitigation to be implemented.

INSERTED:Transport infrastructure including highways improvements and sustainable transport measures such as walking, cycling, improved public transport and behaviour change - projects are needed to address cumulative impacts - the latter seek to reduce vehicle travel to improve capacity and enable more sustainable travel. The NHDC Transport Strategy sets out the measures required, and all developments will be expected to contribute to these measures.

For INSERTED:effectiveness and following ED105.

Respond No Comments MM 034

46

Paragraph 4.83

In cases where viability is an issue, developers will DELETED:be expected INSERTED:need to INSERTED:provide DELETED:pay for an DELETED:independent assessment and analysis of their viability evidence INSERTED:in order to verify it. This must be completed by a suitably qualified individual or company and DELETED:to scrutinise the assumptions that have been made INSERTED:and the conclusions that have been reached and whether they are justified. The methodology and scope of any such assessment should be agreed in advance between the applicant and the Council. If, following this assessment, it is accepted INSERTED:by the Council that the viability of a scheme would be critically undermined by application of the Council's usual standards and expectations, we will exceptionally:

  • consider which requirements are most critical to securing development and meeting the overall vision and objectives of this Plan;
  • assess the extent to which these might be met in a way which makes any scheme viable; and
  • determine whether this would result in an appropriate and acceptable level of contribution and / or mitigation.

For INSERTED:effectiveness following Matter 16 Hearing Session


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Respond No Comments MM 035

47-48

Policy SP8

Policy SP8: Housing

To ensure the Plan is INSERTED:positively prepared, justified, effective and INSERTED:consistent with national policy

following Matter 2, 3, 4, 8, 10 and 12 hearing sessions and consequential to MM010 (ED53, ED54, ED60, ED83, ED139, ED140,ED144, ED149)

Over the period 2011-2031, housing growth will be supported across the District. We will:

  1. Release sufficient land to deliver at least 14,000 INSERTED:net new homes for North Hertfordshire's own needs. Of these:
    1. Around 13,800 INSERTED:net new homes will be provided within that part of the District falling within the Stevenage Housing Market Area (HMA); while
    2. Around 200 INSERTED:net new homes will be provided within that part of the District falling within the Luton HMA;
  2. Provide additional land within the Luton HMA for a further 1,950 INSERTED:net new homes as a contribution towards the unmet needs for housing arising from Luton;
  3. Deliver these homes through the sites and allowances identified in this Plan that will support approximately48:
    1. DELETED:4,340 INSERTED:3,970 homes from completions and permissions achieved since 2011 and other allowances;
    2. 7,700 homes from six Strategic Housing Sites:
      • BA1 - North of Baldock for 2,800 homes (2,500 to be delivered by 2031);
      • LG1 - North of Letchworth for 900 homes;
      • NS1 - North of Stevenage in Graveley parish for 900 homes;
      • HT1 - East of Hitchin for 700 homes;
      • GA2 - North-east of Great Ashby in Weston parish for 600 homes; and
      • EL1 / EL2 / EL3 - East of Luton for 2,100 homes;
    3. 4,860 homes through local housing allocations that will provide homes on:
      • DELETED:newly identified sites and land within pre-existing settlement limits;
      • DELETED:sites released from the Green Belt as part of a comprehensive, District-wide review; and
      • DELETED:land identified following a review of other relevant boundaries or designations.
      • INSERTED:Further sites within the adjusted settlement boundaries of the towns;
      • INSERTED:Land within the adjusted settlement boundaries of the five villages identified for growth; and
      • INSERTED:Sites identified within the defined settlement boundaries of the Category A villages.

      INSERTED:This includes the use of land within pre-existing settlement limits, non-strategic sites released from the Green Belt and other land identified following a review of other relevant boundaries or designations.

    4. DELETED:7 INSERTED:12 new, permanent Gypsy and Traveller pitches
  1. Maintain a five-year housing land supply and target the completion of 20% of new homes over the plan period on previously developed land;
  2. Seek to provide long-term certainty by
    1. Working with the Government and other relevant agencies to identify new settlement options within North Hertfordshire that can provide additional housing supply in the period after 2026; and
    2. Safeguarding land to the west of the A1(M) at Stevenage, as shown on the DELETED:Proposals INSERTED:Policies MapDELETED:, for up to 3,100 dwellings INSERTED:to meet longer- term development needs in the period beyond 2026 subject to a future review of this Plan;
  3. Support a range of housing tenures, types and sizes measured against targets to provide:
    1. 33% of all homes over the plan period as Affordable Housing for local needs with targets to deliver up to 40% Affordable Housing where viable;
    2. A broadly even split between smaller (1- and 2-bed) and larger (3+ bed) properties INSERTED:subject to up-to-date-assessments of housing needs; and
    3. DELETED:100 INSERTED:56 plots INSERTED:on specified Strategic Housing Sites to help pro-actively address demand for self-build development over the plan period; and
  4. Provide DELETED:up to INSERTED:at least 350 bed spaces in suitable, supported accommodation to meet the needs of those who cannot live in their own home.


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Respond No Comments MM 036

47

Footnote 48

These requirements include a small buffer of approximately INSERTED:4% DELETED:7% over and above the DELETED:targets for North Hertfordshire's housing needs identified in criterion (a) INSERTED:total housing requirement set through criteria (a) and (b) of this Policy to ensure sufficient flexibility. See Monitoring and Delivery chapter for further information. INSERTED:All figures are net.

For clarity and INSERTED:effectiveness; to reflect up- to-date information on housing supply

Respond No Comments MM 037

48

Paragraph 4.89

More than DELETED:4,300 INSERTED:3,900 of the required homes are accounted for by completions since 2011, sites which have already obtained planning permission and other allowances. DELETED:These allowances INSERTED:The majority of these 3,900 homes will be on previously developed land and also include:

  • windfalls (those sites which will continue to come forward for development outside of the local plan process) DELETED:as well asINSERTED:; and
  • INSERTED:Letchworth Town Centre as a broad INSERTED:location. DELETED:locations. These are areas INSERTED:This is an area where it is reasonable to assume development might occur in the latter years of the plan, but where we cannot currently identify the exact location. INSERTED:The boundary of the broad location is the same as the Town Centre boundary for Letchworth shown on the policies map. DELETED:The majority of these 4,300 homes will be on previously developed land.

For INSERTED:effectiveness and to reflect the INSERTED:justified allowances from these sources (ED53, ED140).

Respond No Comments MM 038

49

Paragraph 4.95

The remainder of new homes will be delivered through a range of local housing allocations set out in the detailed policies of this Plan:

  • DELETED:More than 850 further homes are identified within pre-existing settlement boundaries and have influenced our target to build 20% of new homes on previously developed land;
  • DELETED:As part of our comprehensive review of the Green Belt, a number of additional villages have been 'inset' with boundaries drawn to release additional land for development. These locations will contribute around 2,600 homes to our target whilst also ensuring the long-term sustainability of these settlements.
  • INSERTED:Sites for a further 2,900 homes, in addition to the strategic sites, are identified within the adjusted settlement boundaries of the towns. This includes a DELETED:A series of INSERTED:non-strategic developments around the edge of Royston INSERTED:that will contribute almost DELETED:1,000 INSERTED:1,100 further homes; DELETED:while
  • INSERTED:Sites for nearly 1,600 homes are identified at the five village locations identified for growth by Policy SP2; while
  • A review of INSERTED:the settlement boundaries DELETED:in the Rural Areas Beyond the Green Belt INSERTED:of Category A villages allows for approximately 400 homes.

For INSERTED:effectiveness consequential to MM010


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Respond No Comments MM 039

49

Paragraph 4.96

This Plan also makes provision to meet the future needs of the Gypsy and Traveller community. DELETED:Existing arrangements at INSERTED:Additional permanent pitches will be provided adjoining the INSERTED:existing Pulmer Water site near Codicote DELETED:will be formalisedINSERTED:. A new site is allocated at Woodside Place, Danesbury Park Road at the southern edge of the District allowing requirements over the period to 2031 to be met.

To ensure Plan is INSERTED:positively prepared and INSERTED:justified consequential to MM139

Respond No Comments MM 040

50

Paragraph 4.99

A stepped approach is considered most appropriate. Housing supply will be measured against targets to deliver an average of 500 homes per year over the first ten years of the plan period (2011-2021). For the period beyond 2021, a target of 1,100 homes per year will apply. INSERTED:Our approach to five-year land supply is set out in Policy IMR1 in Chapter 14.

For INSERTED:effectiveness; Consequential modification to MM372

Respond No Comments MM 041

50

Paragraph 4.101

The Council is committed to fully exploring new settlement options in the District INSERTED:and initial work has been undertaken53. INSERTED:However, DELETED:Our evidence shows that we cannot DELETED:expect INSERTED:rely upon a INSERTED:future new settlement to DELETED:make a substantial contribution INSERTED:contribute to housing requirements in this INSERTED:current Plan DELETED:period to 203153. INSERTED:We will work with relevant partners on an on-going basis to build the evidence base that is required to support any new settlement(s) and deliver on our aspirations.

53 North Hertfordshire New Settlement Study (ATLAS, 2016)

For INSERTED:effectiveness following Matter 4 Hearing Session (ED53, ED140).


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Respond No Comments MM 042

50

Paragraph 4.104

Land to the west of the A1(M) at Stevenage within North Hertfordshire has long been identified as a sustainable location for a substantial urban extension to the town. Given the history of this site, it is considered there is sufficient justification to remove this site from the Green Belt now and safeguard it for future use. INSERTED:This land is not allocated for development at the present time. No development will be permitted until a plan review determines that the site is required to meet long-term needs and remains (part of) the most appropriate solution.

For INSERTED:consistency with national policy; Paragraph 85 of the NPPF

Respond No Comments MM 043

50

Paragraph 4.105

In taking this approach, it is recognised that a review of this Local Plan will need to conclude INSERTED:well before the end of the plan period in 2031. DELETED:It is reasonable to assume that some development will be realised from whichever sites are identified through this process in the period after 2026. An allowance of 500 homes has been included in our housing figures.

For INSERTED:effectiveness following the Matter 4 Hearing Session (ED53, ED140).

Respond No Comments MM 044

51

Paragraph 4.109

Self-build provides another route to home ownership. INSERTED:Small developments, often delivered by local builders and companies, have historically made a valuable contribution to housing land supply in North Hertfordshire. These include schemes designed by individuals for their own use. We will continue to support small windfall schemes where they are compatible with the policy framework of this plan. Government guidance also encourages us to facilitate further opportunities for people to self-build through Local Plan policies and other measures. On INSERTED:five of our strategic sites, 1% of plots will be reserved INSERTED:and marketed for INSERTED:those DELETED:people with a local connection who wish to build their own home INSERTED:reflecting demand recorded on the Council's Self-Build Register. No specific self-build targets have been set on Local Housing Allocation sites and local demand will be considered on a site-by-site basis having regards to the Council's self-build register. Self build may additionally be an issue that local communities wish to explore through Neighbourhood Plans.

For INSERTED:effectiveness to better reflect the range of building activity taking place in the District (ED53, ED54, ED83, ED139, ED144).


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Respond No Comments MM 045

52

Policy SP9

Policy SP9: Design and sustainability

For INSERTED:consistency with national policy and INSERTED:effectiveness following Matter 17 hearing session (LP3, ED55, ED154).

The Council considers good design to be a key aspect of sustainable development. We will

  1. Support new development where it is well designed and located and responds positively to its local context;
  2. Require masterplans for significant developments;
  3. Assess proposals against detailed policy requirements set out in this Plan and INSERTED:have regard to the Design SPD; and
  1. Adopt the Government's INSERTED:additional technical standards for the size of new homes, water efficiency and, in specified circumstances, accessibility.

Respond No Comments MM 046

52

Paragraph 4.117

The detailed policies of this Plan and supplementary guidance set out standards that will apply to new development in the District. Government reforms and technical standards have streamlined the type and amount of additional requirements that we can ask of new development. Having regard to relevant evidence, we consider it appropriate to introduce these DELETED:standardised INSERTED:optional requirements in North Hertfordshire.

For INSERTED:consistency with national policy (LP3)

Respond No Comments MM 047

55

Policy SP11

Policy SP11: Natural resources and sustainability

For INSERTED:legal compliance and INSERTED:effectiveness; (LP3, ED52, ED55, ED156)

This Plan seeks to meet the challenges of climate change and flooding. We will:

  1. Support proposals for renewable and low carbon energy development in appropriate locations;
  2. Take a risk based approach to development and flood risk, directing development to areas at lowest risk in accordance with the NPPF and ensuring the provision of Sustainable Drainage Systems (SuDS) and other appropriate measures;
  3. Support the principles of the DELETED:Water Framework Directive INSERTED:Water Environment (Water Framework Directive) Regulations 2017 and seek to protect, enhance and manage the water environment;
  4. Give consideration to the potential or actual impact of land contamination and support proposals that involve the remediation of contaminated land; and
  5. INSERTED:Work with utilities providers, East Hertfordshire District Council and relevant agencies to ensure additional wastewater treatment capacity is delivered without harm to protected European sites.

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Respond No Comments MM 048

55

Paragraph 4.136

This Plan also seeks to have regard to the wider water environment. The DELETED:Water Framework Directive (WFD) INSERTED:Water Environment (Water Framework Directive) Regulations 2017[59] DELETED:is a piece of INSERTED:transpose European legislation that requires member states to make plans to protect and improve the water environment. It seeks to improve the condition of all qualifying water bodies to a "good" status and prevent deterioration in the water environment.

Footnote:

[59]For information on the INSERTED:Water Environment (Water Framework Directive) INSERTED:Regulations 2017, see: DELETED:http://www.environment-agency.gov.uk/research/planning/33362.aspx INSERTED:http://evidence.environment-agency.gov.uk/FCERM/en/SC060065/About.aspx and INSERTED:https://www.legislation.gov.uk/uksi/2017/407/contents/made

For INSERTED:legal compliance; (ED55, ED156)

Respond No Comments MM 049

56

After paragraph 4.138 (new paragraph)

INSERTED:Wastewater from some parts of North Hertfordshire is treated at Rye Meads on the Hertfordshire / Essex border. This site lies within a protected site of European importance and currently has capacity to serve additional development until 2026. We will work with the relevant bodies to ensure long-term wastewater treatment solutions are available which will not have an adverse impact upon the Lee Valley Special Protection Area.

To ensure Plan is INSERTED:positively prepared and INSERTED:effective (LP3, ED52)

Respond No Comments MM 050

56

Policy SP12

Policy SP12: Green infrastructure, INSERTED:landscape and biodiversity DELETED:and landscape

For INSERTED:effectiveness and INSERTED:consistency with national policy

(NHDC Matter 19 Statement, para 33, LP3, ED52).

We will accommodate significant growth during the plan period whilst ensuring the natural environment is protected and enhanced. We will:

  1. DELETED:Protect, enhance and manage the green infrastructure network and seek opportunities to create new green infrastructure; INSERTED:Protect, identify, manage and where possible enhance a strategic multi-functional network of green infrastructure;

    INSERTED:x. Consider and respect landscape character and locally sensitive features, particularly in relation to the Chilterns Area of Outstanding Natural Beauty;

    INSERTED:x. Protect, enhance and manage designated sites in accordance with the following hierarchy of designations:

    • INSERTED:Internationally designated sites
    • INSERTED:Nationally designated sites
    • INSERTED:Locally designated sites;
  1. Protect, enhance and manage biodiversity networks including INSERTED:wildlife corridors, ancient woodlands and hedgerows, wetland and riverine habitats, Local Geological Sites, INSERTED:protected species, priority species and habitats, and non-designated sites of ecological value and seek opportunities for net gains for biodiversityINSERTED:; and
  2. DELETED:Consider and respect landscape character and locally sensitive features, particularly in relation to the Chilterns Area of Outstanding Natural Beauty INSERTED:Protect other open spaces and support provision of new and improved open space.

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Respond No Comments MM 051

56

Paragraph 4.145

INSERTED:This Plan sets out a clear strategic approach for the protection, enhancement, creation and management of networks of green infrastructure. Green infrastructure refers to all assets within and between towns and villages, both urban and rural. It is a network of multi-functional open spaces, including urban parks, gardens, woodlands, hedgerows, watercourses and associated buffer zones, and green corridors in addition to protected sites, nature reserves and open countryside.

For INSERTED:consistency with national policy consequential to MM051.

Respond No Comments MM 052

57

Paragraph 4.147

Our detailed policies set out our approach to green infrastructure. DELETED:provision in new developments

For INSERTED:effectiveness and clarity.

Respond No Comments MM

053

57

After paragraph 4.147

(new paragraphs)

INSERTED:Much of North Hertfordshire is largely unspoilt, with very attractive landscape encompassing a range of natural, man-made and urban and rural spaces. The natural landscape to the west of Hitchin towards Hexton and Lilley follows the escarpment of the Chiltern Hills and part of the District here falls within the Chilterns Area of Outstanding Natural Beauty (AONB). There are also locally important landscapes which contribute to a feeling of remoteness in other parts of the District, for example Lilley Bottom and the East Anglian Heights.

INSERTED:Whilst there are no biodiversity sites designated at the European level in the District, for example Ramsar sites, Special Areas of Conservation or Special Protection Areas, there are a number of nationally designated sites. Strict protection and control will be applied to all national designations in accordance with the conservation of Species and Habitats Regulations (2010). These designations include six Sites of Special Scientific Interest (SSSIs) as shown on the Policies Map and eight designated Local Nature Reserves (LNRs).

INSERTED:Ancient woodland is a nationally agreed designation for land that has been woodland since at least 1600 AD. The District's woodlands will be managed over the plan period to provide recreation and amenity for local residents, and also to ensure their survival to benefit biodiversity. Ancient hedgerows are protected by the Hedgerow Regulations 1997 and will be protected and enhanced where possible to ensure their contribution to biodiversity and ecological networks.

INSERTED:Species or Habitats of Principal Importance as identified in S41 of the Natural Environment and Rural Communities Act 2006 are defined at the national level and the Hertfordshire Biodiversity Action Planx sets out an approach to biodiversity at the county level. In addition to this, the Hertfordshire Local Nature Partnership (LNP) Guiding Principles have informed the policies in this Plan.

INSERTED:The District has over 300 designated Wildlife Sitesy . The Hertfordshire Environmental Records Centre updates the list of designated Wildlife Sites on a regular basis. Sites identified or designated as Wildlife Sites are afforded protection as sites of substantive nature conservation value.

INSERTED:Local Geological Sites are given the same level of protection as Wildlife Sites and are considered important for their educational or historical value. There are currently 11 Local Geological Sites in North Hertfordshire.

INSERTED:Footnotes:

INSERTED:[x] Hertfordshire Environmental Forum (2006) A Biodiversity Action Plan for Hertfordshire, INSERTED:http://www.hef.org.uk/nature/biodiversity_vision/index.htm

INSERTED:[y] Please refer to the list held by the Hertfordshire Environmental Records Centre for the current list of designated Wildlife Sites

For

INSERTED:effectiveness

and consequential to MM050 (LP3, NHDC

Matter 19 Statement, para 33, ED52)


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Respond No Comments MM 054

Paragraph 4.148

There are a wide range of important habitats within North Hertfordshire, including hedgerows, wildflower meadows, orchards, ponds, lakes, reed bed and fen, ancient woodlands in the south, chalk grasslands and chalk streams in the east, DELETED:and wet woodlands along the River Hiz and its tributaries, INSERTED:and a wildlife corridor which runs in a south-west to north-east direction passing through the northern part of the district which is an important asset of food and habitat for flora and fauna, particularly birds. Many of these habitats are subject to specific designations, reflecting their value in terms of wildlife interest, for instance national sites such as Sites of Special Scientific Interest and Local Nature Reserves, and local sites such as local wildlife sites. INSERTED:The Biodiversity Action Plan for Hertfordshire and the Green Infrastructure Plan for North Hertfordshire identify the importance of such habitats.

For INSERTED:effectiveness following Matter 19 hearing session (ED55, ED156).

Respond No Comments MM 055

Paragraph 4.150

DELETED:Much of North Hertfordshire is largely unspoilt, very attractive landscape encompassing a range of natural, man-made and urban and rural spaces. The natural landscape to the west of Hitchin towards Hexton and Lilley follows the escarpment of the Chiltern Hills and part of the District here falls within the Chilterns Area of Outstanding Natural Beauty (AONB).

DELETED:There are also locally important landscapes which contribute to a feeling of remoteness in other parts of the District, for example Lilley Bottom and the East Anglian Heights. Our detailed policies set out how we expect landscape issues to be taken into account.

Consequential to MM053

Respond No Comments MM 056

57

Policy SP13

Policy SP13: Historic environment

For INSERTED:effectiveness and INSERTED:consistency with national policy

following Matter 20 hearing session (NHDC Matter 20 Statement, ED55, ED157)

The Council will balance the need for growth with the proper protection and enhancement of the historic environment. INSERTED:When considering the impact of a proposed development on the significance of a heritage asset, the more important the heritage asset the greater the weight that will be given to the conservation of the asset and the management of its setting. We will pursue a positive strategy for the conservation and enjoyment of the historic environment through:

  1. Maintaining a strong presumption in favour of the retention, preservation and enhancement of heritage assets and their setting INSERTED:according to their significance;
  1. Identifying sites on the national register of Heritage at Risk or INSERTED:on the INSERTED:Council's 'At Risk' DELETED:local risk register;
  2. Periodic reviews of Conservation Areas and other locally designated assets; and
  3. Publication of detailed guidance.

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Respond No Comments MM 057

60

After Paragraph 4.174 (new paragraph)

INSERTED:All strategic sites will be masterplanned collaboratively with the Council and key stakeholders. It is the Council's expectation that the masterplan will normally be provided before or at outline application stage. It will be secured through conditions and / or a legal agreement. The masterplan should include:

  • INSERTED:The broad layout of the allocated site;
  • INSERTED:A phasing plan;
  • INSERTED:The location of key infrastructure including:
    • INSERTED:main access roads;
    • INSERTED:key routes within the site for both vehicles and sustainable modes of transport;
    • INSERTED:schools and other supporting facilities; and
    • INSERTED:strategic landscaping and open space; and
  • INSERTED:Identification of design parameters and / or character areas.

For INSERTED:effectiveness following Matter 10 hearing sessions.

Respond No Comments MM 058

61

Policy SP14

Policy SP14: Site BA1 – North of Baldock

To ensure Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following

Land to the north of Baldock, as shown on the DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 2,800 homes.

Planning permission for residential-led development will be granted DELETED:where INSERTED:provided thatINSERTED: the following site-specific requirements are met:

  1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key

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INSERTED:stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;

  1. A new local centre along with additional neighbourhood-level provision providing around 500m2 (net) class A1 convenience retail provision and 1,400m2 (net) of other A-class floorspace;
  2. Structural planting to create a sense of place, integration into surrounding landscape and to reinforce a long-term, defensible Green Belt boundary to the north and east;
  3. A new link road connecting the A507 DELETED:London INSERTED:North Road to the A505 Baldock bypass including a new bridge across the railway;
  4. Sustainable transport measures to include:
    1. A secondary rail crossing for pedestrians and cyclists in the vicinity of Ashville Way;
    2. Safe access routes to / from, and upgrades to, Baldock station;
    3. Sensitive integration of Bridleway Baldock 034 / Bygrave 002 as a north-south route through the development; DELETED:and
    4. The use of Bygrave Road / Ashwell Road from the south-western edge of the allocated site to the link road as a sustainable transport corridorINSERTED:; and
    5. INSERTED:comprehensive integration into the existing pedestrian and cycle, public transport and road networks;
  5. At least 28 serviced plots for self-build development;

INSERTED:x. Provision of an appropriate site for a care home for older people in Use Class C2 in accordance with the locational criteria in Policy HS4;

  1. A community hall and GP surgery;
  2. Up to 6 forms of entry (FE) of additional primary-age DELETED:and secondary-age education provision;
  3. INSERTED:Up to 8 forms of entry (FE) of additional secondary-age education provision. A secondary school larger than 6FE will be supported where:
    1. INSERTED:It is located at the south of the allocation site; and
    2. INSERTED:Safe, sustainable and direct routes to school are provided from Clothall Common;

Matter 8 & 10 hearing sessions and consequential to MM134 and MM136

(NHDC Matter 10 statement,);


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  1. Address existing surface water flood risk issues, particularly to the south of Ashwell Road, through SUDs or other appropriate solution;
  2. Appropriate mitigation, compensation and / or enhancement of key features of biodiversity as informed by detailed assessments including:
    1. Ivel Springs Local Nature Reserve;
    2. Bygrave Road local wildlife site; and
    3. Identified protected species and priority habitats;
  3. Built development contained to the south and south-west of the ridgeline that generally extends eastwards from the A507 south of Blackhorse Farm and southwards from Ashwell Road; and
  4. Sensitive treatment of heritage assets and their settings including:
    1. An access solution from the A507 DELETED:London INSERTED:North Road which satisfactorily addresses potential impacts;
    2. Retaining framed views of St Mary's Church from within and beyond the site; and
    3. Using the location of areas of archaeological significance to inform a site-wide green infrastructure strategy.
    4. Ivel Springs Scheduled Ancient Monument

Respond No Comments MM 059

62

After Paragraph 4.179 new paragraph

INSERTED:At minimum, the site will contain a 6FE secondary school to ensure the demands arising from within the development can be met. A larger school of 8FE would additionally serve existing residents of Clothall Common and adjoining new development. Appropriate measures to ensure pupils can safely and conveniently walk or cycle to school from the south of the railway line will be required to support this scale of provision.

For INSERTED:effectiveness; (NHDC Matter 10 statement)

Respond No Comments MM 060

62

After Paragraph 4.180 New paragraph

INSERTED:National policy encourages the creation of inclusive and mixed communities meeting the needs of all age groups. A small proportion of plots will be reserved for those wishing to build their own home. Land will also be reserved for a home for older people who need greater levels of care. A minimum of 50-60 bed spaces are likely to be required in order to support the provision of communal facilities and on-site staff. The care home site

For INSERTED:effectiveness following Matter 8 hearings and


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Modification

Reason / source

INSERTED:should be sustainably located close to key facilities in line with the requirements of Policy HS4.

consequential to MM134 and MM136 (ED54, ED144);

Respond No Comments MM 061

63

Policy SP15

Policy SP15: Site LG1 – North of Letchworth Garden City

To ensure Plan is INSERTED:positively prepared, justified and INSERTED:effective following Matter 8 & 10 hearing sessions and consequential to MM134 and MM136. (LP3, MOU2, NHDC

Matter 10 statement, ED54, ED95, ED144, ED146B);

Land to the north of Letchworth Garden City, as shown on the Proposals Map, is allocated as a Strategic Housing Site for approximately 900 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

  1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters which also sets out;
    1. How the site will follow and implement Garden City principles;
    2. The most appropriate points of vehicular access considering landscape and traffic impacts;

INSERTED:x. How comprehensive integration into the existing pedestrian and cycle, public transport and road networks will be secured;

  1. An appropriate education solution DELETED:with a presumption in favour of on- DELETED:site provision of INSERTED:which delivers a new INSERTED:2FE primary school INSERTED:on-site; DELETED:and
  2. Any measures required to address nearby heritage assets including the Scheduled Ancient Monument at Radwell Lodge and the Croft Lane and Norton Conservation Areas; INSERTED:and
  3. INSERTED:The approach to existing trees and hedgerows around and within the site, with the presumption that trees will be retained and any hedgerow losses kept to a minimum
  1. Neighbourhood-level retail and community facilities providing around 900m2 (net) of A-class floorspace INSERTED:and a GP surgery;
  2. At least 9 serviced plots for self-build development;

INSERTED:x. Provision of an appropriate site for a care home for older people in Use Class C2 in accordance with the locational criteria in Policy HS4 subject to up-to-date assessment of likely future needs and existing supply


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  1. Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach;
  2. Structural planting to create a sense of place, integration into the surrounding landscape and a long-term, defensible Green Belt boundary, particularly to the north-west and east;
  3. Diversion and / or re-provision of the Letchworth Greenway to provide a revised route around the new urban edge.
  4. INSERTED:Undertake a detailed odour assessment to demonstrate no adverse impact on future residents and occupants of non residential buildings.

Respond No Comments MM 062

63

Paragraph 4.188

The masterplan will also be required to demonstrate an access solution which works in both highway and urban design terms. Previous work has shown that a new access from DELETED:Stotfold INSERTED:Norton Road could be accommodated in landscape terms65. However, this needs to be balanced against a requirement to properly integrate this site with the existing Garden City. At the same time, any impacts upon the existing local highway network need to be managed within acceptable limits.

65 Land north of Letchworth: landscape sensitivity study (LUC, 2013)

For INSERTED:effectiveness (NHDC Matter 10 statement.)

Respond No Comments MM 063

63

Paragraph 4.189

Sites at this scale generate enough demand to support the provision of new primary schools on-site. DELETED:The presumption is that INSERTED:SDELETED:site LG1 will follow this principle. However, the irregular shape of the site and the location of surrounding schools DELETED:and an existing reserve school site in the area mean that this requires further consideration INSERTED:to ensure existing school intake and travel patterns are not unduly affected.

For INSERTED:effectiveness (NHDC Matter 10 statement).

Respond No Comments MM 064

64

Paragraph 4.190

Although this site will not generate a requirement for a local centre which forms part of the formal retail hierarchy, it will be necessary to provide neighbourhood-level shops and facilities to ensure that the new development is sustainable. INSERTED:Our evidence also identifies a requirement for a new GP surgery in Letchworth to serve new development[x].

INSERTED:[x] Infrastructure Delivery Plan Update (RS Regeneration, 2018)

To ensure the Plan is INSERTED:positively prepared and INSERTED:effective following


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Matter 10 hearing sessions.

Respond No Comments MM 065

64

After Paragraph 4.190 (new paragraph)

INSERTED:A small proportion of plots will be reserved for those wishing to build their own home. To ensure sufficient provision of homes for older people, any application should be supported by up-to-date evidence of housing need. This will determine whether it is necessary to make provision for a care home. These normally require a minimum of 50- 60 bed spaces in order to support the provision of communal facilities and on-site staff so an accurate picture of existing supply across Letchworth and the wider district will be essential. Any care home site should be sustainably located close to key facilities in line with the requirements of Policy HS4.

For INSERTED:effectiveness following Matter 8 hearings and consequential to MM134 and MM136

Respond No Comments MM 066

64

Paragraph 4.193

Although parts of the north-eastern boundary are quite clearly defined, there are currently limited features demarcating the north-west and eastern edges of the site. These should be addressed in a comprehensive strategy which limits any harm to INSERTED:existing green infrastructure and the wider landscapeINSERTED:, DELETED:and preserves the setting of nearby heritage assets DELETED:whilst creating INSERTED:and creates new defensible limits to the town.

For INSERTED:effectiveness following Matter 10 hearing session.

Respond No Comments MM 067

64

Insert after paragraph 4.194

INSERTED:An odour assessment will need to demonstrate that a suitable distance is provided between Letchworth Garden City Water Recycling Centre and sensitive development (defined as buildings which are regularly occupied) as part of the detailed masterplanning of the site.

For INSERTED:effectiveness (LP3, MOU2,

NHDC Matter 10 statement)

Respond No Comments MM 068

65

Policy SP16

Policy SP16: Site NS1 – North of Stevenage

To ensure Plan is INSERTED:positively prepared, justified and INSERTED:effective

Land to the north of Stevenage within Graveley parish, as shown on the DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for approximately 900 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:


Ref.

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Modification

Reason / source

  1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
  2. Integration with adjoining development in Stevenage Borough including site-wide solutions for access, INSERTED:sustainable travel, education, retailINSERTED:, and other necessary INSERTED:medical and social infrastructure INSERTED:to include:
    1. INSERTED:2FE of primary-age education provision either wholly within the site or in conjunction with the adjoining land allocated for development in Stevenage Borough ensuring adequate primary school capacity across both sites over the lifetime of the developments;
    2. INSERTED:Travel provision designed having regard to the Stevenage Mobility Strategy and including:
      • INSERTED:Effective links into the existing pedestrian and cycle, public transport and road networks; and
      • an upgraded junction at the intersection of Graveley Road / North Road; and
    3. INSERTED:Neighbourhood-level retail facilities subject to an up-to-date assessment of local demand and supply
  3. A detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.
  4. At least 9 serviced plots for self-build development;
  5. Structural planting to create a sense of place, integration into surrounding landscape and a long-term, defensible Green Belt boundary to the north DELETED:as informed by detailed assessments;
  6. Integration of existing public rights of way to provide routes through the site to the wider countryside including
    1. Footpath Graveley 006 and Bridleway Gravely 008 along the perimeter of the site; and
    2. Footpath Graveley 007 as a south-east to north-west route through the site and link path from the urban area to the Stevenage Outer Orbital Path; DELETED:and

following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED147)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  1. Sensitive consideration of existing settlements, landscape features and heritage assets including:
    1. Graveley village and Conservation Area;
    2. The St Nicholas & Rectory Lane Conservation Area INSERTED:including the Grade I listed St Nicholas Church and Rook's Nest; and
    3. Chesfield Park.
    4. Church of St Etheldreda
    5. Manor FarmINSERTED:; and
  2. INSERTED:Detailed design and layout of the site to be informed by site-specific assessments to mitigate any landscape, heritage and Green Belt impacts to the fullest reasonable extent.

Respond No Comments MM 406

65

Paragraph 4.195

The area north of Stevenage is currently undeveloped farm land in the parish of Graveley. Adjoining land within Stevenage Borough to the south has been identified for development and this provides an opportunity for a coherent extension of the town to the north67. A masterplanning exercise for this site will need to consider the INSERTED:collective implications of these DELETED:cross-boundary allocations and demonstrate appropriate solutions. This may lead to some facilities which will serve the whole development being located wholly within either North Hertfordshire's or Stevenage's administrative areas.

Footnote:

67 Stevenage Borough Local Plan 2011-2031:Publication Draft (SBC, 2016)

For INSERTED:effectiveness following Matter 10 hearing session.

Respond No Comments MM 069

65

Paragraph 4.196

It is envisaged that principal access to the site will be in the form of a looped estate road, one end of which will be in Stevenage Borough. The northern end of this road will emerge at, or close to, the existing junction of the B197 at Graveley Road / North Road. A new arrangement, possibly a roundabout, will need to be provided. INSERTED:Any transport proposals should consider the effects on adjacent networks and communities such as Graveley, and propose suitable mitigation; the analysis should also consider cumulative impacts.

For INSERTED:effectiveness as proposed in ED105.

Respond No Comments MM 070

66

After paragraph 4.196 (new paragraphs)

INSERTED:The site will need to integrate provision for walkers, cyclists and public transport in line with the aims of the Stevenage Mobility Strategy. This will include connections to the wider sustainable travel network. These measures, along with wider transport and

For INSERTED:effectiveness following


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:mobility proposals arising from development of the site, will be developed in consultation with Hertfordshire County Council and Stevenage Borough Council.

INSERTED:Development at this scale would normally generate a requirement for the on-site provision of a 2FE primary school. The relationship with the adjoining land in Stevenage means that, in this instance, it may be possible to co-locate education provision for the two schemes to ensure the most effective outcome.

INSERTED:Our evidence suggests that the three housing allocations to the north of Stevenage within the District will generate a requirement for two additional GPsx. The most appropriate location and format for this provision will be determined in consultation with health service providers also having regard to existing and proposed patterns of provision within Stevenage.

INSERTED:The retail forecasts supporting the plan suggest that approximately 1,300m2 of A-class floorspace could be accommodated within this site to meet the needs arising from the new housingy. Equally it is recognised that Site NS1 is located in close proximity to existing and proposed convenience supermarkets and proposed local facilities within Stevenage. Any application should be supported by an up-to-date assessment of local retail requirements to ensure provision within this site is appropriately scaled to meet the needs generated by the development.

INSERTED:[x] North Hertfordshire Infrastructure Delivery Plan September 2016 (Updated January 2018)

INSERTED:[y] North Hertfordshire Retail Study Update (Nathaniel Lichfield & Partners, 2016)

Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED147)

Respond No Comments MM 071

66

Paragraph 4.200

INSERTED:The site is in close proximity to a number of heritage assets. Sensitive design and layout will be required to ensure that any harm to their settings is minimised. Assessment of any impact upon the historic environment must be comprehensive and should not stop at the administrative boundary. To the south-east of the site, the adjoining land within Stevenage Borough is known colloquially as 'Forster Country' in recognition of author EM Forster. His childhood home INSERTED:of Rook's Nest is INSERTED:Grade I listed with INSERTED:a large part of its INSERTED:historic

For INSERTED:effectiveness (NHDC Matter 10 statement).


Ref.

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Modification

Reason / source

INSERTED:landscape setting protected by DELETED:a INSERTED:the St Nicholas' and Rectory Lane Conservation Area. INSERTED:This conservation area also contains and provides the setting for a Grade I listed, twelfth century church.

Respond No Comments MM 072

67

Policy SP17

Policy SP17: Site HT1 – Highover Farm, Hitchin

To ensure Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following Matter 10 hearing session (ED95, ED146A)

Land to the east of Hitchin, as shown on the Proposals Map, is allocated as a Strategic Housing Site for approximately 700 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

  1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
  2. Neighbourhood-level retail facilities providing approximately 500m2 (net) of A-class floorspace;
  3. Principal access from Stotfold Road with DELETED:appropriate integration to the local highway network INSERTED:provision for sustainable modes of transport and comprehensive integration into the existing pedestrian and cycle, public transport and road networks;
  4. At least 7 serviced plots for self-build development;
  5. DELETED:On-site INSERTED:Approximately two hectares of land reserved for provision of a new primary school;
  6. Appropriate separation distances from the adjoining railway embankment to safeguard residential amenity; DELETED:and
  7. Lower density development and / or green infrastructure provision as informed by detailed landscape assessments at the north of the site to:
    1. Maintain appropriate visual and physical separation between Hitchin and Letchworth Garden City;
    2. Address surface water flood risk; and
    3. Respect the setting of the scheduled burrows to the north-east.
  8. INSERTED:Sensitive consideration of other designated and non-designated heritage assets at Highover Farm including the Grade II listed Threshing Barn;
  9. INSERTED:Undertake Contaminated Land Preliminary Risk Assessment, particularly relating to current and historic agricultural use; and
  10. INSERTED:Undertake ecological appraisal in relation to Stotfold Road Verges and Hitchin Railway Banks Wildlife Sites.

Ref.

Page (LP1)

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Modification

Reason / source

Respond No Comments MM 073

67

Paragraph 4.205

A site at this scale will generate sufficient demand to support a new primary school on site. This will need to be at least 1FE in size. Further information on likely pupil yields, along with an understanding of any extent to which the nearby Highover JMI School may be able to meet future demands, will determine if it is necessary to DELETED:secure INSERTED:deliver a 2FE school on- site.

For INSERTED:effectiveness following Matter 10 hearing sessions

Respond No Comments MM 074

68

After paragraph 4.208 (new paragraph)

INSERTED:The Highover Farm complex, at the south-west of the allocation site, is an important and long-evolved complex of agricultural buildings recognised on the Council's register of locally important heritage assets. In 2018, the Threshing Barn, which lies within this complex, was Grade II listed.

For INSERTED:consistency with national policy (ED146A).

Respond No Comments MM 075

69

SP18

Policy SP18: Site GA2 – Land off Mendip Way, Great Ashby

To ensure Plan is INSERTED:positively prepared, justified and INSERTED:effective following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

Land to the north-east of Great Ashby within Weston parish, as shown on the - DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for approximately 600 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

  1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
  2. Neighbourhood-level DELETED:retail facilities providing approximately 500m2 (net) of A1-class INSERTED:retail floorspace INSERTED:and other necessary medical and social infrastructure;
  3. DELETED:Up to fINSERTED:Four hectares of land INSERTED:at the north of the allocation site, broadly bounded by Footpaths Weston 044 and Weston 027 and Dell Spring reserved for education DELETED:purposes INSERTED:use to accommodate DELETED:subject to up-to-date DELETED:assessments of need including, at minimum, 2FE of primary-age provision INSERTED:and 4FE of secondary age provision;

Ref.

Page (LP1)

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Modification

Reason / source

  1. Principal access from Mendip Way INSERTED:with:
    1. INSERTED:provision for sustainable modes of transport having regard to the Stevenage Mobility Strategy; and
    2. INSERTED:comprehensive integration into the existing pedestrian and cycle, public transport and road networks;

INSERTED:x. Transport Assessment to identify and secure measures to manage traffic flows arising from the development along Back Lane;

  1. A detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.
  2. At least 6 serviced plots for self-build development;
  3. Structural planting along DELETED:the alignment of footpath Weston 044 INSERTED:site boundaries as informed by detailed landscape assessments to reinforce the revised Green Belt boundary and mitigate landscape impacts;
  4. Address existing surface water flood risk issues, particularly running south- east from Dell Spring to Newberry Grove, through SUDs or other appropriate solution;
  5. Appropriate mitigation, compensation and / or enhancement of key features of biodiversity including:
    1. Local wildlife sites at Tilekiln Wood, Parsonsgreen Wood, New Spring Wood, Brooches Wood and Claypithills Spring Wood; DELETED:and
    2. Identified protected species and priority habitatsINSERTED:; and
    3. INSERTED:Retention of green infrastructure connectivity and corridors to the wider countryside;
  1. Integration of existing public rights of way within and adjoining the site to provide routes to the wider countryside including
    1. Footpaths Weston 027 and Weston 044 and Bridleway Weston 033 as features which help define the perimeters of the site; and
    2. Footpath Weston 029 as a potential green corridor through the site;
  2. Provision of a green infrastructure corridor beneath the current alignment of the pylon lines INSERTED:to respect statutory safety clearance requirements for residential development; and

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  1. Lower intensity development and / or green infrastructure provision to the north of the site to minimise harm to the setting of listed buildings.

Respond No Comments MM 076

69

Paragraph 4.211

Although this site will not generate a requirement for a local centre which forms part of the formal retail hierarchy, it will be necessary to provide neighbourhood-level shops and facilities to ensure that the new development is sustainable. INSERTED:Our evidence identifies that the three housing allocations to the north of Stevenage within the District will generate a requirement for two additional GPs. The most appropriate location and format for this provision will be determined in consultation with health service providers also having regard to existing and proposed patterns of provision within Stevenage.

For INSERTED:effectiveness following Matter 10 hearing sessions (ED96, ED147)

Respond No Comments MM 077

70

Paragraph 4.213

Development of this site provides the opportunity to address these issues. INSERTED:Reserving sufficient land within this site to deliver 2FE of primary-age INSERTED:and 4FE of secondary-age provision will DELETED:exceed INSERTED:meet the requirements arising from the site itself and INSERTED:also help alleviate pressures arising from existing and planned development in Great Ashby.

INSERTED:Together these will help to create a more sustainable residential neighbourhood at the north-east of Stevenage enabling more short-distance journeys to school.

For INSERTED:effectiveness following Matter 10 hearing session (NHDC Matter 10 statement)

Respond No Comments MM 078

70

Paragraph 4.214

DELETED:We will continue to work with the landowner and County Council to explore options for secondary school provision in this area. A modest level of secondary-age provision, potentially in the form of an all-through school, could provide a local solution for Great Ashby and create a more sustainable residential neighbourhood at the north-east of Stevenage. INSERTED:It is currently anticipated that the secondary element of a new school will not be required before the late 2020s at the earliest. To ensure an appropriately sized site, additional school playing fields would be required on land beyond the allocation boundary to the south-west of Footpath Weston 027 and Warrensgreen Wood towards Warrens Green Lane. This land is retained within the Green Belt to ensure appropriate control over any built structures.

For INSERTED:effectiveness (NHDC Matter 10 statement)


Ref.

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Modification

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Respond No Comments MM 079

70

After Paragraph 4.214 (new paragraphs)

INSERTED:The Stevenage Mobility Strategy aims to significantly increase the proportion of journeys undertaken on foot, by bike and by public transport over the plan period. Sites on the edge of Stevenage will need to make appropriate provision for sustainable modes of transport, and appropriate contributions to relevant sustainable travel schemes across the town, to ensure that they meet these aims.

INSERTED:There are local concerns that Back Lane, a narrow minor road which leads to Church Lane in Graveley, could be used by increased numbers of vehicles leaving the site, and that junctions in Graveley itself will suffer from congestion as a result of increased flows. This issue should be specifically addressed in the Transport Assessment for the site as part of the consideration of likely development impacts upon the wider highway network.

INSERTED:These measures, along with wider transport and mobility proposals arising from development of the site, will be developed in consultation with Hertfordshire County Council and Stevenage Borough Council.

For INSERTED:effectiveness following Matter 10 hearing session (ED96, ED105, ED147).

Respond No Comments MM 080

70

Paragraph 4.215

INSERTED:Much of DELETED:TINSERTED:the revised Green Belt boundary has been drawn along the routeINSERTED:s of DELETED:a public rightINSERTED:s of way. Although DELETED:a clearly defined featureINSERTED:s, parts of DELETED:its INSERTED:their alignmentINSERTED:s cut across INSERTED:more open DELETED:fields INSERTED:land. Structural planting DELETED:here will reinforce the INSERTED:new boundary as well as providing visual containment of the development.

For INSERTED:effectiveness (NHDC Matter 10 statement)

Respond No Comments MM 081

70

Paragraph 4.216

Distinct areas of woodland lie between the site and the existing development at Great Ashby. These should be sensitively incorporated into the development having regard to their status as local wildlife sites. These woodsINSERTED:, and the connections from them to the wider countryside, will be integral to the green infrastructure of the siteINSERTED:.DELETED:, which INSERTED:This will also include incorporation of key rights of way.

For INSERTED:effectiveness (NHDC Matter 10 statement)

Respond No Comments MM 082

70

Paragraph 4.217

A green infrastructure corridor currently runs through Great Ashby following the alignment of the overhead power lines. This should additionally be carried through the new development to provide a continuous link through the neighbourhood to the wider countryside. INSERTED:The width of the corridor will be informed by the health and safety clearance requirements imposed by National Grid (or any other relevant body).

For INSERTED:effectiveness following Matter 10 hearing session (ED96,


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

ED147)

Respond No Comments MM 083

71

Policy SP19

Policy SP19: Sites EL1, EL2 & EL3 – East of Luton

To ensure Plan is INSERTED:positively prepared,justified and INSERTED:effective (LP3, MOU5, NHDC

Matter 10 statement, ED54, ED83, ED144)

Land to the east of Luton, as shown on the DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 2,100 homes.

Planning permission for residential-led development will be granted INSERTED:provided that DELETED:where the following site-specific measures requirements are met:

  1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
  2. A new local centre with additional neighbourhood-level provision providing around 250m2 (net) class A1 convenience retail provision and 850m2 of other A- class floorspace INSERTED:and other necessary social infrastructure;
  3. Structural planting to create a sense of place, integration into the surrounding landscape and to reinforce a long-term, defensible Green Belt boundary to the east and mitigate landscape impacts;
  4. Principal access to be taken from Luton Road and integrated into Luton's existing highway network via Crawley Green Road INSERTED:with:
    1. INSERTED:Provision for sustainable modes of transport;
    2. INSERTED:Comprehensive integration into the existing pedestrian and cycle, public transport and road networks; and
    3. INSERTED:Appropriate transport mitigation measures secured to address impacts upon Luton
  5. DELETED:Up to 4FE of primary-age and INSERTED:4FE of secondary-age education provision to ensure the needs arising from this allocation can be met within the site INSERTED:with any secondary education solution designed so as not to preclude the potential for future expansion;
  6. DELETED: DELETED:At least 21 serviced plots for self-build development; INSERTED:Appropriate mechanism(s) to ensure that all the affordable housing derived from the 1,950 homes for Luton's unmet needs address affordable housing needs from Luton Borough;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  1. Built development contained within the Breachwood Ridge and avoiding adverse impacts on the wider landscape of the Lilley Valley or the Chilterns AONB as informed by detailed landscape assessments;
  2. Integration of existing public rights of way within and adjoining the site to provide routes to the wider countryside including:
    1. Footpath Offley 001 as a route from south-east Luton to the rural area; and
    2. Footpaths Offley 039, Offley 002 and Offley 003 as potential north-west to south-east green corridors through the site;
  3. Address existing surface water flood risk issues, particularly along the south- western perimeter of the site, through SUDs or other appropriate solution;
  4. Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living spaces;
  5. INSERTED:Appropriate DELETED:Mmitigation, compensation and / or enhancement of key features of biodiversity as informed by detailed assessments including:
    1. The INSERTED:adjoining local wildlife sites at Stubbocks Wood; and
    2. Priority deciduous woodland habitat at Brickkiln Wood; DELETED:and
  6. Sensitive integration of existing settlements and heritage assets, including
    1. Minimising the visual impacts of development upon the historic parts of Cockernhoe, including relevant listed buildings;
    2. Using the location of the Mangrove Green and Cockernhoe areas of archaeological significance to inform a site-wide green infrastructure strategy; and
    3. Retaining an appropriate setting to the adjoining Putteridge Bury;
  7. INSERTED:Undertake Contaminated Land Preliminary Risk Assessment, particularly relating to historic landfill; and
  8. INSERTED:Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Respond No Comments MM

72

Paragraph 4.219

Three adjoining sites are identified to the East of Luton totalling 2,100 dwellings. Around

For


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

084

150 homes will meet requirements arising from within North Hertfordshire, with the remaining 1,950 homes addressing needs that cannot be physically accommodated within Luton. INSERTED:The contribution towards unmet needs from Luton will include the provision of both market and affordable homes. The District Council will work with Luton Borough Council to secure appropriate mechanisms for nomination rights in any legal agreement(s) relating to the site(s).

INSERTED:effectiveness

Respond No Comments MM 085

72

Paragraph 4.222

Our assessments show that this level of development can be accommodated without a significant adverse impact on the wider highway networks of Luton and Hertfordshire [70]. This will be achieved, in part, by ensuring that education needs arising from the allocation will be met within the site itself. INSERTED:In the period beyond 2028, it may prove necessary to expand secondary provision to ensure wider education needs across the rural west of the District can be met. This matter will be kept under review and subject to further investigation and / or planning application(s) at the appropriate time.

[70] East of Luton Urban Extension Stage 2 – Traffic Modelling Results (AECOM, 2016); Preferred Local Plan Model Testing (AECOM, 2016)

For INSERTED:effectiveness following Matter 10 hearing sessions

Respond No Comments MM 086

72

After paragraph 4.222 New paragraph

INSERTED:The sites will need to integrate provision for walkers, cyclists and public transport in line with the aims of the NHDC Transport Strategy and the sustainable travel strategy set out in the Luton Local Plan. This will include connections to the wider sustainable travel network.

For INSERTED:effectiveness (NHDC Matter 10 statement).

Respond No Comments MM 087

72

After paragraph 4.225 New paragraph

INSERTED:East of Luton lies within the Thames Water area with wastewater draining to their facility at East Hyde south east of Luton. Previous work identifies that this treatment works should have sufficient capacity to accommodate this planned development, it is recognised that upgrades to the existing infrastructure network may be required.

INSERTED:Scheme promoters should work with Thames Water, and together, to identify the likely nature of infrastructure required to ensure this can be programmed appropriately.

For INSERTED:effectiveness (NHDC Matter 10 statement)


Ref.

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SECTION 3

DEVELOPMENT MANAGEMENT POLICIES

CHAPTER 5

ECONOMY AND TOWN CENTRES

Respond No Comments MM 088

75

ETC1

Policy ETC1: Appropriate uses in Employment Areas

To ensure the Plan is INSERTED:effective and INSERTED:justified following Matter 13 hearing session (ED51, ED56, ED150)

Within the INSERTED:safeguarded DELETED:allocated Employment Areas, INSERTED:and the Employment Allocations (BA10 and RY9), as shown on the INSERTED:Policies DELETED:Proposals Map, planning permission will be granted DELETED:where INSERTED:provided:

  1. DELETED:Within those parts of the Employment Areas designated for business use only, development is for Use Class B1;
  2. DELETED:Elsewhere within Employment Areas, development is for Use Classes B1, B2 or B8;
  3. DELETED:cINSERTED:For allocated sites any relevant site-specific criteria are met; and

    DELETED:dAny Use Class B8 development is easily accessible from the primary road network.

Planning permission for other INSERTED:employment-generating uses will be granted as an exception to the above criteria INSERTED:provided they are:

  1. Ancillary to the above uses;
  2. Essential to the continued operation of an established premises;
  3. Would bring comparable benefits to a B-class use in the same location; or
  4. Would make use of a site that would otherwise be likely to become or remain vacant for an extended period of time.

Respond No Comments MM 089

75

5.4

DELETED:Within the employment areas, certain areas will be reserved for B1 uses such as offices, research and development and light industry only. Due to the constrained nature of the District's Town Centres, and the competition from other land uses, much of the new office development anticipated over the plan period is likely to be within Employment Areas.

To ensure the Plan is INSERTED:effective and INSERTED:justified; (ED51)

Respond No Comments MM 090

77

ETC2

Policy ETC2: Employment development outside Employment Areas INSERTED: and Employment Allocations BA10 and RY9

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 13 hearing statement (NHDC

Planning permission for employment uses outside of allocated Employment Areas INSERTED:and Employment Allocations BA10 and RY9 will be granted DELETED:where INSERTED:provided that:

  1. DELETED:they are located consistently with the principles of sustainable development; INSERTED:the proposal is:

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  1. INSERTED:within a defined settlement boundary or the built core of a Category B village; DELETED:or
  2. INSERTED:for small scale offices or other small employment development; and DELETED:or
  3. INSERTED:is appropriate to the location in terms of size, scale, function, catchment area and / or historic and architectural character; and
  1. DELETED:The proposal is appropriate to the area in terms of size, scale, function, catchment area and / or historic and architectural character;
  2. DELETED:c there would be no significant adverse impacts on living conditions.

  3. DELETED:if major in scale, evidence is provided that there are no more suitable sites within the existing Employment Areas.

The Council will only permit the loss of existing employment uses on unallocated sites, where it can be demonstrated that:

  1. the land or premises is no longer required to meet future employment needs of either the local community or the DistrictINSERTED:, demonstrated through evidence of at least twelve months of active marketing;
  2. the existing use has a significant adverse impact on the amenities of surrounding land uses; or
  3. the existing use is detrimental to highway safety.

Matter 13 Statement, ED56, ED150, Para. 25 NPPF)

Respond No Comments MM 091

77

5.9

There are a number of employment sites across North Hertfordshire that are outside the designated Employment Areas INSERTED:and Employment Allocations but which provide sources of local employment and services. These are in other parts of the main towns including town centres, in INSERTED:the villages identified for growth, category A villages, and sometimes within category B and C villages or in the countryside following the re-use or redevelopment of agricultural buildings. Some have been there for a long time and may not be in the most appropriate location while others exist perfectly well adjacent to other uses such as residential and / or in their wider setting. INSERTED:Planning Applications seeking non-employment uses on such sites will need to be supported with evidence that at least twelve months of active marketing has been undertaken. This will include an assessment of market signals, including that the marketing has been conducted appropriately given the terms,

For INSERTED:effectiveness and INSERTED:consistency with national policy (ED56, ED150))


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INSERTED:rental values and / or sales values of the site and similar properties, the benefits of the proposed uses and the impact on the community of such a loss of employment land.

Respond No Comments MM 092

77

ETC3

Policy ETC3: New retail, leisure and other main town centre development

For INSERTED:effectiveness; following Matter 14 hearing sessions (ED56, ED117, ED151)

Planning permission for new retail, leisure and other main town centre development will be granted INSERTED:provided that DELETED:where:

  1. the sequential test is passed;
  2. INSERTED:where the town centre development is outside of the town centre, an impact assessment INSERTED:is DELETED:are provided based on DELETED:locally set INSERTED:the following minimum floorspace thresholds demonstrating there is no unacceptable harm to the vitality or viability of a designated INSERTED:town centre:
    • INSERTED:Hitchin: 2,500 gross sq.m and above;
    • INSERTED:Letchworth Garden City: 1,000 gross sq.m gross and above;
    • INSERTED:Baldock, Royston and elsewhere: 500 gross sq.m and above
  1. within retail allocation sites, as shown on the DELETED:Proposals INSERTED:Policies Map, any relevant site-specific criteria are met;
  2. the proposal is appropriate to the area in terms of use, size, scale, function, catchment area, historic and architectural character; and
  3. there would be no significant adverse impact upon living conditions.

Respond No Comments MM 093

78

5.16

Nevertheless, the first preference for the location of leisure facilities encompasses a wider area than retail as leisure uses should not be re-directed from the wider town centre areas to the primary shopping area. DELETED:Therefore, the first preference for leisure facilities includes both the primary shopping area and wider town centre area.

For INSERTED:consistency with national policy (ED56, ED117, ED151)

Respond No Comments MM 407

78

5.17

DELETED:For other town centre uses the test will start at number two in the list above.

For INSERTED:consistency with national policy (ED56, ED117, ED151)

Respond No Comments MM 094

78

5.19

This Plan identifies thresholds for the application of the impact test in North Hertfordshire's towns in line with our evidence76. Applications for main town centre uses

For INSERTED:effectiveness; (ED56, ED117,


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on sites outside the town centres, not otherwise in accordance with the development plan and exceeding the thresholds INSERTED:in Policy ETC3 DELETED:below must also be assessed against the impact considerations set out in Government guidance before planning permission will be granted.:

  • DELETED:Hitchin: 2,500m2 and above
  • DELETED:Letchworth Garden City: 1,000m2 and above
  • DELETED:Baldock, Royston and elsewhere: 500m2 and above

Footnote76

North Hertfordshire Town Centre and Retail Study Update (NLP, 2016)

ED151)

Respond No Comments MM 095

79

ETC4

Policy ETC4: Primary Shopping Frontages

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions; (ED56, ED117, ED151)

Town Centre boundaries for Hitchin, Letchworth Garden City and Royston are shown on the DELETED:Proposals INSERTED:Policies Map. Within the designated Primary Shopping Frontages, planning permission will be granted at ground-floor level:

  1. for retail A1 uses; or
  2. DELETED:Exceptionally for an A3 DELETED:or similar use if DELETED:they do INSERTED:it does not, individually or cumulatively, undermine the retail function of the centre DELETED:and where the proposal will attract people to the centre, enhancing INSERTED:in the daytime or detract from the centre's vitality and viabilityINSERTED:.

Respond No Comments MM 096

79

ETC5

Policy ETC5: Secondary Shopping Frontages

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions (ED56, ED117, ED151)

In the Secondary Shopping Frontages of Hitchin, Letchworth Garden City, Baldock and Royston, as shown on the DELETED:Proposals INSERTED:Policies Map, planning permission will be granted at ground-floor level:

  1. for retail, professional services and restaurants (A1, A2INSERTED:, DELETED:or A3INSERTED:, A4 and A5); or
  2. DELETED:exceptionally for other main town centre uses if DELETED:they do, INSERTED:it does not individually or cumulatively, undermine the retail function of the centre DELETED:and where the DELETED:proposal will attract people to the centre, enhancing INSERTED:or detract from the centre's vitality and viability.

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Respond No Comments MM 097

80

5.24

For Secondary Frontages, the policy is more flexible, allowing retail, office and DELETED:restaurant INSERTED:food/beverage uses (A1, A2INSERTED:, DELETED:and A3INSERTED:, A4 and A5) uses based on their contribution to vitality and viability and their ability to attract people to the centre. DELETED:Other uses such as pubs (A4) and hot food takeaways (A5) can add to an areas attractiveness and vitality, however, control is needed to ensure that these uses do not detract from the centre and affect the shopping pattern.

For INSERTED:effectiveness consequential to MM096 (ED56, ED117, ED151)

Respond No Comments MM 098

80

5.25

Evidence in the form of predicted footfall, opening times and linked trips will be required for any application seeking to meet the exception criteria. Where a shop unit has been vacant for an extended period of time (normally at least DELETED:six months INSERTED:one year), documentary evidence should demonstrate that all reasonable attempts to sell or let the premises for the preferred use(s) have failed.

For INSERTED:effectiveness; (ED56, ED117, ED151)

Respond No Comments MM 099

80

ETC6

Policy ETC6: Local Centres

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions (ED56, ED117, ED151)

Within Local Centres, as shown on the INSERTED:Policies DELETED:Proposals Map or identified in approved masterplans INSERTED:for the strategic site allocations, planning permission will be granted where:

  1. it is for use class A1, A2, A3, A4, A5, D1 or D2 at ground floor level;
  2. DELETED:The centre would continue to provide a range of uses with the majority of units being retained in A1 use INSERTED:any change of use from class A1 would maintain the general vitality and viability of the centre; and
  3. INSERTED:the centre would continue to provide a range of uses with a majority of units being retained in A1 use so as to not undermine the provision of local shopping facilities. DELETED:Any change of use from class A1 would:
    1. DELETED:maintain the general vitality and viability of the centre; and
    2. DELETED:not seriously diminish the provision of local shopping facilities.

Proposals for over 500INSERTED:sq.m DELETED:m2 gross will not generally be suitable in local centres.

Respond No Comments MM 100

81

ETC7

Policy ETC7: DELETED:Scattered LocalINSERTED: communityshops and services in towns and villages

For INSERTED:effectiveness; following Matter 14 hearing session (ED56, ED117,

Planning permission for small-scale proposals providing new shops and services DELETED:will be granted within existing settlements to serve the INSERTED:day-to-day needs of the local community DELETED:as an exception to the sequential approach set out in Policy ETC3(a) INSERTED:will be


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INSERTED:granted where:

  • INSERTED:The site is within a defined settlement boundary;
  • INSERTED:In the case of Category B villages, the site is within the built core; or
  • INSERTED:In the case of Category C settlements, the proposed development meets the criteria of Policy CGB2b.

Planning permission for the loss or change of use of any shops, services or facilities outside the defined retail hierarchy will be granted where:

  1. there is another shop, service or facility of a similar use available for customers within aINSERTED:n 800m DELETED:convenient walking distance; and
  2. the proposed replacement use would complement the function and character of the area.

An exception to criterion (a) above will only be permitted if it can be demonstrated that the unit INSERTED:is no longer required to meet the needs of the local community, including through evidence of at least twelve months active marketing.DELETED:has remained vacant for a year or more, and documentary and viability evidence has been provided that all reasonable attempts to sell or let the premises for similar uses in that period have failed.

ED151)

Respond No Comments MM 101

81

5.34

New facilities of an appropriate scale and location within DELETED:Category A and Category B villages INSERTED:towns, villages and smaller settlements will generally be supported INSERTED:subject to meeting the criteria of Policy CGB2b where applicable DELETED:without the need for sequential testing of alternate locations.

For INSERTED:effectiveness; (ED56, ED117, ED151)

Respond No Comments MM 408

81

Paragraph 5.36

These facilities should be protected wherever possible and the policy seeks to prevent their loss. However, where it can be shown such facilities are no longer needed and not viable, then permission may be granted for a change of use. INSERTED:Planning Applications seeking a change of use that is not for shops, services or similar facilities will need to be supported with evidence that at least twelve months of active marketing has been

For INSERTED:effectiveness, consequential to MM100


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INSERTED:undertaken. This will include an assessment of market signals, including that the marketing has been conducted appropriately given the terms, rental values and / or sales values of the site and similar properties, the benefits of the proposed use(s) and the impact on the community of such a loss of shops, services or similar facilities.

Respond No Comments MM 102

82

ETC8

Policy ETC8: Tourism

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions (ED56, ED117, ED151)

Planning permission for tourism-related development will be granted DELETED:as an exception,

INSERTED:subject to the sequential approach set out in Policy ETC3 where it:

  1. increases the attractiveness of the District as a tourist destination;
  2. improves visitor accommodation; or
  3. delivers sustainable tourist and visitor attractions in appropriate locations.

DELETED:In the rural area outside settlement boundaries proposals will need to evidence why they can not be accommodated within existing settlements and how they will support the rural economy.

Respond No Comments MM 103

82

5.41

DELETED:Although INSERTED:The district of North Hertfordshire is INSERTED:itself not a major tourist destination. INSERTED:However, there are a wide range of attractions in the District, particularly those based on heritage and the countryside. Some, such as Letchworth, the world's first Garden City, Royston Cave and the British Schools INSERTED:and Museum in Hitchin are unique. Knebworth House and INSERTED:its grounds INSERTED:are a major day visitor destination INSERTED:in the region and INSERTED:unique nationally in their capacity for INSERTED:large music. INSERTED:The inclusion of a tourism policy reflects this sector's growing significance as a form of economic development, and its potential to diversify both urban and rural economies.

For INSERTED:effectiveness and INSERTED:consistency with national policy (LP3)

CHAPTER 6

COUNTRYSIDE AND GREEN BELT

Respond No Comments MM 104

84

Policy CGB1

Policy CGB1: Rural Areas beyond the Green Belt.

For INSERTED:legal compliance and INSERTED:effectiveness following Matter 15 hearing session

In the Rural Areas beyond the Green Belt, as shown on the DELETED:Proposals INSERTED:Policies Map, planning permission will be granted DELETED:where INSERTED:provided that the development:

  1. is infillINSERTED:ing development which does not extend DELETED:within the built core of a Category B village;

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  1. meets a proven local need for community facilitiesINSERTED:, DELETED:and services or DELETED:rural INSERTED:affordable housing INSERTED:in an appropriate location;
  2. is strictly necessary for the needs of agriculture or forestry;
  3. relates to an existing rural building;
  4. is a modest proposal for rural economic development or diversification; or
  5. would provide land or facilities for outdoor sport, outdoor recreation and cemeteries that respect the generally open nature of the rural area.

(ED55, ED152)

Respond No Comments MM 105

84

Paragraph 6.1

The Rural Area beyond the Green Belt covers the countryside to the east INSERTED:and north of the District that lies outside of the towns and DELETED:Category A INSERTED:larger villages identified in Policy SP2. These areas do not meet the necessary criteria to be designated as Green Belt, but it is still necessary to impose restraints on development to prevent inappropriate schemesINSERTED:x.

INSERTED:[x] The Council's definition of "Rural Areas beyond the Green Belt" is not intended to replicate the NPPF definition of "rural areas" which also includes development within villages, as covered by other policies of this Plan.

For INSERTED:effectiveness following Matter 15 hearing session (ED55, ED152)

Respond No Comments MM 106

84

Paragraph 6.2

INSERTED:Policy CGB1 sets out the broad typologies of development considered acceptable within the Rural Area Beyond the Green Belt. Where schemes INSERTED:fall within DELETED:meet one or more of the DELETED:criteria INSERTED:categories above, they will be judged against other relevant policies of the Plan.

For INSERTED:effectiveness in interpreting Policy CGB1

Respond No Comments MM 107

84

Policy CGB2

Policy CGB2: Exception sites in rural areas

For INSERTED:effectiveness and INSERTED:consistency with national policy; Consequential modification to MM108

DELETED:Planning permission for community facilities and services or affordable housing

  • DELETED:Adjoining Category A villages;
  • DELETED:Beyond the built core of Category B villages; or
  • DELETED:Within Category C settlements

DELETED:will be granted where:

  1. DELETED:It meets a proven local need as identified through a parish survey or other relevant study;
  2. DELETED:There are no reasonable alternate, suitable and available sites within the defined settlement boundaries of relevant towns or Category A villages or the built core of relevant Category B villages;

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  1. DELETED:The proposal would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings;
  2. DELETED:The proposed development would not have a substantial adverse impact on the openness or general policy aims of the Green Belt or Rural Area beyond the Green Belt; and
  3. DELETED:The public benefit of the proposal outweighs any harm that might arise against these aims.

DELETED:The provision of limited market housing to cross-subsidise schemes under this policy will be granted planning permission in exceptional circumstances where it can be demonstrated that the level of market housing proposed is strictly necessary to make the required development deliverable and would accord with criteria (d) and (e) of this policy.

Respond No Comments MM 108

84

Policy CGB2 – New policies

Policy CGB2a: Exception sites for affordable housing in the Green Belt

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 15 hearing session (ED55, ED152)

INSERTED:Planning permission for limited affordable housing in the Green Belt

  • INSERTED:Adjoining Category A villages; or
  • INSERTED:Beyond the built core of Category B villages;

INSERTED:will be granted provided that the land is identified for such development in a Neighbourhood Plan or:

  1. INSERTED:it meets a proven local need as identified through a parish survey or other relevant study;
  2. INSERTED:there are no reasonable alternate, suitable and available sites:
    1. INSERTED:within the defined boundaries of the relevant Category A settlement or the built core of the relevant Category B village; or
    2. INSERTED:otherwise within a reasonable travelling distance (by various modes) of the location where the need has been identified;
  3. INSERTED:the proposal would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings;
  4. INSERTED:the proposed development would not have a substantial adverse impact on the openness or general policy aims of the Green Belt; and

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  1. INSERTED:the public benefit of the proposal outweighs any harm that might arise against these aims.

INSERTED:Development permitted in Category C settlements within the Green Belt under Policy SP2 will also need to meet criteria (a) to (e) above.

Policy CGB2b: Community facilities, services and affordable housing in the Rural Area Beyond the Green Belt

INSERTED:Planning permission for community facilities, services or affordable housing in the Rural Area Beyond the Green Belt

  • INSERTED:Adjoining Category A villages; or
  • INSERTED:Beyond the built core of Category B villages

INSERTED:will be granted provided that the land identified for such development in a Neighbourhood Plan or:

  1. INSERTED:it meets a proven local need as identified through a parish survey or other relevant study;
  2. INSERTED:there are no reasonable alternate, suitable and available sites:
    1. INSERTED:within the defined boundaries of the relevant Category A settlement or the built core of the relevant Category B village; or
    2. INSERTED:otherwise within a reasonable travelling distance (by various modes) of the location where the need has been identified;
  3. INSERTED:any affordable housing would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings;
  4. INSERTED:the proposed development would not have a substantial adverse impact on the openness or general policy aims of the Rural Area beyond the Green Belt; and
  5. INSERTED:the public benefit of the proposal outweighs any harm that might arise against these aims.

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INSERTED:Development permitted in Category C settlements in the Rural Area Beyond the Green Belt under Policy SP2 will also need to meet criteria (a) to (e) above

INSERTED:The provision of limited market housing to cross-subsidise schemes under this policy will be granted planning permission in exceptional circumstances where it can be demonstrated that the level of market housing proposed is strictly necessary to make the required development deliverable and would accord with criteria (d) and (e) of this policy.

Respond No Comments MM 109

85

Paragraph 6.5

This Plan proactively identifies a range of development allocations across the District. These will all be expected to contribute towards affordable housing provision INSERTED:and, where justified, new infrastructure resulting in a significant boost in new homes INSERTED:and facilities for local needs.

To ensure the Plan is INSERTED:positively prepared

Respond No Comments MM 110

85

Paragraph 6.6

However, on occasion a small-scale need may still be identified for affordable housing or other types of community facilities to meet rural needs which cannot be met within the main townsINSERTED:,DELETED:and INSERTED:the villages INSERTED:identified for growth or on allocated sites. This policy continues North Hertfordshire's historic approach of allowing specified development on exception sites.

For INSERTED:effectiveness; Consequential modification to MM010

Respond No Comments MM 111

85

Paragraph 6.9

A number of the settlements identified in Policy SP2 are located relatively closely to one another and it may be possible to meet any such needs more sustainably in nearby settlements. In justifying the exception site, applicants should have regard to actual and potential sites INSERTED:both within the parish where development is proposed and in other, nearby locations. In assessing compliance with criterion b of the policies, the Council will have regard to potential alternate sites within both a 15 minute drive time and a 30 minute journey time using passenger transport where the locations are connected by a route providing at least five services per weekday.;

  • DELETED:Within the parish where the development is proposed
  • DELETED:In immediately adjoining parishes and towns; and
  • DELETED:otherwise within a reasonable travelling distance (by various modes)

To aid in interpretation of proposed Policies CGB2a and CGB2b and for INSERTED:effectiveness following Matter 15 hearing session


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DELETED:of the location where the need has been identified.

Respond No Comments MM 112

86

Policy CGB3

Policy CGB3: Rural workers' dwellings

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 15 hearing (ED55, ED152)

Planning permission for INSERTED:isolated new homes INSERTED:in the countryside to support DELETED:existing agricultural, forestry and other rural businesses will be granted DELETED:where INSERTED:provided that:

  1. there is a clearly established existing functional need;
  2. the unit and the rural business concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound, and should remain so;
  3. the functional need could not be fulfilled by another existing dwelling on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned; and
  4. the proposal responds appropriately to the site's local context INSERTED:and the needs of the business in terms of design, scale and function.

INSERTED:Where accommodation is proposed in association with a new business, applicants will need to demonstrate the business is viable with secure future prospects as an exception to criterion (b).

INSERTED:If a new home is deemed essential to support a rural business, it should first be permitted through a time-limited permission, or temporary accommodation such as a caravan. Permission for permanent dwellings will normally only follow in the event of a persistent need.

INSERTED:Any temporary or permanent home will be restricted to the occupancy of a worker associated with the business. Planning permission for the removal of agricultural occupancy conditions will only be granted where:

  1. the circumstances which led to the imposition of the relevant condition(s) have significantly changed;
  2. the building is demonstrably not required or suitable for an agricultural or rural business use; and
  3. it is clearly evidenced that there is no further need in the locality for an

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agricultural worker's dwelling.

INSERTED:Where proposals are for development that would be inappropriate in the Green Belt, this policy will be used to help consider and assess any case of very special circumstances.

Respond No Comments MM 113

86

Paragraph 6.17

DELETED:If a new home is deemed essential to support a rural business, it should first be permitted through a time-limited permission, or temporary accommodation such as a caravan.

DELETED:Permission for permanent dwellings will normally only follow in the event of a persistent need. Any temporary or permanent home will be restricted to the occupancy of a worker associated with the business.

For INSERTED:effectiveness; Consequential modification to MM112 [CGB3]

Respond No Comments MM 114

87

Policy CGB4

Policy CGB4: Existing DELETED:rural buildings INSERTED:in the Rural Area Beyond the Green Belt

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 15 hearing session (ED55, ED152)

Planning permission for the re-use, replacement or extension of buildings in the DELETED:Green Belt or Rural Area beyond the Green Belt will be granted DELETED:where INSERTED:provided that:

  1. any existing building to be converted INSERTED:for re-use does not require major extension or reconstruction;
  2. the resultant building(s) do not have a materially greater impact on the openness, purposes or general policy aims of the DELETED:Green Belt or Rural Area beyond the Green Belt than the original building(s); and
  3. any outbuilding(s) are sited as close as possible to the main building(s) and visually subordinate to them.

Respond No Comments MM 115

87

After paragraph 6.21 (new paragraph)

INSERTED:National policy provides clear guidance on proposals for the re-use, replacement or extension of buildings in the Green Belt which will be used, alongside the detailed design policies of this plan for relevant applications.

For INSERTED:effectiveness; Consequential to MM114

Respond No Comments MM 116

87

Paragraph 6.22

INSERTED:We consider that a broadly consistent approach is also justified in the Rural Area Beyond the Green Belt to DELETED:In these cases, we will ensure that INSERTED:similar proposals do not cause harm DELETED:to the rural area. Such harm may come from a variety of sources. The extension, alteration or replacement of buildings can change their character negatively, for example where a modest cottage, over time, becomes a mansion.

For INSERTED:effectiveness; Consequential to MM114

Respond No Comments MM

88

Policy CGB5

Policy CGB5: Urban Open Land

For INSERTED:effectiveness


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117

In areas of Urban Open Land, as shown on the DELETED:Proposals INSERTED:Policies Map, planning permission will be granted DELETED:where INSERTED:provided that the development:

  1. would provide land or limited ancillary built facilities for:
    1. outdoor sport, outdoor recreation or cemeteries;
    2. rural land uses or buildings appropriate in an urban fringe location; or
    3. landscapingINSERTED:, essential transport infrastructure or other earthworks associated with the development of adjoining allocated sites;
  2. is low intensity in nature; and
  3. would maintain openness and respect the transition from the urban area to the rural area beyond.

following Matter 10 (Baldock) hearing session and for INSERTED:legal compliance following Matter 15 hearing session (ED55, ED152)

Respond No Comments MM 118

88

Paragraph 6.28

However it is also recognised that, in appropriate circumstances, this land could provide opportunities for the location of INSERTED:access roads or other transport infrastructure, general landscaping, school playing fields, sports pitches or other low-intensity uses associated with nearby development and / or the adjoining settlements. Where such uses are sought within Urban Open Land, all reasonable attempts should be made to maintain openness and careful consideration should be given to the scale of any ancillary INSERTED:buildings and treatments such as boundary fencing or bunding.

For INSERTED:effectiveness; Consequential modification to MM117; Omission in Proposed Submission LP

CHAPTER 7

TRANSPORT

Respond No Comments MM 119

89

Policy T1

Policy T1: Assessment of transport matters

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED153);

Planning permission will be granted INSERTED:provided that DELETED:where:

  1. development would not DELETED:adversely INSERTED:lead to highway safety problems or cause unacceptable impactINSERTED:s upon INSERTED:the highway INSERTED:network DELETED:and safety;
  2. mechanisms to secure any necessary sustainable transport measures and / or improvements to the existing highway network are secured in accordance with Policy SP7;
  3. suitable Transport Statements, Transport Assessments and / or Travel Plans along with supporting documents are provided where required; and
  4. for major developments, applicants demonstrate (as far as is practicable) how:
    1. the proposed scheme would be served by public transport; DELETED:and
    2. safe, direct and convenient routes for pedestrians and cyclists will be

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providedINSERTED:; and

  1. INSERTED:comprehensive integration into the existing pedestrian and cycle, public transport and road networks will be secured.

Respond No Comments MM 120

90

Policy T2

Policy T2: Parking

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED153, NHDC

Matter 16 statement)

Planning permission will be granted INSERTED:provided that: DELETED:where:

  1. parking INSERTED:for residential development is provided in accordance with the minimum standards set out INSERTED:in Appendix 4 of this Plan;

INSERTED:x. parking for non-residential development is provided having regard to the standards for non-residential development set out in the relevant Supplementary Planning Document;

  1. proposals have regard to relevant Supplementary Planning Documents, strategies or advice and;
  2. applicants clearly identify how they provide for all likely types of parking demand INSERTED:and demonstrate that parking will be safe and of a design and layout that will function satisfactorily.

INSERTED:Variations from these standards will only be considered where applicants can demonstrate that the accessibility, type, scale, mix and use of the development; the availability of and opportunities for public transport; local car ownership levels; and on-street conditions justify such variations.

Respond No Comments MM 121

91

Paragraph 7.15

DELETED:Residential INSERTED:Parking standards INSERTED:for residential car and cycle parking are set out in Appendix 4 of this Plan. Parking provision in accordance with these standards will generally meet the day to day needs of the occupiers but without over provision. Relevant applications will be required to meet these standards. Recommended standards for other uses, and other types of parking, DELETED:including cycle parking, are set out in supplementary guidance86. This document also provides general guidance on issues such as design and layout.

Footnote:

86 Vehicle Parking at New Development Supplementary Planning Document (NHDC, 2011)

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED153);


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Respond No Comments MM 122

91

After paragraph 7.16 (new paragraph)

INSERTED:The policy also introduces some flexibility in the application of the standards. Where development proposals seek to reduce the standard, applicants will be required to demonstrate justification for such variation based on the principles of the NPPF (paragraph 39) and taking into consideration impact on on-street conditions such as highway safety, available on-street capacity as well as likely pedestrian and environmental impacts.

For INSERTED:effectiveness; Consequential to MM121 following Matter 16 hearing session.

CHAPTER 8

HOUSING STRATEGY

Respond No Comments MM 123

92

Policy HS1

Policy HS1: Local Housing Allocations

For INSERTED:legal compliance and INSERTED:effectiveness following Matter 8

and Matter 15 hearing sessions.

Local Housing Allocations are listed by parish and settlement in Chapter 13 and shown on the DELETED:Proposals INSERTED:Policies Map. Planning permission for residential development and associated infrastructure on these sites will be granted DELETED:where INSERTED:provided that:

  1. development broadly accords with the indicative number of homes shown;
  2. proposals successfully address site specific INSERTED:policy considerations; and
  3. unless site-specific INSERTED:policy considerations state otherwise, a variety of homes are provided in accordance with the general policy requirements of this Plan.

Planning permission for other uses will be refused.

Respond No Comments MM 124

92

8.2

The remainder will be delivered through Local Housing Allocations within and adjoining the District's towns and villages. These are individually set out in the INSERTED:policies in the Communities chapter of this Plan.

For INSERTED:effectiveness; Consequential amendment to MM123 [HS1]

Respond No Comments MM 125

92

Policy HS2

Policy HS2: Affordable housing

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

Planning permission for new homes will be granted DELETED:where INSERTED:provided that:

  1. Affordable housing DELETED:provision is
    1. DELETED:maximised having regard to INSERTED:Provided in accordance withINSERTED: the INSERTED:following targets INSERTED:subject to viability DELETED:set in this policyINSERTED::

INSERTED:Size of site (gross dwellings)

INSERTED:11 – 14 dwellings

INSERTED:15 – 24 dwellings

INSERTED:Target percentage of dwellings to be affordable

INSERTED:25%

INSERTED:35%


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INSERTED:25 or more dwellings

INSERTED:40%

  1. DELETED:made INSERTED:delivered on-site INSERTED:unless robustly justified; INSERTED:and
  2. INSERTED:genuinely affordable to local people where rents or prices are linked to open-market values
  1. The size, type and tenure of any affordable housing INSERTED:meets DELETED:has regard to:
    1. the Council's INSERTED:expectation DELETED:starting point for negotiation that 65% of INSERTED:the affordable housing required by criterion (a)(i) DELETED:homes will be rented and 35% other forms of affordable housing;
    2. the housing needs of the area INSERTED:including needs identified by relevant local authority housing register data, Neighbourhood Plans and any settlement- or parish-level surveys or assessments; and
    3. DELETED:the likely affordability of any affordable housing provision in real terms; iv. DELETED: relevant local authority housing register data; and
    1. the requirements of Policy HS3 and INSERTED:will contribute to an appropriate DELETED:the proposed mix of housing across the site as a whole;
  1. the affordable housing is secured for first and subsequent occupiers through an appropriate condition or legal agreement providing for
    1. the retention of dwellings through the Council, a registered provider or similar body agreed with the Council; and
    2. where appropriate, review mechanisms
  2. relevant Supplementary Planning Documents, strategies or advice have been taken into account.

Where development of a site is phased or divided into separate parts, or could reasonably be considered part of a larger development which would exceed the thresholds, it will be considered as a whole for the purposes of affordable housing provision.

DELETED:Size of site (gross dwellings) DELETED:Target percentage of dwellings to be

DELETED:affordable

DELETED:11 – 14 dwellings DELETED:25%

DELETED:15 – 24 dwellings DELETED:35%

DELETED:25 or more dwellings DELETED:40%


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Respond No Comments MM 126

93

Paragraph 8.8

Affordable housing is provided for those who cannot access open market housing. It includes social rented and affordable rented housing and intermediate housing, such as shared ownership schemes INSERTED:or other models where they meet the definition of Affordable Housing set in national policy. Affordable Housing is normally delivered in partnership with Registered Providers who assume long-term responsibility for the homes and can include schemes built through Community Land Trusts or other forms of co-operative provision. It is secured with planning conditions and legal agreements to make sure that the benefit of the housing continues in the long term.

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

Respond No Comments MM 127

94

Paragraph 8.11

Our general expectation is that any affordable housing provision required and secured under this policy will be made on site. Although sites of between 10 and 14 units will deliver relatively low numbers of affordable homes, Registered Providers operating in the District are normally willing to take on these small groups of new homes. The onus will be firmly upon the applicant to DELETED:demonstrate that any exceptional circumstances exist to INSERTED:robustly justify off-site provision INSERTED:or contributions in lieuINSERTED:. DELETED:or, on INSERTED:On Strategic Housing Sites, INSERTED:or other large schemes, a phased approach to affordable housing delivery INSERTED:will normally only be agreed where this is critical to ensuring viability and / or the provision of supporting infrastructure. The justification for any of these approaches will need to demonstrate how the scheme would contribute to the objective of delivering mixed and balanced communities.

For INSERTED:consistency with national policy

Respond No Comments MM 128

94

Paragraph 8.12

Our normal approach will be to request 65% rented tenures and 35% other tenures for affordable housing to meet the needs of local people INSERTED:and ensure viability. DELETED:This will be used as a starting point for negotiation, but this INSERTED:This may change as the plan period progresses INSERTED:in response to new evidence or to reflect site-specific circumstances.

For INSERTED:effectiveness; Consequential amendment to MM125

Respond No Comments MM 129

94

Paragraph 8.13

The strength of local house prices means that affordable housing products which are linked to open-market sales or rental values will remain out of reach for many households and this issue will need to be taken into consideration. INSERTED:Affordable rent for larger (3+ bed) properties will normally be capped at below 80% of the local market rent. For shared ownership products, the most appropriate initial purchase percentages will be assessed on a case-by-case basis based upon local sales values. The Council will also consider the

For INSERTED:effectiveness; To provide additional information to aid interpretation of Policy HS2(a)(iii)


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INSERTED:likely impacts of any proposed service (or other) charges in determining affordability.

(as amended)

Respond No Comments MM 130

94

After paragraph 8.15 (new paragraph)

INSERTED:All affordable housing will be secured through legal agreements. Where appropriate, these agreements will include mechanisms to ensure that those with local connections are given appropriate priority in the allocation of homes. This is particularly relevant for schemes outside of the main towns where occupants of affordable housing on both allocated and exception sites may need to demonstrate a connection either to the parish in which the housing is to be provided, or to another nearby parish where a specific need for affordable housing has been identified. A local connection to the District is normally required to be eligible for inclusion on the housing waiting list.

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

Respond No Comments MM 131

95

Policy HS3 (a)(i)

Policy HS3: Housing mix

To ensure the Plan is INSERTED:justified and INSERTED:effective following Matter 8 hearing session (ED54, ED144)

Planning permission for new homes will be granted DELETED:where INSERTED:provided that:

  1. An appropriate range of house types and sizes are provided taking into account:

    INSERTED:x. the overall targets of this plan;

    1. the findings of the most up-to-date INSERTED:evidence including the most recent Strategic Housing Market AssessmentINSERTED:, the Council's Self-Build Register and other relevant evidence of housing need;
    2. the location and accessibility of the site; and
    3. recent completions, existing permissions and sites in the five year supply; and
  2. The scheme would provide a density, scale and character of development appropriate to its location and surroundings.

Respond No Comments MM 132

95

Paragraph 8.18

National policy requires local plans to provide for a mix of housing that meets the requirements of different groups within the community[92]. DELETED:Having regards to our DELETED:evidence, we will seek INSERTED:Current evidence suggests it is most appropriate to DELETED:deliver INSERTED:target a broad balance between smaller (defined as 2-bed or less) and larger (3-bed or more) homes over the plan period.

[92]Paragraph 50 of the NPPF

For INSERTED:effectiveness; Consequential amendment to MM131

Respond No Comments MM

95

Paragraph 8.20

On most suburban and edge-of-settlement sites, applicants should therefore make an initial assumption of 60% larger (3+ bed) and 40% smaller (1 or 2 bed) homes to ensure an

For INSERTED:effectiveness;

Consequential


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133

overall mix is achieved. The most appropriate solution will be considered on a site-by-site basis having regard to this, INSERTED:up-to-date evidence of housing need, the criteria set out above and the outcomes from applying Policy HS2.

amendment to MM131

Respond No Comments MM 134

96

Policy HS4

Policy HS4: Supported, sheltered and older persons housing

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

Planning permission for sheltered and supported housing in uses classes C2 and C3 will be granted DELETED:where INSERTED:provided that:

  1. there is good access to local services and facilities;
  2. the site is well served by public transport;
  3. appropriate levels of on-site landscaping, amenity space and car parking (for residents, visitors and staff) are provided; and
  4. it would accord with Policy HS3(b).

Planning permission for residential developments of 100 units or more will be granted where INSERTED:provided that an element of accommodation within Use Class C3 for older persons housing is included under the requirements of Policy HS3(a) where this would be consistent with criteria (a) to (d) above.DELETED:; and

  1. DELETED:an element of accommodation within Use Class C3 for older persons housing is included under the requirements of Policy HS3(a) where this would be consistent with criteria (a) to (d) above.; and
  2. DELETED:on Strategic Housing Sites, provision is made for some accommodation in Use Class C2.

Respond No Comments MM 135

96-

97

Paragraph 8.29

On DELETED:the largest INSERTED:larger housing sites we will DELETED:additionally expect a DELETED:modest proportion of DELETED:sheltered and / or supported housing to be provided INSERTED:new homes to contribute towards the modelled demand for older persons housing95. This should include affordable housing provision where appropriate. INSERTED:The most appropriate form(s) of provision will be assessed on a case-by-case basis. On some sites, the provision of a modest number of bungalows or smaller housing units that meet Accessible and Adaptable standards (see Policy HS5) may be the most appropriate approach. On larger sites we may seek a wider range of provision including sheltered and / or supported housing across both the market and affordable elements of provision.

For INSERTED:effectiveness; To provide additional information to aid interpretation of Policy HS4 (as amended).


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Respond No Comments MM 136

97

Paragraph 8.30

All of our Strategic Housing Sites will be large enough to support the provision of local facilities such as shops and bus routes. It should be possible for each of the sites identified in Policy SP14 to SP19 to accommodate the requirements of this policy. INSERTED:Any additional requirements for these sites in relation to C2 provision are set out in the site-specific policies.

For INSERTED:effectiveness; Consequential to MM134

Respond No Comments MM 137

97

Policy HS5

Policy HS5: Accessible and adaptable housing

For INSERTED:effectiveness

Planning permission for major residential development will be granted DELETED:where INSERTED:provided that:

  1. applicants demonstrate that at least 50% of homes can be built to the M4(2) Accessible and Adaptable standard; and
  2. on schemes where 10 or more affordable units will be delivered, 10% of these can additionally be built to the M4(3) wheelchair user standard96.

Respond No Comments MM 138

98

Policy HS6

Policy HS6: Relatives' and dependents' accommodation

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

Planning permission for relatives' and dependents' accommodation formed by the adaptation or extension of the main dwelling will be permitted DELETED:where INSERTED:provided that:

  1. a genuine need for the accommodation is demonstrated;
  2. the annex is subordinate to the main dwelling and designed in such a way that it can be easily (re-)incorporated into the main house if use as an annex ceases;
  3. any development would not exceed the size of extensions that would otherwise normally be acceptable; and
  4. the occupation of the accommodation is restricted by condition.

Free standing annexes will DELETED:exceptionally be allowed where the above criteria are met and it can be demonstrated that adaptation or extension of the main house is not possible.

Respond No Comments MM 139

98/9

9

Policy HS7

Policy HS7: Gypsies, Travellers and Travelling Showpeople

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified, INSERTED:effective

DELETED:Land at Pulmore Water, as shown on the Proposals Map, is allocated for the provision of 7 permanent Gypsy and Traveller pitches to meet the District's needs up to 2031.


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INSERTED:The Council will protect existing and allocated lawful pitches for Gypsies and Travellers.

INSERTED:The following sites, as shown inset into the Green Belt on the Policies Map, are allocated for the provision of permanent Gypsy and Traveller pitches to meet the District's needs up to 2031:

  • INSERTED:Policy CD4 - Land at Pulmer Water is allocated for the provision of 8 permanent Gypsy and Traveller pitches; and
  • INSERTED:Policy CD6 - Land at Woodside Place, Danesbury Park Road is allocated for the provision of 4 permanent Gypsy and Traveller pitches.

INSERTED:These sites are allocated solely for the accommodation of Gypsy and Travellers that meet the planning definition. Planning Permission will only be granted for development and occupation that meets the planning definition of Gypsy and Travellers. Other uses will not be permitted.

INSERTED:There is no identified need to allocate any transit or travelling showpeoples' sites. Planning permission for accommodation for Gypsies and Travellers or Travelling Showpeople will be granted where:

  1. it satisfies a demonstrated local need for accommodation;
  2. the intended occupants meet the INSERTED:planning definition of Gypsies and Travellers, or Travelling Showpeople, as set out in government guidance or case law;
  3. residents of the proposed site can access local services such as shops, schools, public transport and medical facilities within a reasonable distance from the site and where those facilities have capacity to meet the needs of the site's residents;
  4. the proposed site:
    1. does not conflict with any other development plan policy or national policy including flood risk, agricultural land classification, contamination and hazardous development, and has no significant adverse impact on the character and appearance of the countryside, or on features of significant biodiversity or heritage importance;

and INSERTED:consistent with national policy following Matter 12 hearing session (ED60, ED96, ED149)


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  1. has no significant adverse impact on the amenity of nearby residents or adjoining land users and can be successfully screened and contained within a specified boundary;
  2. has adequate and safe access from a suitable road, and adequate parking, storage, turning and servicing on site;
  3. is capable of being serviced with water, electricity, sewerage and rubbish disposal; and
  4. will provide a safe, inclusive and secure environment for the residents in an appropriate location to meet their needs.

Where all the above criteria are met, proposals for sites for Gypsies, Travellers and Travelling Showpeople may be appropriate in the countryside as rural exception sites (in line with Policy CGB2INSERTED:b) but Green Belt policies would still apply.

Respond No Comments MM 140

99

8.41

The Local Plan should make appropriate provision to meet the needs of Gypsies, Travellers and Travelling Showpeople in North Hertfordshire. DELETED:There is recognition that the three groups are different and have very different needs, but for the purposes of this policy the key considerations are very similar. INSERTED:The Gypsy and Traveller Accommodation Assessment (2018) [100 INSERTED:provides evidence that there is no identified need for transit or travelling show people sites but a need to provide twelve pitches for Gypsies, eight at Pulmer Water and four at Danesbury Park Road.

100 Gypsy & Traveller Accommodation Assessment Study – January 2018

For INSERTED:effectiveness following Matter 12 hearing session (ED60, ED96, ED149)

Respond No Comments MM 141

99

8.42

There is currently one private Traveller site at DELETED:Pulmore INSERTED:Pulmer Water in the parish of Codicote. This consists of twelve permanent pitches and six pitches INSERTED:which have had temporary INSERTED:planning permission. INSERTED:There is also one unauthorised encampment in Danesbury Park Road. Sites CD4 and CD6 are allocated in this Local Plan to meet the identified need in the Accommodation Assessment. DELETED:There are no public sites in the District. Historically, the District has not been an area where significant numbers of Gypsies, Travellers or Travelling Showpeople have resided in or resorted to, which is

For INSERTED:effectiveness following Matter 12 hearing session (ED60, ED96, ED149).


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supported by figures for unauthorised encampments and developments.

Respond No Comments MM 142

99

8.44

Our evidence identifies a requirement for DELETED:7 INSERTED:12 additional pitches over the period to 2031. The area INSERTED:that was covered by the temporary planning permission on the DELETED:Pulmore INSERTED:Pulmer Water site INSERTED:helps to meetDELETED:s INSERTED:the requirement DELETED:though the existing permission expires in 2017 INSERTED:by providing 8 pitches. The land at Woodside Place, Danesbury Park Road meets the requirement for the remaining four pitches.

For INSERTED:effectiveness following Matter 12 hearing session (ED60, ED96, ED149).

Respond No Comments MM 143

100

8.45

DELETED:This area INSERTED:These two sites are DELETED:is area is therefore allocated for permanent provision. DELETED:and to provide certainty going forward. Based on current evidence, it should prevent the need for future 'single issue' reviews of this policy and the long-term needs of these communities will be considered as part of the next general review of the plan alongside the needs of the settled community.

For INSERTED:effectiveness following Matter 12 hearing session (ED60, ED96, ED149).

CHAPTER 9

DESIGN

Respond No Comments MM 144

101

Policy D1

Policy D1: Sustainable design

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 17 and 20 hearing sessions (ED55, ED154, ED157)

Planning permission will be granted INSERTED:provided that DELETED:where development proposals:

  1. Respond positively to the site's local context;
  2. Take all reasonable opportunities, consistent with the nature and scale of the scheme, to:
    1. create or enhance public realm;
    2. optimise the potential of the site by incorporating Sustainable Drainage Systems (SuDS);
    3. reduce energy consumption and waste;
    4. retain existing vegetation and propose appropriate new planting;
    5. maximise accessibility, legibility and INSERTED:physical and social connectivity INSERTED:both internally and with neighbouring areas;
    6. future proof for changes in technology and lifestyle;
    7. design-out opportunities for crime and anti-social behaviour; and
    8. minimise the visual impact of street furniture and parking provision;

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  1. Have regard to the Design SPD, and any other relevant guidance;
  2. INSERTED:x. Within Letchworth Garden City have regard to the Letchworth Garden City Design Principles contained in Appendix 5; and

  3. For residential schemes, meet or exceed the nationally described space INSERTED:standards and INSERTED:optional water efficiency standards.

Respond No Comments MM 145

102

Paragraph 9.6

Using innovative design to reduce energy consumption and waste from the construction and use of buildings can optimise the potential of the site and have a positive influence on the environment. Development should DELETED:meet the requirements of the most up to date standards on INSERTED:seek to minimise carbon emissions and DELETED:embedded INSERTED:maximise opportunities for the generation of energy from renewable sourcesINSERTED:, so far as is practicable given other policies in this plan and viability considerations. DELETED:The reduction of carbon emissions should be achieved by both making new development as energy efficient as possible and through increasing the amount of energy gained from renewable sources. The efficient use of new materials from local or sustainable sources, together with the reuse and recycling of materials will help to reduce the energy used and the waste created in the development. It will also help the development to achieve local character and distinctiveness. The policy encourages sustainable design, and the use of materials and technologies that will ensure that the energy used in the construction and throughout the life of the development will be minimised.

For INSERTED:effectiveness

as proposed in LP3

Respond No Comments MM 146

102

Paragraph 9.12

Development proposals should be in line with current regulations and guidelines and any future changes in Legislation or to the Building Regulations that will affect the sustainability of a building. INSERTED:North Hertfordshire lies in an area of serious water stress. Both the Environment Agency and Anglian Water support the introduction of the optional water efficiency standard within the district therefore, the lower figure of 110 litres per person per day for water consumption is sought. The introduction of the lower standard will have a marginal impact on scheme viability in the area.

To ensure the Plan is INSERTED:justified and INSERTED:effective (ED55, ED154)

Respond No Comments MM 147

103

Paragraph 9.16

For development proposals in Letchworth Garden City reference should be made to the

INSERTED:Letchworth Garden City Design Principles INSERTED:set out in Appendix 5 of this Plan.DELETED:available on the Heritage Foundation's website.

For INSERTED:effectiveness


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Respond No Comments MM 148

104

Policy D2

Policy D2: House extensions, replacement dwellings and outbuildings

For INSERTED:effectiveness; following Matter 17 hearing session (ED55, ED154)

Planning permission for house extensions will be granted where:

  1. The extension is sympathetic to the existing house in height, form, proportions, INSERTED:roof type, window details, DELETED:and materials and the INSERTED:orientation of the main dwelling; and
  2. DELETED:Pitched roofs are used where appropriate, particularly if the extension is more than the height of a single storey;
  3. Rear extensions do not dominate adjoining properties andINSERTED:: DELETED:are well related to the levels of adjoining properties, the direction the house faces and the distance between the extension and the windows in the next door properties; and
    1. INSERTED:are well related to the floor levels of adjoining properties,
    2. INSERTED:there is an appropriate distance between the proposed extension and the windows of the adjoining properties; and
    3. INSERTED:Spacing between buildings ensures there is no harm to the character and appearance of the streetscene.
  1. DELETED:side extensions, at first floor level or above, adjoining a residential plot to the side are at least 1 metre from the boundary to ensure there is no adverse impact on the character of the streetscene.

Planning permission for replacement dwellings and outbuildings will be granted where:

  1. the proposal DELETED:enhances INSERTED:does not harm the character and INSERTED:appearance DELETED:setting of the site; and
  2. the location of the proposal does not have an adverse impact on the character INSERTED:and appearance of the streetscene or area.

Respond No Comments MM 149

104

After paragraph 9.23 (new paragraph)

INSERTED:London Luton Airport immediately adjoins the District to the west. Development potentially affected by noise from the airport will need to ensure that appropriate mitigation measures are incorporated. Site-specific criteria for relevant allocated sites are set out in the Communities section of this plan.

For INSERTED:effectiveness

Respond No Comments MM

105

Policy D4

Policy D4: Air quality

For INSERTED:effectiveness


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150

Planning permission will be granted INSERTED:provided that DELETED:where development proposals:

  1. give consideration to the potential or actual impact on local air quality, both during the demolition/ construction phase and as a result of its final occupation and use;
  2. propose appropriate levels of mitigation to minimise emissions to the atmosphere and their potential effects upon health and the local environment; and
  3. carry out air pollution impact assessments, where required, to determine the impact on local air quality of the development, DELETED:otherwise the development may be refused.

INSERTED:Where an air quality impact assessment demonstrates that a development is unacceptable from a local air quality perspective the development will be refused.

Where air pollution impact assessments are not required there will still be a requirement on developers to provide appropriate levels of mitigation to address emissions of pollutants to the atmosphere.

following Matter 17 and 21 hearing sessions (ED55, ED94, ED154, ED158)

Respond No Comments MM 151

105

Paragraph 9.25

The outcome of the air pollution impact assessment will be used to determine the nature and scale of the steps that should be taken to remove or reduce the scale of those concerns. Ideally this will occur at the design, planning and/or development stage, but may in certain circumstances rely on post development mitigation measures. DELETED:It is conceivable that in certain circumstances the outcome of an air quality impact assessment may demonstrate that a development is unsustainable from a local air quality perspective and may be refused.

For INSERTED:effectiveness

Respond No Comments MM 152

105

Paragraph 9.26

Two of the main roads that cross the District do so on a north – south axis: the A1(M) and A10. Another main road is the A505 that traverses the District on a southwest – northeast axis. It is the A505 that is currently directly associated with air quality concerns because it passes through the four main population centres of the District namely Hitchin,

For INSERTED:effectiveness (factual correctness)


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Letchworth Garden City, Baldock and Royston. Of particular concern is the area in the south of Hitchin. Notably Stevenage Road (A602) near the Hitchin Hill roundabout, which has been designated an Air Quality Management Area (AQMA) and the Payne's Park roundabout at the A602 junction with the A505 which DELETED:is to be INSERTED:was designated an AQMA in 2016.

Respond No Comments MM 153

106

Paragraph 9.30 1st sentence

The following are types of developments for which the Council would expect DELETED:consideration to be given to the submission of an air quality impact assessment: …….

For INSERTED:effectiveness following Matter 21 hearing session.

Respond No Comments MM 154

106

Paragraph 9.31

For other types of developments an air quality impact assessment will not be required but there will be DELETED:an expectation INSERTED:a requirement for the developer to negotiate and agree air quality mitigation measures that are proportionate to the scale of the proposed development. INSERTED:This requirement is in place to provide an opportunity to address the cumulative impacts of smaller, or less sensitively located, developments that nonetheless will be making a contribution to the emission of air pollutants.

For INSERTED:effectiveness following Matter 21 hearing session.

CHAPTER 10

HEALTHY COMMUNITIES

Respond No Comments MM 155

108

Policy HC1

Policy HC1: Community facilities

For INSERTED:consistency with national policy (NHDC Matter 18 statement)

Planning permission for new community facilities will be granted INSERTED:provided that DELETED:where they are:

  1. appropriate in scale having regard to their local context;
  2. accessible by a range of transport modes; and
  3. would meet an identified need in the local community.

INSERTED:Proposals for the redevelopment of sporting facilities will be supported where the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss of the existing facilities.

The loss of community facilities will only be permitted where this is justified by:

  1. the provision of replacement facilities, either on site as part of the development proposal or in an alternative appropriate location;

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  1. showing that there is no local need for the facility or service and that any appropriate, alternative community use of the existing premises to meet local needs is not required; or
  2. demonstrating that the facility, or any reasonable replacement, is not, and will not be viable on that site.

Respond No Comments MM 156

108

Paragraph 10.5

It is important that these facilities are situated within local communities so that they are accessible; help to reduce the need to travel and provide opportunities for people to participate in activities within their own community. INSERTED:One way that this can be achieved is through the shared use of facilities such as the dual use of school facilities for sport and other community uses in appropriate locations.

For INSERTED:effectiveness (NHDC Matter 18 statement)

CHAPTER 11

NATURAL ENVIRONMENT

Respond No Comments MM 157

110

Before Policy NE1

(New Policy NEx and supporting text )

Policy NEx: Strategic green infrastructure

For INSERTED:consistency with national policy and for INSERTED:effectiveness following Matter 19 hearing session (ED55, ED156)

INSERTED:Planning permission will be granted provided that development:

  1. INSERTED:protects, conserves and where possible enhances the strategic green infrastructure network;
  2. INSERTED:avoids the loss, fragmentation, severance or negative impact on the function of the strategic green infrastructure network;
  3. INSERTED:creates new strategic green infrastructure where appropriate and is accompanied by a plan for its long term maintenance and management; and
  4. INSERTED:has suitable mitigation measures or appropriate replacement to satisfactorily address adverse impacts on the strategic green infrastructure network.

INSERTED:11.x Protection of those sites which contribute to the diversity of strategic green infrastructure throughout the District from inappropriate development is


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INSERTED:important.INSERTED: INSERTED:However, in some cases it needs to be acknowledged that appropriate mitigation measures would enable development to take place.

INSERTED:11.x INSERTED:This policy will also ensure that when new strategic green infrastructure is created appropriate management and maintenance regimes are in place to provide the framework for its long-term use.

INSERTED:11.x INSERTED:North Hertfordshire has significant strategic green infrastructure assets. These are identified in the North Hertfordshire District Green Infrastructure Plan1 and include:

  • INSERTED:ancient woodlands (e.g. at Newton Wood),
  • INSERTED:biodiversity rich landscapes (e.g. Therfield Heath),
  • INSERTED:other valued landscapes and the Chilterns AONB (see also policies NE2 and NE3)
  • INSERTED:chalk streams, rivers, and valleys (e.g. Lilley Bottom and the Mimram valley).
  • INSERTED:the historic designed landscapes of Letchworth Garden City and the literary associations of Forster Country, north of Stevenage, and
  • INSERTED:the rights of way networks, and long distance walking and cycling connections, e.g. the Chiltern Way, Hertfordshire way, National Cycle Route No.12.

INSERTED:11.x INSERTED:The plan also identifies areas of strategic green infrastructure deficiency as well as opportunities to create new strategic green infrastructure not yet identified. New development should be connected to strategic green infrastructure networks which provide high quality, direct linkages across the development


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INSERTED:where possible. Developers should use the guiding principles set out in the Green Infrastructure Plan to influence all development proposals from an early stage in the design process.

Respond No Comments MM 158

110

Policy NE1

Policy NE1: Landscape

For INSERTED:consistency with national policy and INSERTED:effectiveness following Matter 19 hearing session (ED55, ED156).

Planning permission will be granted for development proposals that:

  1. respect the sensitivities of the relevant landscape character area and DELETED:accord with INSERTED:have regard to the guidelines identified for built development and landscape management;
  2. do not DELETED:have a detrimental impact on INSERTED:cause unacceptable harm to the INSERTED:character and appearance of DELETED:their immediate surroundings and INSERTED:the surrounding area or the landscape character area INSERTED:in which the site is located, taking account of any suitable mitigation measures necessary to achieve this DELETED:unless suitable mitigation measures can satisfactorily address the adverse impact;
  3. are designed and located to ensure the health and future retention of important landscape features; and
  4. have considered the long term management and maintenance of any existing and proposed landscaping.

Respond No Comments MM 159

110

Paragraph 11.3

The INSERTED:guidelines referred to at criterion 'a.' of the policy originate from the North Herts Landscape Study107DELETED:is INSERTED:which provides an assessment of the character of the landscape within the District. There are 37 separate landscape character areas covering the District, some lie totally within the District while some extend into adjoining districts. The study provides a description of the distinctive characteristics of each landscape character area based on factors such as the geology, landform, soil types and historical activities for each area.

For INSERTED:effectiveness

(NHDC Matter 19

Statement, para 9)

Respond No Comments MM 160

110

Paragraph 11.4

The North Herts Landscape Study also identifies the inherent sensitivities of each character area in landscape and visual terms together with its capacity to accommodate a

For INSERTED:effectiveness

following Matter


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range of different types of development. Development should respect the sensitivities of each landscape character area and accord with the guidelines for managing change identified for each landscape character area in relation to built development and landscape management, INSERTED:whilst recognising that some impacts on landscape are inevitable if future development needs are to be met.

19 hearing session.

Respond No Comments MM 161

110

Policy NE2 delete

Policy NE2: Green infrastructure

For INSERTED:effectiveness Consequential to MM157

Planning permission will be granted where development:

  1. DELETED:protects, conserves and where possible enhances the green infrastructure network;
  2. DELETED:avoids the loss, fragmentation, severance or negative impact on the function of the green infrastructure network;
  3. DELETED:creates new green infrastructure is accompanied by a plan for the long term maintenance and management of any new green infrastructure proposed; and
  4. DELETED:has suitable mitigation measures or appropriate replacement to satisfactorily address adverse impacts on the green infrastructure network.

Respond No Comments MM 162

111

Paragraphs 11.5 to 11.7 delete

DELETED:11.5 Protection of those sites which contribute to the diversity of green infrastructure throughout the District from inappropriate development is important. However, in some cases it needs to be acknowledged that appropriate mitigation measures would enable development to take place.

DELETED:11.6 This policy will also ensure that where new green infrastructure is created appropriate management and maintenance regimes are in place to provide the framework for its long-term use.

DELETED:11.7 North Hertfordshire has significant green infrastructure assets. These are identified in the North Hertfordshire District Green Infrastructure Plan108 and include ancient woodlands (e.g. at Newton Wood), biodiversity rich landscapes (e.g. Therfield Heath), chalk streams, rivers, and valleys (e.g. Lilley Bottom and the Mimram valley). They also include the historic designed landscapes of Letchworth

For INSERTED:effectiveness Consequential to MM157


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DELETED:Garden City and the literary associations of Forster Country, north of Stevenage. The plan also identifies areas of green infrastructure deficiency as well as opportunities to create new green infrastructure Developers should use the guiding principles set out in the Green Infrastructure Plan to influence all development proposals from an early stage in the design process.

Footnote:

DELETED:108 North Hertfordshire District Green Infrastructure Plan (2009)

Respond No Comments MM 163

111

Policy NE3

Policy NE3: The Chilterns Area of Outstanding Natural Beauty (AONB)

For INSERTED:consistency with national policy; for INSERTED:effectiveness following Matter 19 hearing session

(NHDC Matter 19 statement, para 15, ED55, ED156)

Planning permission for any proposal within the AONB, or affecting the setting of the AONB, will only be granted DELETED:when INSERTED:provided that it:

  1. is appropriate in scale having regard to national planning policy;
  2. conserves and INSERTED:where possible enhances the Chilterns AONB's special qualities, distinctive character INSERTED:and biodiversity, tranquillity and remoteness in accordance with national planning policy and the overall purpose of the AONB designation;
  3. is appropriate to the economic, social and environmental wellbeing of the area or is desirable for its understanding and enjoyment;
  4. DELETED:meets the aims of INSERTED:has regard to the statutory Chilterns AONB Management Plan, making practical and financial contributions towards management plan delivery as appropriate;
  5. DELETED:complies with INSERTED:has regard to the Chilterns Building Design Guide and technical notes by being of high quality design which respects the natural beauty of the Chilterns, its traditional built character and reinforces the sense of place and local character; and
  6. avoids adverse impacts from individual proposals (including their cumulative effects), unless these can be satisfactorily mitigated.

Respond No Comments MM

112

Paragraph 11.12

The AONB is a nationally designated landscape and as such permission for major developments INSERTED:within its boundaries will be refused unless exceptional circumstances

For INSERTED:effectiveness

following Matter


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164

prevail as defined by national planning policy.112 National guidance explains that whether

a proposal constitutes major development is a matter for the relevant decision taker, taking into account the proposal in question and the local context.113

19 hearing session

Respond No Comments MM 166

113

After paragraph 11.14 (New Policy NEx and supporting text )

Policy NEx: Biodiversity and geological sites

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 19 hearing session (LP3, NHDC Matter 19 Statement, para 33, ED52, ED55, ED156)

INSERTED:Planning permission will only be granted for development proposals affecting designated sites that:

  1. INSERTED:protect, enhance and manage designated sites in accordance with the hierarchy of designations listed in policy SP12;
  2. INSERTED:submit an ecological survey that is commensurate to the scale and location of the development and the likely impact on biodiversity, the legal protection or other status of the site;
  3. INSERTED:demonstrate that adverse effects can be avoided and / or satisfactorily minimised having regard to their status and the hierarchy of protection below:
    1. INSERTED:locating on an alternative site with a less harmful impact;
    2. INSERTED:providing adequate mitigation measures; or
    3. INSERTED:as a last resort compensated for.
  4. INSERTED:manage construction impacts by:
    1. INSERTED:demonstrating how existing wildlife habitats supporting protected or priority species will be retained, safeguarded and managed during construction; and
    2. INSERTED:providing a buffer of complimentary habitat for all connective features for wildlife habitats, DELETED:or INSERTED:priority habitats and species.
  5. INSERTED:provide a long term management plan including mitigation measures as necessary.

INSERTED:Development proposals on non-designated sites that include important habitats and species will be expected to meet the requirements of this policy.


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INSERTED:All development should seek to deliver net gains for biodiversity and geodiversity, contribute to ecological networks and the water environment, and/or restore degraded or isolated habitats where possible. Local Geological Sites are ratified by the Herts & Middlesex Wildlife Trust (HMWT) and are afforded the same protection as Local Wildlife Sites.

INSERTED:11.xx INSERTED:Sites allocated in this Plan that have the potential to impact on designated biodiversity sites are required to provide an ecological survey and provide mitigation and/or off-setting measures as necessary. Where appropriate the Strategic Policies and Communities sections of this Plan provide site specific policies relating to the impact on designated sites, for instance on Therfield Heath SSSI or Wain Woods SSSI.

INSERTED:11.xx INSERTED:Sites can contain important habitats or species even where they are not formally designated. These sites are identified by the Hertfordshire Environmental Records Centre as being of ecological interest and should be afforded protection.

INSERTED:11.xx INSERTED:Ecological surveys will be expected to involve an objective assessment of ecological value. Surveys should be consistent with BS42020 Biodiversity- Code of Practice for Planning and Development, or as superseded, and use the Biodiversity Impact Calculatorx, or as superseded, to assess ecological value. This methodology will ensure that appropriate mitigation or compensation is provided to meet the aims of national policy and is commensurate to the scale and location of the development and the likely impact on biodiversity, the legal protection or other status of the site.

INSERTED:11.xx INSERTED:Where off-site compensation is delivered as a last resort, the ecological networks mapping system developed by the Herts and Middlesex Wildlife Trust and Local Nature Partnership should be used. This provides the basis of targeted habitat creation to maximise the benefits to biodiversity of any required ecological measures.

INSERTED:11.xx INSERTED:Certain habitats (such as chalk grassland) are priority habitats for the District. Restoration, mitigation and any compensation measures should focus on these


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INSERTED:priority habitats as described in the Hertfordshire Biodiversity Action Plan.y

INSERTED:11.xx INSERTED:Developments are required to demonstrate how existing wildlife habitats such as trees, hedgerows, woodlands and rivers will be retained, safeguarded and managed during and after development, including the provision of buffers where required. Where buffers are provided, these should be a minimum of 12 metres of complimentary habitat for all connective features for wildlife habitats or priority habitats.

INSERTED:11.xx INSERTED:Where necessary, a management plan outlining mitigation measures may be required to sensitively manage any issues arising as a result of the development on biodiversity or geodiversity assets.

INSERTED:11.xx INSERTED:Development proposals will be expected to maximise opportunities for net gains, or contribute to improvements in biodiversity, which can be demonstrated by using the Biodiversity Impact Calculator.

INSERTED:11.xx INSERTED:Net gains can be delivered through the provision of soft landscaping, including trees, shrubs and other vegetation to support wildlife habitats as identified by the Hertfordshire Biodiversity Action Plan.z Similarly, the provision of permanent integrated features for wildlife can contribute to net gains, for instance the provision of bat and swift boxes, particularly where development borders open space.

Footnotes:

INSERTED:x The Biodiversity Impact Calculator is a tool used to quantify the value of biodiversity at any site and can form an evidence base on required mitigation for a development, the amount of residual biodiversity impact, and if necessary, the amount of require offsite compensation. The current Biodiversity Impact Calculator is available on the Environment Bank website at : INSERTED:http://www.environmentbank.com/impact-INSERTED:calculator.php

INSERTED:yHertfordshire Environmental Forum (2006) A Biodiversity Action Plan for Hertfordshire,

INSERTED:http://www.hef.org.uk/nature/biodiversity_vision/index.htm

INSERTED:z Hertfordshire Environmental Forum (2006) A Biodiversity Action Plan for Hertfordshire,INSERTED: INSERTED:http://www.hef.org.uk/nature/biodiversity_vision/index.htm


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Respond No Comments MM 167

113

Policy NE4

Policy NE4: Protecting DELETED:publically accessible open space

For INSERTED:effectiveness

as proposed in LP3

Planning permission will INSERTED:only be granted for any proposed loss of open space DELETED:only where INSERTED:provided that:

  1. it can be demonstrated that the open space is surplus to requirementsDELETED:, or otherwise INSERTED:and justified on the basis of:
    1. the quality and accessibility of the open space;
    2. the extent to which the open space is serving its purpose;
    3. the quality and accessibility of alternative public open space; and
  2. it is mitigated against by:
    1. re-provision of an appropriate open space taking into account quality and accessibility; and/ or
    2. financial contributions towards new or existing open space where:
      • the required provision cannot reasonably be delivered on-site; or
      • the required provision cannot be provided on site in full; and
      • the proposal has over-riding planning benefits.

INSERTED:Any built facilities within new or existing open space must be ancillary to the primary use and of an appropriate scale and design. Measures should be taken to integrate such facilities into the landscape.

Respond No Comments MM 168

113

Before Paragraph 11.15 insert (New Policy NEx)

Policy NEx: New and improved open space

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 19 hearing session (ED55, ED156)

INSERTED:Planning permission will be granted for development proposals that make provision for new and/or improved open space which:

  1. INSERTED:meets the needs arising from the development having regard to the Council's open space standards and other relevant guidance;
  2. INSERTED:contributes towards improving the provision, quality and accessibility of open space; and
  3. INSERTED:incorporate any necessary open space buffer(s) for landscape, visual, ecological or air quality reasons.

INSERTED:Any on-site provision must include a long term maintenance and management plan,


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INSERTED:and where required phasing plans, to demonstrate delivery.

INSERTED:Proposals for new open spaces which meet identified needs will be encouraged in suitable locations, served by a choice of sustainable travel options.

INSERTED:Financial contributions towards the provision of open space will be considered only where it can be demonstrated that the requirements of policy NE5 part (b)(ii) are met.

INSERTED:Where a development is phased, or a site is either divided into separate parts or otherwise regarded as part of a larger development, it will be considered as a whole for the purposes of open space provision.

Respond No Comments MM 169

114

Paragraph 11.15 delete

DELETED:Over the plan period it is anticipated that some open spaces could come under pressure for development. It is therefore vital that any proposed loss of open space is carefully considered to ensure that the both the existing and future population of North Hertfordshire has sufficient access to open space.

For INSERTED:effectiveness consequential to reordering of policies.

Respond No Comments MM 170

114

Paragraph 11.18

The Open Space Review INSERTED:defines the types of open space, sets out the current provision of open space, identifying deficits, surpluses as well as priorities for improvement INSERTED:and suggested standards for open space provision associated with new development. The review analyses open space provision in the four main towns of Hitchin, Letchworth Garden City, Baldock and Royston, as well as in rural areas. INSERTED:The Council also currently has a number of Action Plans[x] that set out open space priorities, which along with other relevant guidelines[y] can be used when determining the type of open space required.

INSERTED:Footnotes:

INSERTED:[x] The Council's Action Plans include: Cemeteries and Closed Churchyards Action Plan; Outdoor Play Provision Action Plan; Outdoor Sports Facilities Action Plan; and the Allotments Action Plan.

INSERTED:[y] Fields in Trust Guidelines (October 2015) or as superseded, Guidance for Outdoor

For INSERTED:effectiveness following Matter 19 hearing session (ED55, ED156).


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INSERTED:Sport and Play: Beyond the Six Acre Standard, INSERTED:http://www.fieldsintrust.org/guidance

Respond No Comments MM 171

114

After paragraph 11.18 insert (New paragraphs)

INSERTED:11.xx Over the plan period it is anticipated that some open spaces could come under pressure for development. It is therefore vital that any proposed loss of open space is carefully considered to ensure that DELETED:the INSERTED:both the existing and future population of North Hertfordshire has sufficient access to open space. In parts of the District where there are identified deficiencies in open space, any proposed loss would be subject to increased scrutiny.

INSERTED:11.xx As well as guarding against losses we also need to ensure provision of open space on new development and securing improvement to existing spaces.

INSERTED:11.xx It is vital to ensure that any on-site open space in new development is high quality, complements the landscape setting and is fully publically accessible to support sustainable and inclusive communities. Open space should be well integrated into the design of a scheme and located to achieve good access for all residents by suitable and sustainable modes of travel. Further to this, the provision of new open spaces across the District will be valuable in alleviating visitor and recreational pressure on designated biodiversity sites.

INSERTED:11.xx The Open Space Review outlines locations where there is currently under- provision of certain types of open space and should be used in determining the most appropriate type of open space required.

INSERTED:11.xx Designing new open spaces to meet community needs and enable community access can be extremely valuable in maximising access to open space. For example, enabling open spaces associated with schools to be used by the community can be helpful in meeting the demands for specific types of open space, such as playing fields.

INSERTED:11.xx In some developments, there may be a requirement for open space buffers to

For INSERTED:effectiveness consequential to reordering of policies and following Matter 19 hearing session (ED55, ED156).


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INSERTED:protect against sources of pollution, such as roads or railway lines, or for landscape, visual or ecological purposes, for instance connective features such as hedgerows and watercourses. In these cases it will be expected that the open space standards will be delivered alongside any buffer areas which are necessary.

INSERTED:11.xx The Council will support proposals for facilities within new and existing open spaces, for instance changing rooms or a kiosk, where the proposed facility is ancillary to the primary use and is of a scale and design that is commensurate with the primary use. The Council will consider larger facilities where they are appropriate to the use of the open space in accordance with national policy and guidance.

INSERTED:11.xx Long-term management and maintenance plans will be required to ensure that open spaces can continue to be enjoyed by the community in years to come.

INSERTED:11.xx It is acknowledged that some types of open space can only realistically be delivered on a larger scale due to the amount of space that would be required and management arrangements. In these circumstances it may be acceptable for financial contributions to be provided towards the provision of open space.

INSERTED:11.xx Where it can be demonstrated that open space cannot be provided on site a financial contribution towards the provision of new or enhancement of existing open space will be sought subject to the criteria set out in the policy. In such instances, the Council will direct such contributions towards areas with an identified open space deficiency or towards projects for new or improved open spaces. This is to ensure that the additional demand created by the proposed development is met.

INSERTED:11.xx This Plan does not designate Local Green Space. However, the Council will


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INSERTED:support the designation and enhancement of Local Green Space as proposed by local communities, for instance in Neighbourhood Plans, where appropriate.

Respond No Comments MM 172

114

Paragraphs 11.19 and

11.20 delete

DELETED:The Open Space Review and any other relevant Council reports should be used when interpreting the above policy. In parts of the District where there are identified deficiencies in open space, any proposed loss would be subject to increased scrutiny.

DELETED:Financial contributions may be appropriate subject to the criteria set out in the policy. In such instances, the Council will direct such contributions towards areas with an identified open space deficiency or towards projects for new or improved open spaces.

For INSERTED:effectiveness consequential to reordering of policies and following Matter 19 hearing session (ED55, ED156).

Respond No Comments MM 173

114

Policy NE5 delete

DELETED:Policy NE5: New and improved public open space and biodiversity

For INSERTED:effectiveness consequential to reordering of policies and following Matter 19 hearing session (ED55, ED156).

DELETED:Planning permission will be granted for relevant development proposals that

  1. DELETED:provide high quality, on-site, fully publically accessible open space having regard to the Council's o pen space standards;
  2. DELETED:incorporate an open space buffer(s) where necessary for landscape, visual, ecological or air quality reasons;
  3. DELETED:contribute to net gains for biodiversity, ecological networks and the water environment and/or restores degraded or isolated habitats; and
  4. DELETED:submit a long term maintenance and management plan, and where required phasing plans, to demonstrate delivery.

DELETED:Any proposed facilities within open space must be small scale and ancillary to the primary use

DELETED:Financial contributions towards the provision of open space as an exception to criterion

DELETED:(a) will be considered only in exceptional circumstances and where it can be


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DELETED:demonstrated that the requirements of policy NE4 part (b)(ii) are met.

DELETED:Where a development is phased, or a site is either divided into separate parts or otherwise regarded as part of a larger development, it will be considered as a whole.

Respond No Comments MM 174

115

to 117

Paragraphs 11.21 to

11.40 delete

DELETED:11.21 To support growth over the plan period, relevant development proposals will be expected to contribute towards open space provision in the District. Relevant development proposals are:

  • DELETED:over 200 residential units; or
  • DELETED:over 10,000 sqm gross external floorspace; or
  • DELETED:where a specific need has been identified by the Council.

DELETED:11.22 It is vital to ensure that any on-site open space is high quality, complements the landscape setting and is fully publically accessible to support sustainable and inclusive communities. Further to this, the provision of new open spaces across the District will be valuable in alleviating visitor and recreational pressure on designated biodiversity sites.

DELETED:11.23 The Open Spaces Review undertaken in 2016 sets out open space standards that should be taken into account when determining the quantity of open space provision required. These standards will also be used at masterplanning stage for the strategic sites outlined in the Plan.

DELETED:11.24 Where large-scale developments are intended to be phased over a number of years, forward projections of the population and / or households may be considered.

DELETED:11.25 Whilst in most cases open space provision on-site will be required as the development exceeds the thresholds set out above, there may be instances where there is a specific need for open space. For example, in an area with an

For INSERTED:effectiveness consequential to reordering of policies and following Matter 19 hearing session (ED55, ED156).


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DELETED:open space deficiency, or where an open space improvement project has been identified.

DELETED:11.26 The Open Spaces Review also outlines locations where there is currently under-provision of certain types of open space. This Review, or as superseded, should be used in determining the most appropriate type of open space to provide or contribute towards.

DELETED:11.27 In addition, the Council has a number of other relevant documents which can be used when determining the type of open space required. The Green Space Management Strategy and accompanying Action Plan sets out priorities for open space for across the District between 2014 and 2019. The priority actions are disaggregated by the type of open space, timescales and cost within a clear framework for delivery.

DELETED:11.28 The Council also currently has a number of Action Plans that that set out open space priorities comprising:

  • DELETED:Cemeteries and Closed Churchyards Action Plan
  • DELETED:Outdoor Play Provision Action Plan
  • DELETED:Outdoor Sports Facilities Action Plan
  • DELETED:Allotments Action Plan

DELETED:11.29 Play and recreational space has an important role in the function of many of the District's open spaces. Play space provision should be made in accordance with the relevant guidelines. 116 A balance must be achieved between a level of supervision for child safety and crime prevention, and the potential for noise amenity impacts.

DELETED:11.30 No additional allotment sites are designated in this Plan. However, the Council will require appropriate contributions towards allotment provision given the


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DELETED:demand for allotment space.

DELETED:11.31 This Plan does not designate Local Green Space. However, the Council will support the designation and enhancement of Local Green Space as proposed by local communities, for instance in Neighbourhood Plans, where appropriate.

DELETED:11.32 Designing new open spaces to meet community needs and enable community access can be extremely valuable in maximising access to open space. For example, enabling open spaces associated with schools to be used by the community can be helpful in meeting the demands for specific types of open space, such as playing fields.

DELETED:11.33 It is acknowledged that some types of open space can only realistically be delivered on a larger scale due to the amount of space that would be required and management arrangements. As such, in exceptional circumstances it may be acceptable for financial contributions to be provided towards the provision of open space.

DELETED:11.34 Where a financial contribution is accepted instead, or in addition to, on-site open space provision, the contribution will be allocated to new open space provision elsewhere, or improvements towards existing open spaces. This is to ensure that the additional demand created by the proposed development is met.

DELETED:11.35 The Council will support proposals for facilities within open spaces, for instance changing rooms or a kiosk, where the proposed facility is small scale and ancillary to the primary use. The Council will take a flexible approach to the format and scale of the floorspace in accordance with national policy and guidance.

DELETED:11.36 The provision of open space can also serve a dual purpose of flood risk management, and the Council will encourage proposals that provide multiple benefits.


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DELETED:11.37 In some developments, there may be a requirement for open space buffers to protect against sources of pollution, such as roads or railway lines, or for landscape, visual or ecological purposes, for instance connective features such as hedgerows and watercourses. In these cases it will be expected that the open space standards will be delivered alongside any buffer areas which are necessary.

DELETED:11.38 Development proposals will be expected to maximise opportunities for net gains, or contribute to improvements in biodiversity, which can be demonstrated by using the Biodiversity Impact Calculator117.

DELETED:11.39 Net gains can be delivered through the provision of soft landscaping, including trees, shrubs and other vegetation to support wildlife habitats as identified by the Hertfordshire Biodiversity Action Plan118. Similarly, the provision of permanent integrated features for wildlife can contribute to net gains, for instance the provision of bat and swift boxes, particularly where development borders open space.

DELETED:11.40 Long-term management and maintenance plans will be required to ensure that open spaces can continue to be enjoyed by the community in years to come, and to provide necessary protection to biodiversity assets.

Footnotes:

116 DELETED:Fields in Trust Guidelines (October 2015) or as superseded, Guidance for Outdoor Sport and Play: Beyond the Six Acre Standard, http://www.fieldsintrust.org/guidance

DELETED:117The Biodiversity Impact Calculator is a tool used to quantify the value of biodiversity at any site and can form an evidence base on required mitigation for a development, the amount of residual biodiversity impact, and if necessary, the amount of require offsite compensation. The current Biodiversity Impact Calculator is available on the Environment Bank website at : http://www.environmentbank.com/impact-calculator.php

DELETED:118Hertfordshire Environmental Forum (2006) A Biodiversity Action Plan for Hertfordshire, http://www.hef.org.uk/nature/biodiversity_vision/index.htm


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Respond No Comments MM 175

117

Policy NE6 delete

DELETED:Policy NE6: Designated biodiversity and geological sites

For INSERTED:effectiveness consequential to reordering of policies and following Matter 19 hearing session (ED55, ED156).

DELETED:Planning permission will only be granted for development proposals affecting designated sites that:

  1. DELETED:protect, enhance and manage designated sites in accordance with the following hierarchy of designations;
    • DELETED: Internationally designated sites
    • DELETED: Nationally designated sites
    • DELETED: National Planning Policy Framework sites
    • DELETED: Locally designated sites
  2. DELETED:submit an ecological survey and demonstrate that adverse effects can be satisfactorily minimised by following the hierarchy below:
    1. DELETED:locating on an alternative site with a less harmful impact;
    2. DELETED:providing adequate mitigation measures; or
    3. DELETED:as a last resort compensated for.
  1. DELETED:manage construction impacts by:
    1. DELETED:demonstrating how existing wildlife habitats will be retained, safeguarded and managed during construction; and
    2. DELETED:providing a buffer of complimentary habitat for all connective features for wildlife habitats, or priority habitats: and
  2. DELETED:provide a long term management plan including mitigation measures as necessary.

DELETED:Development proposals on non-designated sites that include important habitats and species will be expected to meet parts (b) to (d) of this policy.

DELETED:Local Geological Sites are ratified by the Herts & Middlesex Wildlife Trust (HMWT) and are afforded the same protection as Wildlife Sites.


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Respond No Comments MM 176

117

to 119

Paragraphs 11.41 to

11.52 delete

DELETED:11.41 Whilst there are no biodiversity sites designated at the European level in the District, for example Ramsar sites, Special Areas of Conservation or Special Protection Areas, there are a number of nationally designated sites. This includes six Sites of Special Scientific Interest (SSSIs) as shown on the Proposals Map and eight designated Local Nature Reserves (LNRs).

DELETED:11.42 There are also a number of National Planning Policy Framework sites comprising ancient woodland, and aged or veteran trees. Ancient woodland is a nationally agreed designation for land that has been woodland since at least 1600 AD. The District's woodlands will be managed over the plan period to provide recreation and amenity for local residents, and also to ensure their survival to benefit biodiversity.

DELETED:11.43 Species or Habitats of Principal Importance as identified in S41 of the Natural Environment and Rural Communities Act 2006 are defined at the national level and the Hertfordshire Biodiversity Action Plan119 sets out an approach to biodiversity at the county level. In addition to this, the Hertfordshire Local Nature Partnership (LNP) Guiding Principles have informed the policies in this Plan.

DELETED:11.44 The District has over 300 designated Wildlife Sites.120 DELETED:The Hertfordshire Environmental Records Centre updates the list of designated Wildlife Sites on a regular basis. Sites identified or designated as Wildlife Sites are afforded protection as sites of substantive nature conservation value.

DELETED:11.45 Local Geological Sites are given the same level of protection as Wildlife Sites and are considered important for their educational or historical value. There are currently 11 Local Geological Sites in North Hertfordshire.

DELETED:11.46 Sites allocated in this Plan that have the potential to impact on designated biodiversity sites are required to provide an ecological survey and provide mitigation and/or off-setting measures as necessary. Where appropriate the

For INSERTED:effectiveness consequential to reordering of policies and following Matter 19 hearing session (ED55, ED156).


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DELETED:Strategic Policies and Communities sections of this Plan provide site specific policies relating to the impact on designated sites, for instance on Therfield Heath SSSI or Wain Woods SSSI.

DELETED:11.47 Sites can contain important habitats or species even where they are not formally designated. These sites are identified by the Hertfordshire Environmental Records Centre as being of ecological interest and should be afforded protection.

DELETED:11.48 Ecological surveys will be expected to involve an objective assessment of ecological value. Surveys should be consistent with BS42020 Biodiversity- Code of Practice for Planning and Development, or as superseded, and use the Biodiversity Impact Calculator121 or as superseded, DELETED:to assess ecological value. This methodology will ensure that appropriate mitigation or compensation is provided to meet the aims of national policy.

DELETED:11.49 Where off-site compensation is delivered as a last resort, the ecological networks mapping system developed by the Herts and Middlesex Wildlife Trust and Local Nature Partnership should be used. This provides the basis of targeted habitat creation to maximise the benefits to biodiversity of any required ecological measures.

DELETED:11.50 Certain habitats (such as chalk grassland) are priority habitats for the District. Restoration, mitigation and any compensation measures should focus on these priority habitats as described in the Hertfordshire Biodiversity Action Plan.2

DELETED:11.51 Developments are required to demonstrate how existing wildlife habitats such as trees, hedgerows, woodlands and rivers will be retained, safeguarded and managed during and after development, including the provision of buffers where required. Where buffers are provided, these should be a minimum of 10 metres of complimentary habitat for all connective features for wildlife habitats or


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DELETED:priority habitats.

DELETED:11.52 Where necessary, a management plan outlining mitigation measures may be required to sensitively manage any issues arising as a result of the development on biodiversity or geodiversity assets.

Footnotes:

DELETED:119 Hertfordshire Environmental Forum (2006) A Biodiversity Action Plan for Hertfordshire, http://www.hef.org.uk/nature/biodiversity_vision/index.htm

DELETED:120 Please refer to the list held by the Hertfordshire Environmental Records Centre for the current list of designated Wildlife Sites.

DELETED:121 The Biodiversity Impact Calculator is a tool used to quantify the value of biodiversity at any site and can form an evidence base on required mitigation for a development, the amount of residual biodiversity impact, and if necessary, the amount of require offsite compensation. The current Biodiversity Impact Calculator is available on the Environment Bank website at : http://www.environmentbank.com/impact-calculator.php

Respond No Comments MM 177

119

Policy NE7

Policy NE7: Reducing flood risk

For INSERTED:effectiveness following Matter 19 hearing session

(NHDC Matter 19 hearing statement, para 36; LP3 and MoU5)

Planning permission for development proposals will be granted INSERTED:provided that DELETED:where (as applicable):

INSERTED:x. Development is located outside of medium and high risk flood areas (flood zone 2 and 3) and other areas affected by other sources of flooding where possible;

  1. INSERTED:Where (x.) is not possible, application of the sequential and exception tests INSERTED:is demonstrated where development is proposed in areas of flood risk DELETED:as set out in the NPPF have been applied using the Strategic Flood Risk Assessment (SFRA) and Environment Agency flood maps;
  2. a FRA has been prepared in accordance with national guidance INSERTED:that considers the lifetime of the development, climate change impacts and safe access and egress;

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  1. DELETED:a reduction in flood risk will be managed through flood resistant, resilient design and construction;
  2. it will be located, designed and laid out to ensure the risk of flooding is INSERTED:reduced DELETED:minimised whilst not increasing flood risk elsewhere;

INSERTED:x. INSERTED:the impact of any residual flood risk will be minimised through flood resistant, resilient design and construction;

  1. INSERTED:any flood protection and mitigation measures DELETED:which may be necessary INSERTED:will DELETED:do not DELETED:have an unacceptable impact on INSERTED:cause harm to nature conservation, heritage assets, INSERTED:and / or landscape and recreation INSERTED:and, where possible, will have a positive impact in these respects ; and
  2. overland flow routes and INSERTED:functional floodplain DELETED:flood storage areas are protected from all development other than that which is "water compatible" and this must be designed and constructed to remain operational and safe for users during flood events, resulting in no net loss of flood plain storage and not impeding water flows or increasing flood risk elsewhere.

Respond No Comments MM 178

120

Paragraph 11.55

Where development is proposed in an area at risk from flooding, the applicant will be required to demonstrate that the site passes the flood risk Sequential Test before providing a Flood Risk Assessment (FRA) as part of the planning application submission. The flood risk Exception Test may also need to be demonstrated at this stage. An FRA is applicable to development over 1 hectare in flood zone 1 and all types of development in flood zones 2 and 3. Flood risk impacts should be taken into account for the lifetime of the development, and consideration given to the mitigation that needs to be provided for the increased future flood risk with predicted climatic changesINSERTED:. This should include appropriate consideration of downstream flood risks and, where necessary, on site attenuation to address this.

For INSERTED:effectiveness as proposed in LP3

Respond No Comments MM 179

120

Policy NE8

Policy NE8: Sustainable drainage systems

For INSERTED:effectiveness following Matter 19 hearing session (LP3, NHDC

Planning permission for development will DELETED:only be granted INSERTED:provided that DELETED:where:

  1. the most INSERTED:appropriate sustainable drainage solution is used INSERTED:taking into account technical, viability and design issues to reduce the risk of surface water

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flooding, enhance biodiversity, water quality and provide amenity benefits;

  1. it aims to mimic the natural drainage patterns and processes as far as possibleINSERTED:; and
  2. drainage solutions follow the SuDS hierarchy.DELETED:; and
  3. DELETED:developers have consulted with the Lead Local Flood Authority at the earliest possible opportunity, to ensure SuDS are incorporated at the design stage.

Matter 19 Statement, ED55, ED156)

Respond No Comments MM 180

120

Paragraph 11.58

The Council will consult and work with the Lead Local Flood Authority123 (LLFA)INSERTED:, DELETED:and the Environment Agency INSERTED:and Internal Drainage Boards as required on development proposals that are at risk from flooding or may contribute to additional surface run off. At risk areas are identified in the SFRA and mitigation measures need to be considered when designing development in order to reduce the risk of flooding from surface water. INSERTED:When selecting appropriate drainage techniques, it is important to try and maximise the number of benefits, and to prioritise the most sustainable approaches taking into consideration appropriate design and financial viability issues. These techniques can be set out in the form of a hierarchy. Evidence will need to be provided that development has followed the surface water management hierarchy as detailed below.

For INSERTED:effectiveness; following Matter 19 hearing session (LP3, ED55, ED156)

Respond No Comments MM 181

121

Paragraph 11.59

For major development the LLFA is a statutory consultee in relation to the management of surface water drainage. Whilst SuDS is only a requirement for major development, it is recommended for all development to ensure surface water is appropriately managed.

INSERTED:Developers should consult with the Lead Local Flood Authority and / or the Internal Drainage Board at the earliest possible opportunity, to ensure SuDS are incorporated at the design stage.

For INSERTED:effectiveness (NHDC Matter 19 statement, para 45).

Respond No Comments MM 182

122

Policy NE9

1st sentence and criteria 'a'

Policy NE9: Water quality and environment

To ensure the Plan is INSERTED:justified (NHDC Matter 19 statement, para 48)

Planning permission for development proposals will be granted INSERTED:provided that DELETED:where they make appropriate space for water, including (as applicable):

  1. maintaining a minimum DELETED:9 INSERTED:8 metre [124] wide undeveloped buffer zone from all designated main rivers;
  1. maintaining a minimum 5m wide undeveloped buffer zone for ordinary watercourses; and

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  1. river restoration and resilience improvements where proposals are situated close to a river or considered to affect nearby watercourses.
  2. [124] Water Resources Act 1991

Respond No Comments MM 183

122

Paragraph 11.60 final sentence

Groundwater is an important resource for both water supply and biodiversity as it discharges into surface waters and wetlands, and maintains river and stream flows during dry spells. Most potable water (water which is safe to drink) in North Hertfordshire is abstracted from the ground. As a consequence it can be vulnerable to pollutants. It is therefore important to protect these water resources from any potential pollutants and recapture as much water run off as possible. Development proposals therefore must demonstrate that available improvements in the efficiency of water use, surface drainage systems and pollution prevention measures have been optimised, and that they have strived to mitigate future problems. Policy DELETED:NE9 INSERTED:NE11: Contaminated Land specifically sets the requirements for contaminated land.

For INSERTED:effectiveness

Respond No Comments MM 184

122

After paragraph 11.63 (new paragraph)

INSERTED:Main rivers are watercourses shown to be designated as main on the Environment Agency's statutory flood map[x]. These are usually a larger stream or river with a significant effect on the overall drainage of a catchment area, however smaller watercourses can also be designated as main rivers. The Environment Agency has authority, powers, rights and responsibilities for regulating main rivers. Ordinary watercourses are any other river, stream, ditch or culvert (other than a public sewer) that is not a designated Main River. The responsibility for maintenance of these lies with anyone who owns the adjacent land or property. Where these fall in Internal Drainage Board (IDB) land they are regulated by the IDB, outside of this North Hertfordshire District Council will be the regulator.

INSERTED:Footnote:

INSERTED:[x] Flood Map for Planning - INSERTED:https://flood-map-for-planning.service.gov.uk/

For INSERTED:effectiveness; following Matter 19 hearing session (ED55, ED156)

Respond No Comments MM 185

123

Policy NE10

Policy NE10 : Water INSERTED:conservation DELETED:Framework Directive and wastewater infrastructure

For INSERTED:effectiveness following Matter 19 hearing session

Planning permission for new development will be granted INSERTED:provided that DELETED:where;

  1. it does not result in the deterioration of any watercourse in accordance with

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the INSERTED:Water Environment (Water Framework Directive) INSERTED:Regulations 2017 (WFD);

  1. it helps contribute towards the INSERTED:Water Framework Directive (WFD) actions and objectives.
  2. it helps achieve the objectives INSERTED:set out in DELETED:of flood management goals from the Anglian and Thames River Basin Management Plans; DELETED:and
  3. mechanisms for delivering any necessary new or improved water INSERTED:and/ or wastewater infrastructure are secured under the requirements of Policy SP7; INSERTED:and
  4. INSERTED:adequate foul water treatment and disposal already exists or can be provided in time to serve the development.

New development around Stevenage within the Rye Meads Sewage Treatment Works Catchment will need to demonstrate that additional potable water supply and INSERTED:consequential wastewater treatment capacity can be achieved and implemented ahead of development without significant environmental impact, including adverse effects on designated sites.

(LP3, MOU2, MOU5, MOU6, ED55, ED156)

Respond No Comments MM 186

123

Paragraph 11.66

As a result there is little environmental capacity that can be taken up without causing a breach of statutory environmental targets including the INSERTED:Water Environment (Water Framework DirectiveINSERTED:) Regulations 2017 (WFD).126. Additionally water supply also has implications under the WFD, not just water quality. The Great Ouse and Thames catchments are both highly water stressed. Any proposed increase in groundwater abstraction from theINSERTED:se catchmentINSERTED:s is also likely to have implications on compliance with WFD regulations DELETED:also.

126 For information on the Water Framework Directive, see: DELETED:http://www.environment-agency.gov.uk/research/planning/33362.aspx INSERTED:http://evidence.environment-agency.gov.uk/FCERM/en/SC060065/About.aspx

For INSERTED:effectiveness consequential to MM185 (ED55, ED156)

Respond No Comments MM 187

123

After paragraph 11.67 (new paragraph)

INSERTED:At present only the River Ivel is at a "good" status while the rest of the water bodies in North Hertfordshire are failing. Further information in relation to the water bodies in North Hertfordshire is available on the Environment Agency's Catchment Data Explorer[x]

For INSERTED:effectiveness; (NHDC Matter 19 statement, para


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INSERTED:including measures that will help achieve their objectives. Developers will be expected to contribute towards measures and objectives through their development proposals.

INSERTED:Footnote:

INSERTED:[x] INSERTED:http://environment.data.gov.uk/catchment-planning/

56, LP3, MoU5)

Respond No Comments MM 188

124

Policy NE11

Policy NE11: Contaminated land

For INSERTED:effectiveness; (NHDC Matter 19 statement, para 61, LP3, MoU5)

Planning permission for development affecting INSERTED:or affected by contaminated land will be granted INSERTED:provided that DELETED:where:

  1. a contaminated land study / contaminated land risk assessment is submitted as part of the application
  2. appropriate mechanisms are in place to investigate, INSERTED:characterise the risks and DELETED:where necessary remediate the INSERTED:contamination to remove the risks, INSERTED:or reduce the risk to an acceptable level; and
  3. the site is suitable for DELETED:the new use taking account of ground conditions, INSERTED:groundwater vulnerability and pollution arising from previous INSERTED:land use and land remediation INSERTED:in reference to relevant guidance (and any subsequent updates)x.

INSERTED:Footnote:

INSERTED:[x] Groundwater Protection: Principles and practice (GP3), https://www.gov.uk/government/publications/groundwater-protection-principles-and-practice-gp3; Model Procedures for the Management of Land Contamination, https://www.gov.uk/guidance/land-contamination-risk-management

Respond No Comments MM 189

124

Paragraphs 11.72 and

11.73

(Delete and insert new paragraphs)

DELETED:11.72 There are numerous sites in the District which are potentially affected by contamination as a consequence of their historical land uses.

DELETED:11.73 The policy addresses the protection of the health of end users of proposed developments, as well as the protection of the historic, built and natural environment, including groundwater. The latter is of particular relevance in North Hertfordshire because much of the District's water supply comes from an

For INSERTED:effectiveness

(LP3, MoU5)


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DELETED:unconfined aquifer.

INSERTED:11.xx Decisions should ensure that the site is suitable for its new use taking account of ground conditions, pollution arising from previous uses and any proposals for land remediation.

INSERTED:11.xx Much of the area covered by this plan overlies Secondary and Principal Aquifers. Abstractions are located throughout the plan area, with WFD aquifers and rivers present. Source Protection Zones (1 to 3) and landfills are present within the plan area, and mostly in the areas around Hitchin, Letchworth, Baldock, Royston, Ashwell and Stevenage. Principal aquifers are geological strata that exhibit high permeability and provide a high level of water storage. They may support water supply and/or river base flow on a strategic scale. Secondary aquifers are often capable of supporting water supplies at a local scale and normally provide an important source of flow to some rivers. The use of groundwater for local drinking water supplies in the area makes it particularly vulnerable to pollution.

INSERTED:11.xx Certain new activities need to be deterred in sensitive areas based on their intrinsic hazard to sensitive receptors (e.g. groundwater, Principal Aquifers, Source Protection Zones). Close to sensitive receptors a precautionary approach is likely to be taken even where the risk of failure is low as the consequences may be serious or irreversible.

INSERTED:11.xx Where risks from landfill gas are likely to arise, where land contamination may be reasonably suspected, or particularly environmentally sensitive developments (e.g. petrol filling stations) are proposed for sensitive sites, developers are encouraged to hold pre-application discussions. A Preliminary Risk Assessment (PRA) should be undertaken as the first stage in assessing these risks and is a requirement for validating relevant planning applications.

Respond No Comments MM 190

125

Policy NE12

Policy NE12 : Renewable and low carbon energy development

For INSERTED:consistency with national policy following

Proposals INSERTED:for solar farms involving the best and most versatile agricultural land and proposals for wind turbines will be determined in accordance with national policy. Proposals for INSERTED:other renewable and low carbon energy development which would


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contribute towards reducing greenhouse gas emissions will be permitted subject to an assessment of the impacts upon:

  1. landscape quality, landscape character and visual amenity, including consideration of cumulative impacts of development;
  2. environmental assets;
  3. the historic environment, including the impact on the setting of historic assets ;
  4. the transport network;
  5. air quality;
  6. aviation interests; and
  7. the amenity of residents.

In assessing renewable and low carbon energy proposals against the above criteria the Council will give significant weight to their local and wider benefits, particularly the potential to reduce greenhouse gas and other harmful emissions, and the social benefits of community owned schemes where this is relevant.

Proposals for decentralised energy schemes associated with development of the strategic sites allocated in the Plan will be encouraged subject to an assessment of the impacts.

In all cases, end of life/redundant plant, buildings, apparatus, and infrastructure must be removed and the site restored to its former state or a condition agreed with the Council.

Matter 19 hearing session (ED55, ED156)

Respond No Comments MM 191

126

Paragraph 11.77

The Hertfordshire Renewable and Low Carbon Energy Technical Study identifies energy opportunity areas in the District. This may assist developers to choose the appropriate renewable technology, depending on the location of the development. The Study also identified that there may be areas of opportunity to investigate decentralised energy schemes, this could be particularly relevant in those areas where larger scale development

For INSERTED:consistency with national policy (NHDC Matter 19 Statement, para


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may take place. Broadly, decentralised energy schemes refer to energy that is generated off the main grid and can include micro-renewables, heating and cooling. Schemes can serve a single building or a whole community. Although development proposals for renewable and low carbon energy will be supported in appropriate locations, it is also important that development proposals incorporate energy efficient measures to help reduce the demand for energy in the first place. INSERTED:The Council is mindful that an appropriate balance must be maintained between the benefits of renewable energy and other constraints and considerations in accordance with national Planning Practice Guidance (PPG).

72).

CHAPTER 12

HISTORIC ENVIRONMENT

Respond No Comments MM 192

127

Policy HE1 (i)

Additional criterion and paragraph

Policy HE1: Designated heritage assets.

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 20 hearing session (NHDC Matter 20 Statement, ED55, ED157)

Planning applications relating to Designated heritage Assets INSERTED:or their setting shall be accompanied by a Heritage Assessment/Justification Statement that:

  1. assessINSERTED:es the significance of heritage assets, including their setting, DELETED:impacted by the proposal;
  2. DELETED:justify INSERTED:justifies and detailINSERTED:s the impacts of any proposal upon the significance of the designated INSERTED:heritage asset(s); and
  3. informINSERTED:s any necessary DELETED:mitigation measures to minimise or mitigate against any identified harms.;

Planning permission for development proposals affecting Designated Heritage Assets or their setting will be granted where they (as applicable):

  1. enable the heritage asset to be used in a manner that secures its conservation and preserves its significance;
  2. incorporate a palette of materials that make a positive contribution to local character or distinctiveness, where it is appropriate and justified; INSERTED:and
  3. INSERTED:will lead to less than substantial harm to the significance of the designated heritage asset, and this harm is outweighed by the public benefits of the development, including securing the asset's optimum viable use.

INSERTED:Where substantial harm to, or loss of significance, of a designated heritage asset is


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INSERTED:proposed the Council shall refuse consent unless it can be demonstrated that the scheme is necessary to deliver considerable public benefits that outweigh the harm or loss.

Respond No Comments MM 193

128

Policy HE2

Policy HE2: Heritage at risk

For INSERTED:effectiveness and INSERTED:consistency with national policy (NHDC Matter 20 Statement , para 13)

Planning permission will be granted for proposals that seek to DELETED:restore INSERTED:conserve or provide new uses for designated heritage assets identified on the national register, or the INSERTED:Council's 'At Risk' DELETED:local risk register maintained by the Council, that are justified and appropriate to the significance of the asset to return a heritage asset to beneficial use.

Proposals that harm the significance of heritage assets included on national and local registers will be resisted unless the need for, and the benefits of, the development in that location clearly outweigh that harm, taking account of the asset's significance and importance, and all feasible solutions to avoid and mitigate that harm have been fully DELETED:implemented INSERTED:assessed.

Respond No Comments MM 194

128

Policy HE3

Policy HE3: DELETED:Local heritage INSERTED:Non-designated heritage assets

For INSERTED:effectiveness and INSERTED:consistency with national policy, following Matter 20 hearing session (ED55, ED157)

DELETED:Permission for the loss of a building of local interest will only be granted where

INSERTED:Permission for a proposal that would result in harm to, or the loss of, a non- designated heritage asset will only be granted provided that a balanced judgement has been made that assesses the scale of harm to, or loss of significance of the non- designated asset and, where the proposal results in the loss of a non-designated heritage asset:

  1. the replacement building contributes to preserving the local character and distinctiveness of the area; and
  2. INSERTED:where the asset is located in a conservation area a continuous contract for the demolition and redevelopment of the site has been secured, unless there are justifiable grounds for not developing the site.

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Respond No Comments MM 195

128

After paragraph 12.7 (new paragraph)

INSERTED:Non-designated heritage assets are buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions but which are not formally designated heritage assets. This policy is concerned with those non-designated heritage assets that are locally listed, such as Buildings of local interest.

For INSERTED:effectiveness; Consequential to MM194 following Matter 20 hearing session (ED55, ED157)

Respond No Comments MM 196

129

Policy HE4

Policy HE4: Archaeology

For INSERTED:effectiveness (NHDC Matter 20 Statement, para 17).

Permission for development proposals affecting heritage assets with archaeological interest will be granted INSERTED:provided that: DELETED:where:

  1. developers submit an appropriate desk-based assessment and, where justified, an archaeological field evaluation.
  2. It is demonstrated how archaeological remains will be preserved and incorporated into the layout of that development, if in situ preservation of important archaeological remains is considered preferable; and
  3. where the loss of the whole or a material part of important archaeological remains is justified, appropriate conditions are applied to ensure that the archaeological recording, reporting, publication and archiving of the results of such archaeological work is undertaken before it is damaged or lost.

Where archaeological sites have been assessed to meet the criteria for inclusion on adopted registers or maps of locally important heritage assets these shall be treated in the same way as archaeology areas and areas of archaeological significance.

INSERTED:Areas of as yet, unknown archaeology may be identified during research, or through the planning or plan making process. These sites or areas should be treated in the same way as archaeology areas and areas of archaeological significance.


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CHAPTER 13

COMMUNITIES

Respond No Comments MM 197

All tables

Local Housing Allocations and site-specific INSERTED:policy criteria

All site references to be prefaced with INSERTED:"Policy" e.g. DELETED:Site INSERTED:Policy AS1

For INSERTED:effectiveness; To ensure policy status is afforded to the site-specific criteria

Respond No Comments MM 198

133

Paragraph 13.1

This chapter sets out the site allocations for development for each community in North Hertfordshire. It identifies the detailed site-specific INSERTED:policy criteria for each local housing allocation. Retail and employment allocations are also identified and site- specific INSERTED:policy criteria are provided where considered necessary.

For INSERTED:effectiveness; Consequential modification to MM197 [above]

Respond No Comments MM 199

133

Paragraph 13.2

All development sites listed in this chapter are shown on the DELETED:Proposals INSERTED:Policies Map. The communities are generally based on the established network of town and parish boundaries138 and are arranged alphabetically as follows:

Footnote:

138 Exceptions to this include where development is proposed on the edge of an existing settlement but using land (partly) in an adjoining parish. Sites on the edge of Baldock but in Clothall parish, for example, are included in the Baldock section.

For INSERTED:legal compliance

ASHWELL

Respond No Comments MM 200

135

Paragraph 13.5

Ashwell is identified as a Category A village. A development boundary is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed. The boundary has been drawn so as to allow for Ashwell's development needs during this Plan period.

For INSERTED:legal compliance

Respond No Comments MM 201

135

Paragraph 13.7

One housing site is identified in Ashwell for 33 new homes. DELETED:62 INSERTED:71 further homes have been built or granted planning permission since 2011.

INSERTED:Positively prepared; Updated housing monitoring information


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Respond No Comments MM 202

135

Policy AS1

Land west of Claybush Road

33 homes

For INSERTED:effectiveness following Matter 11 Hearing session to clarify access (ED95, ED148A)

  • Provision of INSERTED:vehicular and pedestrian access into the village;
  • Sensitive design and layout required in terms of ridge line and setting within landscape, INSERTED:retain existing boundary hedgerows and supplement with additional planting DELETED:required on the east and west boundaries to improve views from Arbury Banks and screen properties on Claybush Road;
  • Heritage Impact Assessment required informing design and layout at southern extent of site to respect setting of Arbury Banks Scheduled Ancient Monument and the views of St Marys Church; and
  • Provide archaeological survey prior to development.

Respond No Comments MM 203

135

Table after Policy AS1

Total allocated sites

33 homes

INSERTED:Positively prepared; Updated housing monitoring information

Completions and permissions

DELETED:62 INSERTED:71 homes

Total allocated, completed and permitted

DELETED:95 INSERTED:104 homes

BALDOCK

Respond No Comments MM 204

137

Paragraph 13.16

Baldock is classed as a town in Policy SP2DELETED:: Settlement Hierarchy. A boundary for the town is shown on the DELETED:Proposals INSERTED:Policies Map. Beyond this boundary is classed as Green Belt.

Consequential modification to MM010 [SP2]; for

INSERTED:legal compliance

Respond No Comments MM 205

137

Paragraph 13.19

8 housing sites are allocated in and around Baldock. These will deliver an estimated 3,436 new homes (3,136 during the plan period to 2031). A further DELETED:154 INSERTED:212 new homes have been built or granted planning permission since the start of the plan period in 2011.

INSERTED:Positively prepared; Updated housing monitoring information

Respond No Comments MM 206

138

Policy BA2

Land INSERTED:south-west of Clothall Road (Clothall parish)

200 homes

For INSERTED:effectiveness; NHDC Matter 10 statement, factual correction

  • Creation of appropriate, defensible Green Belt boundary along INSERTED:the south- eastern DELETED:south-western perimeter of INSERTED:the site;
  • Appropriate mitigation measures for noise associated with the A505 to

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potentially include insulation and orientation of living spaces;

  • Proposals to be informed by a site-specific landscape assessment;
  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Consider and mitigate against potential adverse impacts upon Weston Hills Local Wildlife Site;
  • Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and
  • Archaeological survey to be completed prior to development.

Respond No Comments MM 207

138

Policy BA3

Land south of Clothall Common (Clothall parish)

DELETED:200 INSERTED:245 homes

For INSERTED:effectiveness to provide better policy control over the land following Matter 10 Hearing session (ED128, ED146A).

  • DeliverDELETED:, in combination with Site BA4, a southern link road connecting DELETED:Wallington Road toDELETED: the B656 Royston Road INSERTED:to Wallington Road or the A507 Clothall Road within the southern bypass;
  • INSERTED:Provision of suitable vehicle, cycle and pedestrian links to ensure integration with adjoining site BA4;
  • INSERTED:Consideration of the most appropriate routes and movements for all modes between the allocation site, the existing Clothall Common estate and the wider transport network
  • Site layout to take account of existing wastewater infrastructure;
  • Appropriate solution for short- and long-term education requirements having regard to up-to-date assessments of need;
  • Appropriate mitigation measures for noise associated with the A505 to DELETED:potentially include:
    • insulation and orientation of living spaces; INSERTED:and
    • INSERTED:maintaining or re-profiling the existing bunding towards the east of the site with no housing permitted on or beyond its (revised) alignment;
  • Incorporate alignment of former Wallington Road and Bridleway Clothall 027 as green corridor DELETED:along northern perimeter of INSERTED:through the site;
  • Incorporate ordinary watercourses (and any appropriate measures) within

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comprehensive green infrastructure and / or SUDs approach;

  • Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution;
  • Proposals to be informed by a site-specific landscape assessment;
  • Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and
  • Archaeological survey to be completed prior to development.

Respond No Comments MM 208

139

Policy BA4

Land east of Clothall Common (part in Clothall parish)

DELETED:95 INSERTED:50 homes

For INSERTED:effectiveness; following Matter 10 Hearing session (ED128, ED146A)

  • DELETED:Deliver, in combination with Site BA3, a southern link road connecting Wallington Road to the B656 Royston Road;
  • INSERTED:Provision of suitable vehicle, cycle and pedestrian links to ensure integration with adjoining site BA3;
  • INSERTED:Consideration of the most appropriate routes and movements for all modes between the allocation site, the existing Clothall Common estate and the wider transport network;
  • Site layout to take account of existing wastewater infrastructure
  • Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach;
  • Proposals to be informed by a site-specific landscape assessment;
  • Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution
  • Archaeological survey to be completed prior to development.

Respond No Comments MM 209

139

Policy BA5

Land off Yeomanry Drive

25 homes

For INSERTED:effectiveness as proposed in LP3

  • Site layout to take account of existing wastewater infrastructure;
  • Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach;
  • Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution;
  • Appropriate treatment of DELETED:south-eastern and south-western INSERTED:site boundaries to

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maintain access to, and integrity of, Footpath Baldock 036 INSERTED:and east-west green corridor;

  • Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and
  • Archaeological survey to be completed prior to development.

Respond No Comments MM 210

140

Table After Policy BA11

Total allocated sites*

3,386 homes

INSERTED:Positively prepared; Updated housing monitoring information

Completions and permissions

DELETED:204 INSERTED:212 homes

Total allocated, completed and permitted 2011-2031*

DELETED:3,290 INSERTED:3,298 homes

Respond No Comments MM 211

141

Policy BA10

Royston Road

19.6

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified, INSERTED:effective and INSERTED:consistent with national policy following Matter 13 hearing session (LP3, MOU5, ED56, ED150)

  • INSERTED:A masterplan to be secured prior to the approval of any detailed matters;
  • Ensure access arrangements control HGV movements to direct vehicles towards the A505 rather than through BaldockINSERTED:;
  • Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solutionINSERTED:;
  • INSERTED:Landscaping to enhance the ecological value of the railway corridor and reinforce a defensible Green Belt boundary to the east;
  • INSERTED:Undertake Contaminated Land Preliminary Risk Assessment, particularly in relation to current and historic agricultural use;
  • Provide adequate mitigation measures for noise associated with the railway line and for any potential employment activity in relation to Clothall Common;
  • INSERTED:Retaining framed views of St Mary's Church from within and beyond the site;
  • Archaeological survey to be completed prior to development; INSERTED:and
  • INSERTED:Use of green roofs on buildings in order to create a less harsh urban-rural transition to the Green Belt on the eastern side of this allocation.

INSERTED:Designated employment areas

BE1

Bondor Business Centre

2.5


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

BE2

Royston Road

3.3

DELETED:Parts of employment areas designated for business use only

DELETED:BB1

DELETED:Bondor Business Centre East

DELETED:1.0

Respond No Comments MM 409

142

Paragraph 13.30

Additionally a southern link road is DELETED:also proposed to enable the development of INSERTED:site BA3 DELETED:and BA4 but also improvingINSERTED:. This will improve connectivity to the south of the town providing the ability to bypass this junction. INSERTED:The detailed alignment of the link road will be determined through the Development Management process. This may require the existing bunding at the eastern end of the proposed link road to be re-profiled. The agreed route of the southern link road through the bunded area will mark the outer limits of built development in this part of the site.

For INSERTED:effectiveness

Respond No Comments MM 212

142

After 13.30 (new paragraph)

INSERTED:Baldock has historically experienced air quality issues associated with traffic in the town. However, these measures should help to ensure that relevant Air Quality Objectives are not exceeded as a consequence of growth. Detailed assessments will be required in line with Policy D4 when larger sites (including BA1 to BA4) are brought forward for development.

For INSERTED:effectiveness as proposed in LP3

BARKWAY

Respond No Comments MM 213

143

Paragraph 13.35

Barkway is DELETED:identified as a Category A INSERTED:one of five villageINSERTED:s where higher levels of growth will be supported. DELETED:in the settlement hierarchy and INSERTED:It is the largest in population terms of three villages located in the area to the east of the A10 and to the south of Royston.

Despite this, facilities are limited and so residents would INSERTED:presently be likely to travel to either Royston to the north or Buntingford to the south for many day to day items. A development boundary is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed. The boundary has been drawn so as to allow for Barkway's development needs during this Plan period.

Consequential modification to MM010 [SP2] for

INSERTED:effectiveness; for

INSERTED:legal compliance

Respond No Comments MM 214

143

Paragraph 13.37

Three sites are allocated in Barkway for an estimated 173 new homes. A further DELETED:31 INSERTED:37

homes have been built or granted planning permission since 2011.

INSERTED:Positively prepared; Updated housing monitoring information

Respond No Comments MM

144

Policy BK2

Land off Windmill Close

20 homes

For INSERTED:effectiveness


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

215

  • DELETED:Part of the site to be retained as open space; and
  • Archaeological survey to be completed prior to development

following Matter 11 hearing session (ED95, ED148A)

Respond No Comments MM 216

144

Policy BK3

Land between Cambridge Road & Royston Road

140 homes

For INSERTED:effectiveness as proposed in LP3 and following Matter 11 hearings (ED95, ED148A).

  • Development should be set back from the road;
  • Lower density housing would be appropriate on the eastern part of the site;
  • Incorporation of DELETED:footpath INSERTED:Bridleway Barkway 017 as a north-south green corridor through the site;
  • Appropriate treatment of northern boundary to maintain alignment and integrity of Bridleway Barkway 018
  • Explore opportunities for connecting road from Royston Road to Cambridge Road having regard to heritage considerations (below);
  • Sensitive integration into existing village, particularly in terms of design, building orientation and opportunities for pedestrian and cycle access;
  • Provision of local convenience shop;
  • INSERTED:Approximately 1.5 hectares of land at the south-west of the site secured as a reserve site for primary education;
  • Site layout designed to integrate with any future use of INSERTED:land identified for

DELETED:adjoining reserve school site;

  • Development should include extensive tree planting, maintenance of the existing boundaries and hedgerows.
  • INSERTED:Development should include measures to minimise impact on Newsells Park Stud, in terms of proximity of built development, noise and increased activity;
  • Sensitive design to respect setting of Cokenach Registered Park and Garden and listed buildings within Newsells estate to include:
    • Reinforcing of hedgerows and landscaping along site boundaries; and
    • Access arrangements designed to minimise harm to heritage assets

Respond No Comments MM

144

Table after Policy BK3

Total allocated sites

173 homes

INSERTED:Positively


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

217

Completions and permissions

DELETED:31 INSERTED:37 homes

INSERTED:prepared; Updated housing monitoring information

Total allocated, completed and permitted

DELETED:204 INSERTED:210 homes

Respond No Comments MM 218

144

Paragraph 13.38

The visible economic activity of the village is limited to a petrol filling station/garageDELETED:, soft furnishings business and car repairs business. Barkway Park Golf Club is also located near to the edge of the village.

For INSERTED:effectiveness as proposed in LP3

Respond No Comments MM 219

144

Paragraph 13.39

The existing first school site in Barkway is constrained and is considered difficult to expand. Hertfordshire County Council hold a reserve school site in the village, lying DELETED:between sites BK1 and INSERTED:within site BK3. This will be retained providing the opportunity to respond to the increase in the number of dwellings for the village.

INSERTED:For effectiveness; Consequential modification to MM216

Respond No Comments MM 220

145

After paragraph 13.41 (new paragraph)

INSERTED:Newsells Park Stud is an established rural business which lies directly to the north of site BK3. The stud is a specialist business which relies on the adjoining pasture land to create the best conditions for rearing foals. Development on site BK3 will need to take into account any potential impact from noise, increased activity and other forms of disturbance both during construction and throughout the occupancy of the scheme.

INSERTED:For effectiveness; Consequential modification to MM216

COCKERNHOE AND EAST OF LUTON

Respond No Comments MM 221

150

Paragraph 13.66

Cockernhoe INSERTED:& Mangrove Green is identified as a Category A village. The development boundary is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed. The boundary has been drawn so as to include both the village INSERTED:of Cockernhoe & Mangrove Green and the adjoining expansion of Luton. Outside this boundary the rest of the Cockernhoe ward is classed as Green Belt.

For INSERTED:effectiveness following Matter 5 hearing session

Respond No Comments CODICOTE

Respond No Comments MM 222

152

Paragraph 13.74

Codicote is DELETED:identified as a Category A INSERTED:one of five villageINSERTED:s where higher levels of growth will be supported. The development boundary shown on the DELETED:Proposals INSERTED:Policies Map to

Consequential modification to


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

indicate the area within which further development will be allowed. The boundary has been drawn so as to encompass the existing developed extent but also allow for Codicote's future development needs.

MM010 [SP2] for

INSERTED:effectiveness and for INSERTED:legal compliance

Respond No Comments MM 223

152

Paragraph 13.77

Four sites are allocated in and around Codicote village for an estimated 315 new homes. A further DELETED:49 INSERTED:52 homes have been built or granted planning permission with the parish since 2011.

INSERTED:Positively prepared; Updated housing monitoring information

Respond No Comments MM 224

152

Policy CD1

Land south of Cowards Lane

73 homes

For INSERTED:effectiveness following Matter 11 Hearing session and to correct factual error (ED96, ED148B)

  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery;
  • Sensitive integration into existing village, particularly in terms of design, building orientation and opportunities for cycle and pedestrian access;
  • INSERTED:Land for school expansion site on CD5 to be secured prior to occupation of dwellings on this site;
  • INSERTED:Contribution towards school expansion on site CD5;
  • INSERTED:Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures;
  • Sensitive design, particularly at north-east of site, to prevent adverse impact upon setting of Listed Buildings on High Street;
  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Consider and mitigate against potential adverse impacts upon DELETED:Hollands INSERTED:Hollards Farm Meadow Local Wildlife Site and adjoining priority woodland habitat.

Respond No Comments MM 225

153

Policy CD2

Codicote Garden Centre, High Street

54 homes

For INSERTED:effectiveness as suggested in LP3 and following

  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • INSERTED:Land for school expansion site on CD5 to be secured prior to occupation of dwellings on this site;
  • INSERTED:Contribution towards school expansion on site CD5;
  • INSERTED:Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures;
  • INSERTED:Access through site to adjoining sports field and community centre;
  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Consider and mitigate against potential adverse impacts upon adjoining priority deciduous woodland habitat;
  • Sensitive design taking opportunities to enhance setting of Grade II* Listed Church of St Giles;
  • INSERTED: Retain and strengthen existing boundary hedgerows.

Matter 11 Hearing session (ED96, ED148B).

Respond No Comments MM 226

153

Policy CD3

Land north of The Close

48 homes

For INSERTED:effectiveness following Matter 11 Hearing session (ED96, ED148B)

  • INSERTED:Land for school expansion site on CD5 to be secured prior to occupation of dwellings on this site;
  • INSERTED:Contribution towards school expansion on site CD5;
  • INSERTED:Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures;
  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery;
  • Address existing surface water flood risk issues through SUDs or other appropriate solution;
  • Sensitive incorporation of Footpaths Codicote 007 and 008 as DELETED:perimeter features DELETED:around INSERTED:within the site DELETED:and INSERTED:providing a connection from the High Street to the wider countryside;
  • Heritage impact assessment (including assessment of significance) and

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

sensitive design to ensure appropriate approach to nearby Grade II* listed The Bury.

Respond No Comments MM 227

153

Policy CD5

Land south of Heath Lane

140 homes

For INSERTED:effectiveness following Matter 11 Hearing session (ED96, ED148B)

  • Land broadly to the east of the current alignment of footpath Codicote 014 to be reserved for expansion of the existing school;
  • INSERTED:Site CD5 to be developed first to ensure availability of land for expansion of existing school to accommodate additional pupils arising from the allocated sites;
  • INSERTED:Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures;
  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery;
  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Consider and mitigate against potential adverse impacts upon nearby features of biodiversity interest including:
    • Codicote Lodge Icehouse & surrounds Local Wildlife Site;
    • Heath Plantation Local Wildlife Site;
    • Meadow NW of First Spring Local Wildlife Site; and
    • Priority deciduous woodland habitat adjoining the site;
  • Sensitive incorporation of existing rights of way, including footpaths Codicote 014, 015 & 016 as green corridors through the site connecting the existing village to the wider countryside;
  • Proposals to be informed by a site-specific landscape assessment, particularly ensuring development at the south-west of the site does not encroach beyond acceptable limits into longer views across the Mimram Valley;
  • Lower density of development to southern edge of site to respect local character; and

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Sensitive treatment of Heath Lane frontage to minimise impact upon nearby Listed Buildings.

Respond No Comments MM 228

154

Table after Policy CD5

Total allocated sites

315 homes

INSERTED:Positively prepared; Updated housing monitoring information

Completions and permissions

DELETED:49 INSERTED:52 homes

Total allocated, completed and permitted

DELETED:364 INSERTED:367 homes

Respond No Comments MM 229

13.78

Paragraph 13.78

A site adjoining the existing Gypsy and Traveller site at DELETED:Pulmore INSERTED:Pulmer Water has been identified for INSERTED:eight DELETED:six additional pitches INSERTED:and a site at Danesbury Park Road for four pitches.

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified, INSERTED:effective and INSERTED:consistent with national policy following updated evidence ( ED60)

Respond No Comments MM 230

154

Policy CD4

Land at DELETED:Pulmore INSERTED:Pulmer Water, St Albans Road DELETED:7 INSERTED:8

As above

Ref

Site

Pitch estimate

CD4

Land at Pulmore Water, St Albans Road

DELETED:6 INSERTED:8

Respond No Comments MM 231

154

New Policy CD6

INSERTED:Land at Woodside Place, Danesbury Park Road INSERTED:4

As above

Respond No Comments MM 232

154

Paragraph 13.80

The existing 1 FE Codicote school regularly fills most of its available places from the local area. Its current site is physically constrained. Expansion of the existing primary school is required to accommodate demand from the additional residential development INSERTED:within sites CD1, CD2, CD3 and CD5 as well as other dwellings that may come forward DELETED:that is DELETED:planned in Codicote. INSERTED:Expansion of the existing primary school will require site CD5 to come forward first to provide the land with the other three sites coming forward shortly after to ensure the necessary contributions for the expansion are available at

For clarity and INSERTED:effectiveness following Matter 11 hearing session Matter 11 Hearing session


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:the right time.

Respond No Comments MM 233

154

After paragraph 13.81 (new paragraph)

INSERTED:Some minor roads leading to/from Codicote may require mitigation. This includes Bury Lane/Park Lane to Old Knebworth, and St. Albans Road. The effects of increased traffic through the village centre could also be off-set by environmental improvements.

For INSERTED:effectiveness as (NHDC Matter 11 statement, ED105)

GRAVELEY AND NORTH OF STEVENAGE

Respond No Comments MM 234

155

Paragraph 13.86

Graveley is identified as a Category A village. The development boundary is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed. The boundary has been drawn so as to encompass the existing developed extent but also allow for Graveley's future development needs.

For INSERTED:legal compliance

Respond No Comments MM 235

155

Paragraph 13.89

Our strategic site to the north of Stevenage is located in Graveley parish. One site is allocated within the village for an estimated 8 new homes. A further DELETED:8 INSERTED:10 homes have been built or granted planning permission since 2011.

Factual update

Respond No Comments MM 236

155

Table after Policy GR1

Completions and permissions

DELETED:8 INSERTED:10 homes

INSERTED:Positively prepared; Updated housing monitoring information

Total allocated, completed and permitted

DELETED:916 INSERTED:918 homes

GREAT ASHBY AND NORTH-EAST STEVENAGE

Respond No Comments MM 237

156

Policy GA1

(new criteria to be added)

Land at Roundwood (Graveley parish)

330 homes

For INSERTED:effectiveness; following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.
  • Sensitive integration into existing settlement in terms of development layout and building orientation;
  • Principal vehicular access taken from existing residential streets within Great Ashby
  • INSERTED:Provision for sustainable modes of transport having regard to the

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:Stevenage Mobility Strategy;

  • INSERTED:Transport Assessment to identify and secure measures to manage traffic flows arising from the development along Back Lane;
  • INSERTED:Contribution towards appropriate GP provision across the north of Stevenage sites;
  • Maintain general integrity of Weston Road, including as a through route for pedestrians and cyclists
  • Retention and sensitive treatment of priority woodland habitats surrounding site to north and west;
  • Consider and mitigate against any adverse impacts upon adjacent local wildlife site at Parsonsgreen Wood;
  • Integration of Footpath Graveley 010 as a perimeter feature around the north of the site;
  • Sensitive design and landscaping around northern and western peripheries to minimise impacts upon wider landscape and heritage assets, including the setting of the Scheduled Ancient Monument at Chesfield Church.

Respond No Comments MM 238

157

Paragraph 13.99

Our proposals for site GA2 also require consideration of education provision, DELETED:including a minimum requirement INSERTED:reserving land to provide a new 2FE primary INSERTED:/ 4FE secondary 'all through' school. DELETED:Between them, tINSERTED:These measures DELETED:should INSERTED:will ensure sufficient provision to serve Great Ashby as a whole.

For INSERTED:effectiveness (NHDC Matter 10 statement)

Respond No Comments MM 239

157

After paragraph 13.99 (New paragraph)

INSERTED:The Stevenage Mobility Strategy aims to significantly increase the proportion of journeys undertaking on foot, by bike and by public transport over the plan period. Sites on the edge of Stevenage will need to make appropriate provision for sustainable modes of transport, and appropriate contributions to relevant sustainable travel schemes across the town, to ensure that they meet these aims.

For INSERTED:effectiveness; following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

Respond No Comments MM

157

Paragraph 13.100

Our transport modelling does not identify any specific mitigation scheme requirements for Great Ashby. INSERTED:There are however local concerns that Back Lane, a narrow minor road

For INSERTED:effectiveness; following Matter 10


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

240

INSERTED:which leads to Church Lane in Gravely, could be used by increased numbers of vehicles leaving the new development sites, and that junctions in Graveley itself will suffer from congestion as a result of increased flows . These issues are also part of wider network issues concerning junction 8 of the A1(M) and alternative routeings to this, which are being reviewed by the Council and HCC, and which will propose mitigation measures in the area. These will be reflected in future iterations of the Infrastructure Delivery Plan. Any transport proposals should consider the effects on adjacent networks and communities such as Graveley , and propose suitable mitigation; the analysis should also consider cumulative impacts.INSERTED: DELETED:However, iINSERTED:It is INSERTED:also recognised that there are localised highway issues in the area, particularly relating to on-street car parking141. TheDELETED:se INSERTED:parking issues have arisen, in part, as a result of national planning policies in place at the time Great Ashby was developed which restricted the amount of off-street car parking the District Council could require. INSERTED:These measures, along with wider transport and mobility proposals arising from development of the site, will be developed in consultation with Hertfordshire County Council and Stevenage Borough Council.

Footnote:

141 This also explains why high-level traffic modelling, which will not contain this level of intelligence, considers there to be sufficient capacity.

hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

Respond No Comments MM 241

157

Paragraph 13.101

INSERTED:Some elements of DELETED:PINSERTED:potential INSERTED:solutions to these issues DELETED:highway management measures, such as the use of Traffic Regulation Orders (TROs) INSERTED:to deal with parking issues, lie outside the direct control of the planning system and it is therefore not for this Local Plan to dictate the most appropriate solution(s).

For INSERTED:effectiveness; following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

Respond No Comments MM 242

157

Paragraph 13.102

It is recognised that a careful balance needs to be struck between facilitating new development, INSERTED:encouraging sustainable travel choices, ensuring safe vehicular access throughout Great Ashby, the provision of parking places and the need to ensure that any measures which might be implemented do not simply displace problems to other INSERTED:less

For INSERTED:effectiveness; following Matter 10 hearing session (NHDC Matter 10


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:appropriate locations.

statement, ED96, ED105, ED147)

Respond No Comments MM 243

158

Paragraph 13.103

We will continue to work with the community councilINSERTED:, Stevenage Borough Council and highway authority to determine the most appropriate solution(s). Sites in Great Ashby will need to ensure that any transport assessments appropriately take these matters into account and contribute reasonably to any necessary mitigation measures, or wider strategies which may seek to address these issues.

For INSERTED:effectiveness; following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

Respond No Comments MM 244

158

After Paragraph 13.103 (new paragraph)

INSERTED:Our evidence identifies that the three housing allocations proposed to the north of Stevenage within the District will generate a requirement for two additional GPs. The most appropriate location and format for this provision will be determined in consultation with health service providers also having regard to existing and proposed patterns of provision within Stevenage.

For INSERTED:effectiveness; following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

HEXTON

Respond No Comments MM 245

159

Paragraph 13.108

Hexton is identified as a Category A village. The development boundary is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed. The boundary has been drawn so as to encompass the existing developed extent.

For INSERTED:legal compliance

Respond No Comments MM 246

159

Paragraph 13.111

There are no sites allocated for residential development in Hexton. Planning permission has been granted for DELETED:one INSERTED:two new homeINSERTED:s since 2011.

INSERTED:Positively prepared; Updated housing monitoring information

HITCHIN

Respond No Comments MM 247

161

Paragraph 13.122

Hitchin is classed as a town under Policy SP2. A settlement boundary is defined for the town (shown on the DELETED:Proposals INSERTED:Policies Map), within which new development is

For INSERTED:legal compliance


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

encouraged. Beyond the settlement boundary is Green Belt.

Respond No Comments MM 248

162

Paragraph 13.126

Seven sites are allocated in and around Hitchin for an estimated DELETED:1,009 INSERTED:971 new homes. The significant majority of these will be built at our Strategic Housing Site at Highover Farm. A further DELETED:638 INSERTED:702 homes have been built or granted planning permission in Hitchin since 2011.

INSERTED:Positively prepared; Updated housing monitoring information

Respond No Comments MM 249

162

Policy HT2

Land north of Pound Farm (St Ippolyts parish)

84 homes

For INSERTED:effectiveness Following Matter 10 hearing session (ED95, ED146A)

  • Site layout designed to take account of existing wastewater infrastructure;
  • Address existing surface water flood risk issues through SUDs or other appropriate solution;
  • INSERTED:No residential development within Flood Zone 2;
  • Maintain appropriate buffer zone from Ippolitts Brook at south-east of site;
  • Consider and mitigate against any adverse impacts upon adjoining priority habitat (deciduous woodland) and key features of interest of adjacent local wildlife site (Folly Alder Swamp);
  • INSERTED:Retain and reinforce planting along southern and eastern boundaries to ensure integrity of revised Green Belt boundary;
  • Sensitive design towards south-west of site and in areas viewed from Mill Lane to minimise harm to heritage assets.

Respond No Comments MM 250

162

Policy HT3

Land south of Oughtonhead Lane

46 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Access from Westbury INSERTED:Close DELETED:Way or Long Innings whilst maintaining the general integrity and character of Oughtonhead Lane (Restricted Byway Hitchin 003);
  • Consider and mitigate against potential adverse cumulative impacts of sites in this area on Oughtonhead Lane SSSI;
  • INSERTED:Retain and reinforce planting along western and southern boundaries to ensure integrity of revised Green Belt boundary;
  • Sensitive design to minimise impacts upon landscapes to the west, including longer views from the Chilterns AONB.

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Respond No Comments MM 251

HT5

Policy HT5

Land at junction of Grays Lane & Lucas Lane

16 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Improvements to Grays Lane to provide access to sites HT5 and HT6 whilst maintaining appropriate access toINSERTED:, and general integrity and character of, Bridleway Hitchin 004 and Byway Open to All Traffic Hitchin 007;
  • INSERTED:Retain and reinforce planting along western boundaries to protect openness of Green Belt beyond the allocation;
  • Consider and mitigate against potential adverse cumulative impacts of sites in this area on Oughtonhead Lane SSSI;
  • Sensitive design to minimise impacts upon landscapes to the west, including longer views from the Chilterns AONB.

Respond No Comments MM 252

HT6

Policy HT6

Land at junction of Grays Lane & Crow Furlong

53 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Improvements to Grays Lane to provide access to sites HT5 and HT6 whilst maintaining appropriate access toINSERTED:, and integrity and character of, Bridleway Hitchin 004 and Byway Open to All Traffic Hitchin 007;
  • Consider and mitigate against any adverse impacts upon adjoining priority habitat (deciduous woodland);
  • Consider and mitigate against potential adverse cumulative impacts of sites in this area on Oughtonhead Lane SSSI;
  • INSERTED:Retain and reinforce planting along western and southern boundaries to ensure integrity of revised Green Belt boundary;
  • Sensitive design to minimise impacts upon landscapes to the west, including longer views from the Chilterns AONB;
  • Archaeological survey to take place prior to development.

Respond No Comments MM 253

163

Policy HT8

Industrial Area, Cooks Way

DELETED:50 INSERTED:12 homes

For INSERTED:effectiveness following Matter 10 hearing session (LP3, ED95, ED146A)

  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Site layout designed to take account of existing wastewater infrastructure;
  • Higher intensity development to take account of site location and surrounding

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

completed schemes.

  • INSERTED:Development should not prejudice future use of the safeguarded rail aggregate depot

.

Respond No Comments MM 254

163

Table after Policy HT10

Total allocated sites

DELETED:1,009 INSERTED:971 homes

INSERTED:Positively prepared; Updated housing monitoring information

Completions and permissions

DELETED:638 INSERTED:702 homes

Total allocated, completed and permitted

DELETED:1,647 INSERTED:1,673 homes

Respond No Comments MM 397

163

Paragraph 13.128

The following sites are designated employment areas shown on the DELETED:Proposals INSERTED:Policies

Map. Applications will be considered in accordance with our detailed policies.

For INSERTED:legal compliance

Respond No Comments MM 398

164

Table after Paragraph 13.128

Ref

DELETED:Employment allocations and site-specific criteria

Designated employment areas

Hectares

To ensure the plan is INSERTED:effective and INSERTED:justified following Matter 13 Hearing Session (ED56, ED150)

HE1

Wilbury Way

38.9

HE2

Burymead Road

7.1

HE3

Station approach

1.4

HE4

Land adjacent to Priory Park

0.9

DELETED:Parts of employment areas designated for business use only

DELETED:HB1

DELETED:Wilbury Way

DELETED:3.6

DELETED:HB2

DELETED:Cadwell Lane

DELETED:0.8

DELETED:HB3

DELETED:Burymead Road

DELETED:7.1

DELETED:HB4

DELETED:Land adjacent to Priory Park

DELETED:0.9

Respond No Comments MM 255

164

Paragraph 13.132

A need for additional retail floorspace has been recognised INSERTED:by the Council and national guidance is clear that, where this is the case, sites should be allocated where this need can be met. INSERTED:The retail capacity projections[x] are district wide and can be met within the district. They are based on the projected additional spend on retail from an increased population and retaining market shares from competing centres. The capacity projections for Hitchin indicate the potential for growth of 11,100 gross sq.m to 2031. Whilst the retail projections go to 2031, national planning guidance advises that such projections are rarely reliable beyond five years. The Council will monitor

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following Matter 14 hearing sessions (ED56, ED151)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:such projections through the monitoring framework over the plan period to help inform decision making on any planning applications that include retail. DELETED:Our evidence sees the Churchgate Centre and the surrounding area as a location where up to 4,000m2 of additional retail floorspace could be provided as part of a comprehensive mixed-use redevelopment.

Footnote:

INSERTED:[x]North Hertfordshire Retail Study Update (NLP, 2016); Retail Background Paper (NHDC, 2016)

Respond No Comments MM 256

164

After paragraph 13.132 (New Paragraph)

INSERTED:For allocation purposes, the capacity has been distributed between three of the four Town centres' in the District. Baldock does not have an allocation due to no sites being presented as available to the Council.

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following Matter 14 hearing sessions (ED56, ED151)

Respond No Comments MM 257

164

Paragraph 13.133

INSERTED:Our evidence sees the Churchgate Centre and the surrounding area as a location where up to 4,000 gross sq.m of additional retail floorspace could be provided as part of a comprehensive mixed-use redevelopment across the entire allocated site.

Redevelopment of this area at a suitable scale and reflecting the historic properties of Hitchin town centre has the potential to enhance the character, appearance and significance of this area.

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective consequential to MM255 (ED56, ED151)

Respond No Comments MM 258

164

After paragraph 13.133 (new paragraphs)

INSERTED:Paynes Park could deliver up to 3,000 gross sq.m additional retail floorspace and overall the remaining potential retail capacity for Hitchin of 4,100 gross sq.m will need to be met on a district wide basis. The retail study briefing note[x] indicates in its summary table that by 2031 the District as a whole will have effectively met its current capacity projections.

INSERTED:A concept framework / masterplan will be initiated by the District Council to address

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following Matter 14 hearing sessions


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:the requirements of Policies HT11 and HT12. It will consider existing and potential land uses, capacities for development and place-making. It will illustrate the disposition and connectivity of current and potential land uses including retail; employment / commercial; housing; community facilities; formal/informal public open space; the market; links to car parks, bus stops, key footpaths, cycle tracks and vehicular routes as well as guidance on how these routes will align through and around the framework / masterplan area connecting to surrounding neighbourhoods. The framework / masterplan will also consider the phasing and deliverability of any site-specific proposals.

INSERTED:New footnote:

INSERTED:[x]Retail Study Briefing Note (Lichfields, 2017)

(ED56, ED151)

Respond No Comments MM 259

164

Paragraph 13.134

TheDELETED:is schemeINSERTED:s will be INSERTED:main town centre uses DELETED:retail-led. Consequently, no specific housing allocation DELETED:or requirement is identified, and any residential units here will contribute towards the DELETED:windfall INSERTED:other allowances identified in Policy SP8INSERTED:(c) of this Plan.

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED151)

Respond No Comments MM 260

164

After paragraph 13.135 (new paragraphs)

INSERTED:Any major planning application within the allocation area on the Policies Map, should have regard to the concept framework / masterplan. Any major planning application which comes ahead of the concept framework / masterplan will be considered in accordance with the criterion in Policy HT11.

INSERTED:The Hitchin Town Centre Strategy review will commence in advance of the second period of the Local Plan; being informed by the preceding Concept Framework.

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED151)

Respond No Comments MM 261

165

Ref to Policy

DELETED:Retail allocations and site-specific criteria criteria INSERTED:Town Centre Uses allocations and site-specific criteria

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED151)

Respond No Comments MM 262

165

Policy HT11

DELETED:Retail INSERTED:Town Centre Uses allocations and site-specific criteria

To ensure the Plan is INSERTED:positively

Churchgate and its surrounding area

Mixed-use


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Redevelopment to provide DELETED:approximately 4,000DELETED:m2 of gross INSERTED:sq.m of additional DELETED:main INSERTED:A1, A3, A4, and A5 town centre useINSERTED:s DELETED:floorspace INSERTED:at groundfloor level, subject to an up-to date assessment of retail capacity and supply.
    • INSERTED:Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms.
    • INSERTED:Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms.
  • Provision of residential accommodation on upper floors;
  • INSERTED:Preparation of a concept framework / masterplan to enable:
    • Identification of suitable, long-term locationINSERTED:(s) for Hitchin Market;
    • Ensure an appropriate level of car parking is retained and / or provided across the town DELETED:centre as a whole;
    • Provision of high quality public realm including strengthened pedestrian links between Market Place, Queen Street, Portmill Lane, Bancroft and along the River Hiz;
    • Preservation and enhancement of heritage assets including Hitchin Conservation Area and listed buildings, including:
      • Protection of key views of Grade I listed St Mary's Church, including from Hollow Lane;
      • Consideration and sensitive treatment of key listed buildings and their settings including the Sun Hotel, the Biggin and various buildings in Market Place;
      • Retention and enhancement of terracing to River Hiz INSERTED:having regard to identified Flood Zone;
      • Any replacement buildings required to:
        • respect existing building frontage lines on Sun Street and Market Place; and
        • provide architectural variation to reflect rhythm of historic building plots.

INSERTED:prepared, INSERTED:justified and INSERTED:effective following Matter 14 hearing sessions (ED56, ED151)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Archaeological survey to be completed prior to development; INSERTED:and
  • INSERTED:Ensure an appropriate level of car parking is retained and / or provided across the town as a whole.

Respond No Comments MM 263

165

Policy HT12

Paynes Park

Mixed use

To ensure the Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following Matter 14 hearing sessions (ED56, ED151)

  • Redevelopment to provide approximately DELETED:4,000m2 of INSERTED:3,000 gross INSERTED:sq.m of additional DELETED:main INSERTED:A1, A3, A4, and A5 town centre useINSERTED:s floorspace INSERTED:at groundfloor level, subject to an up-to date assessment of retail capacity and supply.
    • INSERTED:Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms.
    • INSERTED:Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms.
  • INSERTED:Preparation of a concept framework / masterplan to enable:
    • Preservation and enhancement of heritage assets including Hitchin Conservation Area and listed buildings, including:
      • Protection and enhancement of Paynes Park House and The Cock Public House which lie within the site boundary;
      • Respect for the setting of the Green Hythe, Bank Flat and 3-4 High Street which are adjacent to the site;
    • Incorporating and maintaining alignment of PROW along West Alley (Hitchin 090);
    • Environmental improvements to the area and frontage along Paynes Park; and
  • INSERTED:Ensure an appropriate level of car parking is retained and / or provided across the town as a whole.

Respond No Comments MM 264

166

Paragraph 13.145

All schemes in Hitchin will be required to make reasonable contributions towards the funding of these works, INSERTED:and to walking and cycling schemes in Hitchin which aim to influence mode share and free up capacity for new development. DELETED:However, appropriate funding arrangements will need to be made. These need to reflect the fact

For INSERTED:effectiveness (NHDC Matter 10 statement, ED105)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

DELETED:that background traffic growth triggers the requirement for the schemes with new development than utilising some of the additional capacity that would be provided. INSERTED:In some cases, existing traffic or background growth may result in junction capacity issues, and new development will further increase these problems. However any additional capacity developed to resolve existing or background growth issues will also be taken up by new development, and appropriate contributions are therefore likely to be required.

HOLWELL

Respond No Comments MM 265

169

Paragraph 13.151

There are no sites allocated for residential development in Holwell. DELETED:10 INSERTED:12 homes have been built or granted planning permission since 2011.

INSERTED:Positively prepared; Updated housing monitoring data

ICKLEFORD

Respond No Comments MM 266

169

Paragraph 13.155

Ickleford is identified as DELETED:a Category A INSERTED:one of five villageINSERTED:s where higher levels of growth will be supported. The development boundary INSERTED:of Ickleford is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed.

Most of the rest of the parish is classed as Green Belt, save a small area in the far north of the parish on the Bedfordshire border which is Rural Area Beyond the Green Belt.

For INSERTED:effectiveness; consequential modification to MM010 [SP2]

Respond No Comments MM 267

169

Paragraph 13.157

Three sites are allocated around the edge of Ickleford village for an estimated 199 new homes. DELETED:10 INSERTED:11 further new homes have been built or granted planning permission since 2011.

INSERTED:Positively prepared; Updated housing monitoring data

Respond No Comments MM 268

169

Policy IC1

Land at Duncots Close

9 homes

For INSERTED:effectiveness, following Matter 11 hearing session (NHDC Matter 11 Statement, ED96,

  • Address existing surface water flood risk issues through SUDs or other appropriate solution;
  • No built development in north-east corner of site to protect views from Grade I listed church;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • INSERTED:Retain and reinforce planting along site boundaries to minimise heritage and Green Belt impacts
  • Archaeological survey to be completed prior to development.
  • INSERTED:Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

ED148B)

Respond No Comments MM 269

169

Policy IC2

Burford Grange, Bedford Road

40 homes

For INSERTED:effectiveness, following Matter 11 hearing session (LP3, NHDC Matter 11 Statement, ED96, ED105, ED148B)

  • INSERTED:Provision of a pedestrian crossing point over the A600 to connect to the existing footpath network and ensure safe access;
  • INSERTED:Transport Assessment to consider the cumulative impacts of sites IC2, IC3 and LS1 on the junction of the A600 and Turnpike Lane for all users and secure necessary mitigation or improvement measures;
  • Consider and mitigate against any adverse impacts INSERTED:upon key features of interest of adjoining local wildlife site (Westmill Lane)
  • Site layout designed to take account of existing wastewater infrastructure;
  • INSERTED:Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery;
  • INSERTED:Retention of planting at south and west of the site to ensure integrity of revised Green Belt boundary;
  • INSERTED:Development should prevent unnecessary mineral sterilisation by taking into account the mineral resource block and any subsequent mineral safeguarding mechanism.

Respond No Comments MM 270

170

Policy IC3

Land at Bedford Road

150 homes

For INSERTED:effectiveness, following Matter 11 hearing session (LP3, NHDC Matter 11 Statement, ED96, ED105, ED148B)

  • INSERTED:Transport Assessment to consider the cumulative impacts of sites IC2, IC3 and LS1 on the junction of the A600 and Turnpike Lane for all users and secure necessary mitigation or improvement measures;
  • INSERTED:Approximately two hectares of land secured as a DELETED:appropriate solution for INSERTED:reserve site for a primary INSERTED:school DELETED:education requirements having regard to up-to-date assessments of need;
  • Appropriate junction access arrangements to Bedford Road;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Sensitive incorporation of Footpaths Ickleford 013 & 014 as green routes around the edge of the site including appropriate measures to reinforce the new Green Belt boundary along their alignment;
  • Integration of Bridleway Ickleford 015 as a green corridor through the site;
  • Sensitive treatment of priority deciduous woodland habitat or, where this cannot be (fully) retained, compensatory provision elsewhere within or adjoining the site;
  • Development proposals to be informed by site-specific landscape assessment;
  • Sensitive integration into existing village, particularly in terms of design, building orientation and opportunities for cycle and pedestrian access;
  • Archaeological survey to be completed prior to development;
  • INSERTED:Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.
  • INSERTED:Development should prevent unnecessary mineral sterilisation by taking into account the mineral resource block and any subsequent mineral safeguarding mechanism.
  • DELETED:Consider and mitigate against potential adverse impacts of sites on Oughtonhead Lane SSSI.

Respond No Comments MM 271

170

Table after Policy IC3

Completions and permissions

DELETED:10 INSERTED:11 homes

INSERTED:Positively prepared; Updated housing monitoring data

Total allocated, completed and permitted

DELETED:209 INSERTED:210 homes

Respond No Comments MM 272

170

Paragraph 13.158

Our transport modelling work does not identify any specific mitigation works that are required on the Ickleford road network. Development here will, however, contribute toward traffic generation within Hitchin and appropriate contributions will be sought towards identified schemes in the town. INSERTED:Any transport assessments for sites in Ickleford should also consider the junction of the A600 and Turnpike Lane, where improved facilities for pedestrians and cyclists may mitigate higher traffic volumes.

For INSERTED:effectiveness, following Matter 11 hearing session (NHDC Matter 11 Statement, ED105)


Ref.

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Modification

Reason / source

Respond No Comments MM 273

170

Paragraph 13.160

Ickleford Primary is a 1FE school DELETED:and regularly fills most of its available places from the local area. However, it is located on a constrained site. The school premises lie partially within the Conservation Area and the original school building is listed. There is no capacity to expand within the current site INSERTED:but the advantages of keeping the school at the historic centre of the village are recognised in both functional and heritage terms.

For INSERTED:effectiveness, following Matter 11 hearing session (ED96, ED148B)

Respond No Comments MM 274

170

After Paragraph 13.160 (new paragraph)

INSERTED:As well as serving Ickleford, the school also admits pupils from northern Hitchin as well as outlying rural areas and settlements. The amount of development proposed for Ickleford may result in a need for additional primary school provision. However, it is not possible to say at this point exactly how or when this provision might be needed. The additional demand created by new development in Ickleford may be offset, either in whole or in part, by changes to school admission patterns outside of the village.

For INSERTED:effectiveness, following Matter 11 hearing session (ED96, ED148B)

Respond No Comments MM 275

170

Paragraph 13.161

DELETED:The estimated number of homes on site INSERTED:Site IC3 INSERTED:reserves sufficient land to provide DELETED:makes allowance for the provision of a new primary school of up to 2FE DELETED:on this site INSERTED:should this prove necessary. This would allow for the relocation of the existing school and INSERTED:/ or additional provision to meet requirements arising from new development if this is determined to be the most appropriate solution. INSERTED:The Council will work with the school, Hertfordshire County Council and other stakeholders as required to monitor the demand for school places. All options for the retention of the existing school in its current form, its expansion within or adjoining its existing site or splitting provision across the two sites will be fully explored before any decision is taken to relocate Ickleford Primary to the reserve site within IC3.

For INSERTED:effectiveness, following Matter 11 hearing session (ED96, ED148B)

Respond No Comments MM 276

171

Paragraph 13.163

Anglian Water consider there is capacity in the relevant treatment works to support the level of growth proposed. INSERTED:There have been local incidents of sewer flooding and all sites will be required to robustly assess wastewater drainage requirements.

For INSERTED:effectiveness, following Matter 11 hearing session (ED96, ED148B)

Respond No Comments MM 277

171

After paragraph 13.163 (new paragraph)

INSERTED:Hertfordshire County Council, as minerals planning authority, has identified a potential resource block (and associated buffer) to the north of Hitchin. Sites IC2 and IC3 lie within these areas. These sites will be subject to consultation with the mineral planning

For INSERTED:effectiveness and consequential to MM269 [IC2] &


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:authority to determine whether prior extraction (or any other relevant measure) is necessary to avoid sterilisation of any minerals resource.

MM270 [IC3]

KELSHALL

Respond No Comments MM 278

172

Paragraph 13.168

No sites are allocated in Kelshall for residential development. DELETED:One INSERTED:No new homeINSERTED:s DELETED:has

INSERTED:have been built INSERTED:or granted planning permission in the parish since 2011.

For INSERTED:effectiveness; Error in submitted plan

KIMPTON

Respond No Comments MM 279

173

Paragraph 13.171

Kimpton is identified as a Category A village under policy SP2. It has been excluded from the Green Belt with its settlement boundary being shown on the DELETED:Proposals INSERTED:Policies Map. Blackmore End is classed as a Category B settlement. It has also been excluded from the Green Belt and infilling development that does not extend the built up area into the surrounding countryside will be permitted. Peters Green is a Category C settlement.

Development here will be restricted to limited affordable housing and facilities for local community needs in accordance with our detailed policies.

For INSERTED:legal compliance

Respond No Comments MM 280

173

Policy KM3

Land north of High Street

13 homes

For INSERTED:effectiveness following Matter 11 Hearing session (ED95, ED147)

  • Address existing surface water INSERTED:and groundwater flood risk issues through SUDs or other appropriate solution;
  • Sensitive design to minimise impacts upon adjoining Conservation Area.

Respond No Comments MM 281

173

After paragraph 13.174 (new paragraph)

INSERTED:Infrastructure and mitigation

There are known flooding issues in Kimpton, from both surface water and groundwater, particularly along Claggy Road which acts as a flood route into the High Street. Development in Kimpton will be required to achieve the equivalent of greenfield run off rates to ensure existing issues are not exacerbated.

For INSERTED:effectiveness consequential to MM280 [KM3]

KING'S WALDEN

Respond No Comments MM

174

Policy KW1

Land west of The Heath, Breachwood Green

16 homes

For INSERTED:effectiveness


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

282

  • Appropriate noise monitoring and mitigation measures, to potentially include insulation and appropriate orientation of living spaces, demonstrating WHO and BS8223 standards will be met;
  • Reprovision of existing allotments subject to up-to-date assessments of need;
  • Sensitive treatment on site frontage to minimise impacts upon setting of nearby Listed buildings on The Heath;
  • Reinforce western site boundary to screen views, enhance Green Belt boundary and maintain rural setting of Listed buildings on Brownings Lane;
  • DELETED:Incorporation INSERTED:Provision of DELETED:Footpath Kings Walden 008 as green corridor through the site INSERTED:linking Footpath Kings Walden 008 with Footpath Kings Walden 014.

following Matter 11 Hearing session (ED95, ED147)

KNEBWORTH

Respond No Comments MM 283

176

Paragraph 13.185

Knebworth is identified as a Category A village. It is excluded from the Green Belt with a settlement boundary shown on the DELETED:Proposals INSERTED:Policies Map. General development will be permitted in this area. The rest of the parish is designated Green Belt. Old Knebworth is identified as a Category B village within the Green Belt where limited infilling will be allowed.

For INSERTED:legal compliance

Respond No Comments MM 284

176

Paragraph 13.188

This Plan identifies four local housing allocations within Knebworth for an estimated 598 new homes. A further DELETED:65 INSERTED:138 homes have already been built or granted planning permission INSERTED:within the parish.

INSERTED:Positively prepared; Factual update

Respond No Comments MM 285

177

Policy KB1

Land at Deards End

200 homes

For INSERTED:effectiveness following Matter 10/11 hearing (NHDC Matter 11 Statement, ED128, ED147)

  • INSERTED:Transport Assessment to consider the cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures;
  • Sensitive design and / or lower density housing at east of site to respect setting of Deards End Lane Conservation Area and listed buildings;
  • Creation of appropriate, defensible Green Belt boundary along north-western

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

perimeter of site;

  • INSERTED:Detailed scheme layout to be informed by site-specific visual impact assessment to mitigate Green Belt impacts to the fullest reasonable extent;
  • Transport assessment (or equivalent) to demonstrate highway impacts, including construction traffic, will not significantly affect Deards End Lane railway bridge (Scheduled Ancient Monument);
  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living spaces;
  • Consider and mitigate against potential adverse impacts upon Knebworth Woods SSSI and priority habitat (deciduous woodland) adjoining site; and
  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Respond No Comments MM 286

177

Policy KB2

Land off Gypsy Lane

184 homes

For INSERTED:effectiveness following Matter 10/11 hearing (NHDC Matter 11 Statement, ED128, ED147)

  • INSERTED:Transport Assessment to consider the cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures;
  • Sensitive design and / or lower density housing where site affects setting of Stockens Green Conservation Area;
  • Creation of appropriate, defensible Green Belt boundary along southern perimeter of site;
  • INSERTED:Approximately two hectares of land to the south of Gypsy Lane and adjoining the existing settlement reserved as an appropriate site for provision of 1FE Primary School
  • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation;
  • Address existing surface water flood risk issues, including any run-off from A1(M), through SUDs or other appropriate solution;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Transport assessment (or equivalent) to demonstrate highway impacts, including construction traffic, will not significantly affect Deards End Lane railway bridge (Scheduled Ancient Monument);
  • Appropriate noise mitigation measures, to potentially include buffer strip, insulation and appropriate orientation of living spaces; and
  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Respond No Comments MM 287

177

Policy KB3

Chas Lowe site, London Road

14 homes

For INSERTED:effectiveness following Matter 10/11 hearing (ED128, ED147)

  • Address existing surface water flood risk issues through removal of hardstanding, SUDs or other appropriate solution.
  • INSERTED:Parking provision to ensure no detrimental impact upon the operation of the High Street

Respond No Comments MM 288

178

Policy KB4

Land east of Knebworth

200 homes

For INSERTED:effectiveness following Matter 10/11 hearing (NHDC Matter 11 Statement, ED128, ED147)

  • INSERTED:Transport Assessment to consider the cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures;
  • Structural landscaping and planting to provide and / or reinforce Green Belt boundary to east;
  • DELETED:Up to 4ha of lINSERTED:Land INSERTED:north of Watton Road reserved for INSERTED:long-term secondary education DELETED:purposes subject to up-to-date assessments of needINSERTED:s;
  • Integrate Bridleway Knebworth 001 as part of green infrastructure strategy;
  • Address existing surface water flood risk issues through SUDs or other appropriate solution;
  • Preserve DELETED:longer views from Knebworth to wider countryside along dry valley to south of Watton Road; and
  • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Respond No Comments MM

178

Table after Policy KB4

Completions and permissions

DELETED:65 INSERTED:138 homes

INSERTED:Positively


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

289

Total allocated, completed and permitted

DELETED:663 INSERTED:736 homes

INSERTED:prepared; Factual update

Respond No Comments MM 290

178

Paragraph 13.189

The facilities of Knebworth are designated as a village centre in our retail hierarchy under policy SP4. Applications in this area, outside of the allocated housing site, will be assessed using our detailed development management policies. The village centre is shown on the DELETED:Proposals INSERTED:Policies Map and the detailed in Appendix INSERTED:3 DELETED:4.

For INSERTED:legal compliance and error

Respond No Comments MM 291

178

Paragraph 13.191

INSERTED:Land will be reserved within Site KB2 DELETED:will INSERTED:to provide an additional primary school that will meet the needs arising from new development at the west of Knebworth and provide capacity to serve some existing residential areas. INSERTED:Land at the south-east of the KB2 allocation is most suited for this provision which should additionally seek to maximise the distance of the school from the A1(M).

For INSERTED:effectiveness following Matter 10/11 hearing (NHDC Matter 11 Statement, ED128, ED147)

Respond No Comments MM 292

178

Paragraph 13.192

There is currently no secondary education provision in Knebworth. Pupils travel to a variety of schools in Hitchin, Stevenage and Welwyn Garden City. DELETED:Although some of these journeys can, and are, made by public transport, many are also made by car. This contributes to some of the known traffic issues in the town and across the wider road network

For INSERTED:effectiveness (NHDC Matter 11 statement)

Respond No Comments MM 293

178

Paragraph 13.193

DELETED:New development, particularly on site KB4 to the east of Knebworth, provides the opportunity to look at alternate approaches. Making smaller-scale secondary provision, possibly as an 'all-through school'144 may be an appropriate solution which meets future needs, benefits existing residents and provides a more sustainable approach.

144 All-through schools make provision for all children from age 4 to 18. See Policy SP10.

For INSERTED:effectiveness (NHDC Matter 11 statement)

Respond No Comments MM 294

179

Paragraph 13.194

INSERTED:It is currently anticipated that any secondary school provision in Knebworth will not be required until the late 2020s at the very earliest. To ensure an appropriately sized site can be made available, land to the north of Watton Lane at the east of the village is reserved for this purpose. We will INSERTED:continue to work with Hertfordshire County Council, the Parish Council, the landowner and Knebworth Primary School to INSERTED:monitor long-term education needs across the Stevenage School Place Planning Area and explore the most

For INSERTED:effectiveness (NHDC Matter 11 statement)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

appropriate education solution for this site.

Respond No Comments MM 295

179

Paragraph 13.195

Our transport modelling does not identify any specific mitigation scheme requirements for Knebworth. However, the high streetINSERTED:, including the junction of Stevenage Road/London Road/Watton Road and Station Road, is a known pinch point, particularly when delays or incidents on the A1(M) result in the B197 being used as an alternate route between Welwyn Garden City and Stevenage. INSERTED:There are also issues of poor pedestrian/cycle access along Station Road under the railway line, and similar issues at Gun Lane and new development will be expected to consider improvements to walking/cycling conditions in these locations and make reasonable contributions to secure their delivery.

For INSERTED:effectiveness (NHDC Matter 11 statement, ED105)

Respond No Comments MM 296

179

Paragraph 13.200

DELETED:A planning application INSERTED:Planning permission has DELETED:recently been DELETED:submitted INSERTED:granted for a new library, doctors' surgery and pharmacy on the site of the current library within the identified village centre.

INSERTED:Positively prepared (NHDC Matter 11 statement)

LETCHWORTH GARDEN CITY

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Respond No Comments MM 297

181

Paragraph 13.211

Letchworth Garden City is the District's second largest urban area, with only slightly fewer people than neighbouring Hitchin. Letchworth has largely grown to fill most of the space between Hitchin and Baldock, leaving little room for further growth that does not erode the separation between those towns. North and south of the town are the villages

of Stotfold (in Central Bedfordshire) and Willian. A settlement boundary is defined for the town (shown on the DELETED:Proposals INSERTED:Policies Map) within which new development is encouraged. Beyond the settlement boundary is Green Belt.

For INSERTED:legal compliance

Respond No Comments MM 298

182

Paragraph 13.214

New development within Letchworth Garden City will need to demonstrate how it accords with the INSERTED:Letchworth Garden City INSERTED:Design principles INSERTED:as set out in Appendix 5.

For INSERTED:effectiveness; Consequential to MM144 and MM147.


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Respond No Comments MM 299

182

Paragraph 13.215

Fourteen sites are allocated in Letchworth for an estimated DELETED:1,546 INSERTED:1,523 additional dwellings. A further DELETED:594 INSERTED:592 homes have been built or granted planning permission since 2011 and the town will see more than 2,000 new homes built over the plan period.

INSERTED:Positively prepared; Error in submitted Plan; updated housing monitoring data

Respond No Comments MM 300

182

Policy LG4

Land north of former Norton School, Norton Road

45 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Appropriate access arrangements to minimise impact upon Croft Lane Conservation Area;
  • DELETED:Justification for any loss of open space. Re-provision or contributions towards improvements to existing provision where appropriate;
  • Address existing surface water flood risk through SUDs or other appropriate solution, particularly on the western boundary of the site;
  • Sensitive design and / or lower density housing where site affects the setting of the Letchworth Conservation Area, the setting of the Croft Lane Conservation Area and setting of the Grade II Listed Croft Corner and Grade II Listed Treetops;
  • Archaeological survey to be completed prior to development.

Respond No Comments MM 301

183

Policy LG5

Land at Birds Hill

86 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Higher density/flatted development may be achieved given surrounding built form, subject to heritage considerations;
  • Appropriate mitigation measures for noise associated with railway and / or adjoining employment are to potentially include insulation and orientation of living spaces;
  • Ensure appropriate residential amenity for any properties adjoining employment area;
  • Preliminary Risk Assessment to investigate and provide adequate mitigation measures/remediation for contamination from previous land uses
  • Sensitive design where site affects setting of the Letchworth Conservation Area and Grade II Listed buildings on Birds Hill;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Retention of DELETED:any buildings of historic and/or architectural interest INSERTED:the following non-designated heritage assets[x] or, where this cannot be achieved, justification for their loss:
  • INSERTED:Gunmetal & Bronze, Letchworth Casting Co. Ltd, Casting House
  • INSERTED:Ogle
  • INSERTED:Vantage Point, Tenement Factory

NewFootnote:

INSERTED:[X] As identified in Design Principles for Industrial Premises in Letchworth Garden City, Letchworth Garden City Heritage Foundation, 2015

Respond No Comments MM 302

183

Policy LG6

Land off Radburn Way

35 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Re-provision or relocation of any garages lost as a result of development subject to up-to-date evidence of occupation and demand;
  • DELETED:Retention of an area of priority orchard habitat within any scheme with DELETED:appropriate INSERTED:Off-site compensatory INSERTED:reprovision DELETED:for any INSERTED:of former priority orchard habitat DELETED:lost as a result of development.

Respond No Comments MM 303

183

Policy LG9

Former Lannock School

45 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • Justification for any loss of open space. Re-provision or contributions DELETED:towards improvements to existing provision where appropriate;
  • Lower density development with retention of some existing trees and green space to retain sense of openness and accord with Garden City principles;
  • Site layout designed to take account of existing wastewater infrastructure;
  • Address existing surface water flood risk issues through SUDs or other appropriate solution.

Respond No Comments MM 304

184

Policy LG10

Former playing field, Croft Lane

37 homes

For INSERTED:effectiveness following Matter 10 hearing session (ED95, ED146A)

  • DELETED:Justification for the loss of outdoor sports facilities. Re-provision or contributions towards improvements to existing provision where appropriate;
  • Sensitive design and lower density development to minimise harm to the

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Croft Lane Conservation Area and setting of the Grade II Listed Buildings along Cashio Lane, Croft Lane and Norton Road;

  • Access arrangements to minimise impact upon heritage assets;
  • Provide archaeological survey prior to development.

Respond No Comments MM 305

185

Table after Policy LG10

Total allocated sites

1,523 homes

INSERTED:Positively prepared; Updated housing monitoring information

Completions and permissions

594 INSERTED:592 homes

Broad location – Letchworth Garden City town centre

50 homes

Total allocated, completed and permitted

2,167 INSERTED:2,165 homes

Respond No Comments MM 399

185

Paragraph 13.217

DELETED:In order to help deliver the additional local jobs estimated to be needed in the District over the plan period, policy SP3 identifies that 1.5 hectares of employment land should be allocated at the former Power Station on Works Road, partly to compensate the loss of employment sites on the western fringes of the main employment area, but also to provide new employment space for business growth.

INSERTED:Positively prepared; allocation has been built; consequential to MM014

Respond No Comments MM 400

185-

186

Table after Paragraph 13.217

Ref

DELETED:Employment allocations and site-specific criteria

INSERTED:Designated employment areas

Hectares

To ensure Plan is INSERTED:positively prepared, justified and effective as discussed at Matter 13 Hearing Session (ED56, ED150)

DELETED:LG12

DELETED:Former power station, Works Road

DELETED:1.5

DELETED:Designated employment areas

LE1

Works Road

70.9

LE2

Blackhorse Road

11.8

LE3

Icknield Way

11.4

LE4

Spirella

2.8

DELETED:Parts of employment areas designated for business use only

DELETED:LB1

DELETED:Amor Way

DELETED:0.2

DELETED:LB2

DELETED:Blackhorse Road North

DELETED:4.8

DELETED:LB3

DELETED:Icknield Way North

DELETED:3.7

DELETED:LB4

DELETED:Icknield Way South

DELETED:3.0

DELETED:LB5

DELETED:Spirella

DELETED:2.8

Respond No Comments MM 401

186

Paragraph 13.218

Letchworth has the second largest town centre in the District as identified on the Policies Map. The town centre contains both primary and secondary frontage located in the main

For INSERTED:legal compliance


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

retail area around Eastcheap, Leys Avenue, Station Road and the Garden Square shopping centre. These areas will be defined on the DELETED:Proposals INSERTED:Policies Map.

Respond No Comments MM 306

186

Paragraph 13.219

DELETED:There is no immediate identified need (up to 2021) for additional retail floorspace in Letchworth as existing permissions and filling vacant units help meet the town's short term requirement. However, beyond 2021 there is a need to identify sites to accommodate additional floorspace. This will be in the form of mixed use allocations.INSERTED:A need for additional retail floorspace has been recognised by the Council and national guidance is clear that, where this is the case, sites should be allocated where this need can be met. The retail capacity projections[x] are district wide and can be met within the District. They are based on the projected additional spend on retail from an increased population and retaining market shares from competing centres. The capacity projections for Letchworth indicate the potential for growth of 9,200 gross sq.m to 2031. Whilst the retail projections go to 2031, national planning guidance advises that such projections are rarely reliable beyond five years. The Council will monitor such projections through the monitoring framework over the plan period to help inform decision making on any planning applications that include retail.

INSERTED:For allocation purposes, the capacity has been distributed between three of the four town centres' in the District. Baldock does not have an allocation due to no sites being presented as available to the Council.

Footnote:

INSERTED:[x] North Hertfordshire Retail Study Update (NLP, 2016); Retail Background Paper (NHDC, 2016)

To ensure the Plan is INSERTED:positively prepared, justified and effective following Matter 14 hearing sessions (ED56, ED117, ED151)

Respond No Comments MM 308

186

Paragraph 13.220

DELETED:Additionally, in the longer term Letchworth has the potential capacity to meet wider District needs, recapturing trade that is currently diverted to Hitchin. There are a number of opportunities within the town centre boundary that could accommodate this additional provision as detailed in the policies below.

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED117, ED151)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Respond No Comments MM 309

186

Ref to Policy

DELETED:Retail allocations and site-specific criteria Town Centre Uses allocations and site-specific criteria

For INSERTED:effectiveness following Matter 14 hearing sessions; (ED56, ED117, ED151)

Respond No Comments MM 310

186

Policy LG19

DELETED:Retail INSERTED:Town Centre Uses allocations and site-specific criteria

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED117, ED151)

The Wynd, Openshaw Way

Mixed use

  • Redevelopment to provide DELETED:approximately 4,500DELETED:m2 of gross INSERTED:sq.m of additional INSERTED:A1, A3 and A5 DELETED:main town centre useINSERTED:s DELETED:floorspace INSERTED:at groundfloor level, subject to an up-to date assessment of retail capacity and supply.
    • INSERTED:Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout, flood risk and transport terms.
    • INSERTED:Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout, flood risk and transport terms.
  • No net loss of residential accommodation;
  • Ensure an appropriate level of car parking is retained and / or provided across the town centre as a whole;
  • A public pedestrian link should be provided through the site from Norton Way South and Howard Gardens;
  • Sensitive design to respect Letchworth Conservation Area and the listed building at 52-58 Leys Avenue;
  • Address existing DELETED:surface water flood risk issues, including any run-off, INSERTED:through preparation of a site-specific flood risk assessment and the provision of SUDs or other appropriate solution.

Respond No Comments MM 311

186

Policy LG20

Gernon Road

Mixed use

For INSERTED:effectiveness following Matter 14 hearing sessions

  • Redevelopment to provide DELETED:approximately 1,000 DELETED:m2 of gross INSERTED:sq.m of additional INSERTED:A1, A3, A4, and A5 DELETED:main town centre useINSERTED:s DELETED:floorspace INSERTED:at groundfloor level,

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • INSERTED:subject to an up-to date assessment of retail capacity and supply.
    • INSERTED:Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms.
    • INSERTED:Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms.
  • Development should seek to retain parts of the library that make a positive contribution to the appearance and street-scene;
  • Development should enhance the setting of Broadway Gardens;
  • Preservation or enhancement of the setting of the listed museum;
  • Sensitive design to respect Letchworth Conservation Area and Letchworth Museum, Vasant Hall and Town Hall listed buildings;
  • Address existing surface water flood risk issues, including any run-off, through SUDs or other appropriate solution.

(ED56, ED117, ED151)

Respond No Comments MM 312

187

Policy LG21

Arena Parade

Mixed use

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED117, ED151)

  • Redevelopment to provide DELETED:approximately 5,000 DELETED:m2 of gross INSERTED:sq.m of additional INSERTED:A1, A3, A4, and A5 town centre useINSERTED:s DELETED:floorspace INSERTED:at groundfloor level, subject to an up-to date assessment of retail capacity and supply.
    • INSERTED:Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms.
    • INSERTED:Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms.
  • No net loss of residential accommodation;
  • Ensure an appropriate level of car parking is retained and / or provided across the town centre as a whole;
  • Maintenance of building lines along Broadway and Eastcheap;
  • Improve east to west pedestrian links;
  • Vehicle access/egress and servicing should be from Broadway;
  • Sensitive design to respect Letchworth Conservation Area and the Town Hall

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

and Broadway Chambers listed buildings;

  • Address existing surface water flood risk issues, including any run-off, through SUDs or other appropriate solution.

Respond No Comments MM 313

187

After Policy LG21 (New paragraphs)

INSERTED:The allocation of sites LG19, LG20 and LG21 will not prejudice other re-development proposals, which would be of benefit to the vibrancy and vitality of the town centre; taking into consideration of the Local plan as a whole.

INSERTED:The Letchworth Garden City Town Centre Strategy review will commence within twelve months of the adoption of this plan, which working with landowners, the local community, the Business Improvement District and other key stakeholders will consider up-to-date retail projections and if growth is still required, how to accommodate that growth.

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED117, ED151)

Respond No Comments MM 314

187

Before paragraph 13.221 and after new paragraphs at MM313

(New paragraphs)

INSERTED:The schemes will be main town centre uses led. Consequently, no specific housing allocation is identified and any residential units here will contribute towards the windfall and other allowances identified in Policy SP8, c of this Plan. The projected additional 50 homes in the housing trajectory for Letchworth Garden City are expected to be completed within the broad location defined as the Town Centre Boundary on the Policies Map.

For INSERTED:effectiveness following Matter 14 hearing sessions (ED56, ED117, ED151)

Respond No Comments MM 315

187

Paragraph 13.225

DELETED:Further schools provision will be needed. INSERTED:Any further primary school places that are required in addition to the proposed new school north of Letchworth will be met through expansions. DELETED:However, Hertfordshire County Council INSERTED:have confirmed that the expansion of Fearnhill School can meet demand for additional secondary school places beyond 2028. DELETED:need to undertake further work to determine which schools have capacity to expand on their existing sites and how this relates to the proposed pattern of development across the town. This applies to both primary and secondary level education.

For INSERTED:effectiveness

Respond No Comments MM 316

188

Paragraph 13.228

Schemes in Letchworth will be required to make reasonable contributions towards these schemes and / or other schemes in nearby locations (see Baldock and Hitchin sections of this chapter in particular) where traffic generation arising from new development will

For INSERTED:effectiveness; (NHDC Matter 10 Statement, ED105)


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

have an impact. INSERTED:In addition schemes will be required to make contributions to walking and cycling schemes in Letchworth which aim to influence mode share and free up capacity for new development.

LILLEY

Respond No Comments MM 317

189

Paragraph 13.236

No sites are allocated in Lilley for residential development. DELETED:One new home has INSERTED:Two new homes have been granted planning permission since 2011.

INSERTED:Positively prepared; Updated housing monitoring information

LOWER STONDON

Respond No Comments MM 318

190

Paragraph 13.237

Lower Stondon lies outside of North Hertfordshire in neighbouring Central Bedfordshire. It consists of the original village core and more recent development which lies between the A600 Bedford Road and Henlow airfield INSERTED:in Henlow parish. This development extends to the administrative boundary between the two authorities.

For INSERTED:effectiveness as proposed in LP3

Respond No Comments MM 319

190

Paragraph 13.239

Land within North Hertfordshire adjoining Lower Stondon is identified as a Category A village. The development boundary is shown on the DELETED:Proposals INSERTED:Policies Map to indicate the area within which further development will be allowed.

For INSERTED:legal compliance

Respond No Comments MM 320

190

Policy LS1

Land at Bedford Road

120 homes

For INSERTED:effectiveness following Matter 11 hearing session (NHDC Matter 11 Statement ED96, ED148B)

  • Appropriate junction access arrangements to Bedford Road INSERTED:having regard to the likely impacts of development on the A600;
  • INSERTED: Transport Assessment to consider the cumulative impacts of sites IC2, IC3 and LS1 on the junction of the A600 and Turnpike Lane for all users and secure necessary mitigation or improvement measures;
  • Sensitive integration into existing settlement, particularly in terms of design, building orientation and opportunities for cycle and pedestrian access;
  • Sensitive incorporation of Footpaths Ickleford 001 & 002 as green routes through and around the edge of the site;
  • No residential development within Flood Zones 2 or 3;

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

  • Incorporate ordinary watercourses (and any appropriate measures) and address existing surface water flood risk issues within comprehensive green infrastructure and / or SUDs approach;
  • Development proposals to be informed by site-specific landscape and heritage assessment INSERTED:which determines the likely impacts on Old Ramerick Manor and its surroundings;
  • Development-free buffer along eastern edge of site to minimise harm to adjacent listed building;
  • Archaeological survey to be completed prior to development.

Respond No Comments MM 321

191

Paragraph 13.244

Site LS1 will require the creation of a new access onto the A600 Bedford Road. The most appropriate solution, along with any consequential works – such as changes to speed limits entering / exiting the village from / to the north – will be explored through transport assessments. INSERTED:Any transport assessment should also consider the traffic implications for the A600, and the junction of the A600 and Turnpike Lane, where improved facilities for pedestrians and cyclists may mitigate higher traffic volumes.

For INSERTED:effectiveness following Matter 11 hearing session (NHDC Matter 11 Statement ED96, ED105, ED148B)

OFFLEY

Respond No Comments MM 322

194

Paragraph 13.260

Offley is identified as a Category A village, with a settlement boundary shown on the DELETED:Proposals INSERTED:Policies Map. The remainder of the ward is classed as Green Belt.

For INSERTED:legal compliance

Respond No Comments MM 323

194

Paragraph 13.262

No sites are allocated in Offley. Since 2011, DELETED:73 INSERTED:76 new homes have been built or granted planning permission in the Offley ward of the parish.

INSERTED:Positively prepared; Updated housing monitoring information

PIRTON

Respond No Comments MM 324

195

Paragraph 13.265

Pirton is designated as a Category A village, with a settlement boundary shown on the DELETED:Proposals INSERTED:Policies Map within which development will be allowed. The majority of the remainder of the parish is classed as rural area beyond the Green Belt, apart from a small section of Green Belt in the south-east of the parish.

For INSERTED:legal compliance


Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

Respond No Comments MM 325

195

Paragraph 13.266

Pirton has a conservation area covering much of the older part of the village, including the site of the castle, Great Green and Little Green. The parish church of St Mary is a Grade I listed building. To the west of the village in the Chilterns, High Down House is also a Grade I listed building. INSERTED:There are three Scheduled Ancient Monuments (SAM), a moated site at Rectory Farm, Toot Hill Motte and Bailey and an Anglo-Saxon settlement to the east of Priors Hill and north of Danefield Road.

For INSERTED:effectiveness following Matter 11 Hearing session

Respond No Comments MM 326

1