April 2024: Plans submitted for development on Allum Lane Fields
The application can be found on the Hertsmere Borough Council Planning page click here
Some basic information from the site:
Summary
Reference: 24/0442/FUL
Alternative Reference: PP-12637280
Application Received: Thu 28 Mar 2024
Application Validated: Mon 22 Apr 2024
Address: Land South Of Allum Lane Elstree Hertfordshire
Proposal: Development of an Integrated Retirement Community (IRC) including the erection of a retirement living complex (comprising apartment, bungalows and an associated facilities building) a doctors surgery, hard and soft landscaping, sustainable drainage systems, highways works including a new access off Allum Lane, and all associated works.
Further Information
Application Type: Full Planning Permission
Expected Decision Level: Not Available
Case Officer: Max Sanders
Parish: Elstree & Borehamwood Town Council
Ward: Elstree
District Reference: Not Available
Applicant Name: Mr D Jenkins
Agent Name: Mr Mark Harris
Agent Company Name: Bidwells
Agent Address: Victoria House 199 Avebury Boulevard MK9 1AJ
Environmental Assessment Requested: No
AgentsMr Mark Harris Email: [email protected] Mobile: 07787272626
Ward CouncillorsMorris Bright Email: [email protected]
Dr Harvey Cohen Office phone number: 07974 910215 Email: [email protected]
Important Dates
Application Received Date: Thu 28 Mar 2024
Application Validated Date: Mon 22 Apr 2024
Expiry Date: Sat 18 May 2024
Determination Deadline: Mon 22 Jul 2024
Some basic information from the site:
Summary
Reference: 24/0442/FUL
Alternative Reference: PP-12637280
Application Received: Thu 28 Mar 2024
Application Validated: Mon 22 Apr 2024
Address: Land South Of Allum Lane Elstree Hertfordshire
Proposal: Development of an Integrated Retirement Community (IRC) including the erection of a retirement living complex (comprising apartment, bungalows and an associated facilities building) a doctors surgery, hard and soft landscaping, sustainable drainage systems, highways works including a new access off Allum Lane, and all associated works.
Further Information
Application Type: Full Planning Permission
Expected Decision Level: Not Available
Case Officer: Max Sanders
Parish: Elstree & Borehamwood Town Council
Ward: Elstree
District Reference: Not Available
Applicant Name: Mr D Jenkins
Agent Name: Mr Mark Harris
Agent Company Name: Bidwells
Agent Address: Victoria House 199 Avebury Boulevard MK9 1AJ
Environmental Assessment Requested: No
AgentsMr Mark Harris Email: [email protected] Mobile: 07787272626
Ward CouncillorsMorris Bright Email: [email protected]
Dr Harvey Cohen Office phone number: 07974 910215 Email: [email protected]
Important Dates
Application Received Date: Thu 28 Mar 2024
Application Validated Date: Mon 22 Apr 2024
Expiry Date: Sat 18 May 2024
Determination Deadline: Mon 22 Jul 2024
Map of site location
Site Ground Floor Plan
Supporting Documents
Click here for the full list.
Here are some of the more useful documents:
Alternative Sites Assessment (click to view)
This report states the required size of the development.
Page 4 states "The application site ... totals 12.1 hectares. Within this wider area, the application site measures 6.4 ha in total, with the retirement living complex catering for c.5.7 ha. The remaining 0.7 ha of the site is for the provision of a doctors’ surgery."
Many sites were considered although looking at the wide geographical area, it seems unlikely these were considered with Schopwick Surgery as part of the development.
Comments for unsuitable sites included "this was not part of the area identified for further consideration due to the level of Green Belt harm." (page 34)
This harm would be done to any Green Belt site. It is not a developers prerogative to decide the quality of the Green Belt land and how much harm to Green Belt is ok.
Site Location (click to view)
Site Ground Floor Plan (click to view)
This plan is also shown above.
Site Second Floor Plan (click to view)
Ground Floor Plan (click to view)
This shows the main building on the site, including swimming pool, studio, gym, 3 treatment rooms, dining room, activity room, salon etc.
This is not suitable use of Green Belt land, which requires Very Special Circumstances (VSC). There can be no VSC here.
First Floor Plan (click to view)
Bedrooms and Guest Suite on first floor.
Elevations
There are pages of elevation to view so they have not been linked to here.
Statement of Community Involvement: Proposals for Allum Lane Care Community, Elstree (click to view)
A 31 page document outlining the plans and reviewing the response from the consultation held in July 2023. Only the first 13 pages is new information and worth reading.
Worth noting: responses to their feedback survey (starts page 8)
Q. Do you support this location for a new care community incorporating the new doctors surgery?
36% Yes
40% No
14% Unsure
10% Did not answer question
Site Assessment (click to view)
This is a useful document with some areas of concern :
Planning context: they have chosen an extract from the National Planning Policy Framework (NPPF) 2023 which suits them. This type of housing development is not needed.
A more relevant extract would be "Once established, there is no requirement for Green Belt boundaries to be reviewed or changed when plans are being prepared or updated. Authorities may choose to review and alter Green Belt boundaries where exceptional circumstances are fully evidenced and justified, in which case proposals for changes should be made only through the plan-making process."
For more details about the protection of Green Belt through the NPPF December 2023 paper click here - go to NPPF under Documents and go to page 42.
Flood risk: that may be low for the new development but will be very high for surrounding areas due to the run off.
Habitat: states there is no significant wildlife in this area at present.
See below for the main details but review the document linked above for the maps.
3.0 SITE ASSESSMENT
3.1 PLANING CO N T E X T - R E G I O N A L A N D N A T I O N A L
P L A N N I N G
NPPF / Paragraph 60:
“To support the government’s objective of significantly boosting the supply
of homes, it is important that a sufficient amount and variety of land can
come forward where it is needed, that the needs of groups with specific
housing requirements are addressed and that land with permission is
developed without unnecessary delay.”
For more information on planning policy, please refer to the Planning
Statement.
3.2 DES I G N AT I O N S
The site currently sits within Green Belt land, on the western edge of
Borehamwood. Elstree Village conservation area lies approximately 0.5km
to the west and Aldenham Country Park is also approximately 1km to the
west.
To the immediate north of the site are two Listed Building designations for
the Barn and Byre at Nicoll Farm (Grade II) along with the Nicoll Farm House
(Grade II).
3.3 LOCAL FAC I L I T I E S
The site is very well located for a range of local facilities provided in
both Elstree and Borehamwood. In Elstree, the majority of shops and
convenience services are concentrated around the High street, and include
a grocery, newsagents, primary school and nursery.
In Borehamwood, facilities are concentrated around the train station, around
Shelley Road and Borehamwood Shopping Park, and includes Elstree and
Borehamwood train station and travel interchange (with bus services),
supermarkets, restaurants and a cinema within walking distance.
To the north of the site area, Allum Lane is served by bus stops along
its length providing public transport links to the centre of Elstree and
Borehamwood and beyond.
3.4 FIGURE GROU N D.
The figure ground highlights the proximity of the site to medium density
low-rise residential streets immediately to the east. This description is true
of most of the residential homes to the east of the site, apart from the 2
three-storey apartment buildings on Knowl Park, closest to Allum lane. In
addition many of the surrounding homes have converted roof spaces to
form an additional storey. In terms of scale, the figure ground also highlights
some of the surrounding larger footprint buildings, including impressive
manor houses along Barnet Lane (A411).
3.5 B U I L D I N G H E I G H T S .
The majority of surrounding built development is up to 2 storey in height,
with occasional taller buildings locally, and a larger increase in building
height and scale towards the centres of Borehamwood and Elstree.
This can be seen in the number of 2 and 2.5 storey buildings adjacent to the
eastern edge of the site area, with occasional 3 storey apartments.
3.6 FLOOD RISK
The proposed development site is located in Flood Zone 1: ’Low Probability’
(less than 1 in 1000 (0.1%) annual probability of river flooding.
The surface water drainage strategy for the site will reduce on site surface
water flood risk by capturing overland flow at ‘source’. An initial appraisal
suggests the site is at low risk from other sources of flooding. Consultation
with the stakeholders will be undertaken as part of a future Flood Risk
Assessment to confirm actual flood risk and level of any flood risk mitigation
required.
3.7 RIGHT OF WAY
The site connects into a wider Public Rights of Way network, with links to
the south, west and north, including links to Aldenham Country Park and
Parkfields. To the east, the majority of rights of way are formed along
streets, connecting to Borehamwood.
3.8 EXISTING ROUTES
The site is adjacent to Allum Lane. There are two public pathways emerging
from the site, one crossing from north to south and the other linking from
the north of the site to the southwest towards Elstree Hill North.
3.9 TOPOGRAPHY A N A LY S I S .
The site lies on a ridge that sits above Borehamwood but below Elstree.
3.10 HABITAT
There are no sites of international, European or national importance
within 1km of the site. Four Local Wildlife Sites lie within the locality, but
all are 500m or more from the Site. The site is comprised of horse-grazed
pastures, with defunct hedgerows, fences and woodland forming the
boundaries. Based on the habitat types present, it is considered that the site
has potential to support breeding birds, badgers and bats.
Flood Report (click to view)
This is report 1 of 5 but contains some interesting statements.
Flood risk is a huge problem for the roads surrounding Allum Lane Fields. Flooding regularly occurs mainly due to run off, but if Allum Lane fields are built on this will become much more of a problem, as the natural soak away will disappear.
See page 21 for a map of the water courses including The Rise Drain and mentioning Allum Lane - 4.3.3 A small part of the site in the northwest along the Allum Lane (B5378) near the exit of the
Recycling Centre is at ‘Low’, ‘Medium’ and very localised ‘High’ risk of surface water flooding
associated with a small highway ditch located in a topographic low within the site adjacent to
the highway. This highway ditch is piped under Allum Lane and discharges to an ordinary
watercourse to the north of the site.
The effects of the low, medium and high flooding are shown in the table.
See page 32 for mention of The Rise Drain
See pages 34-36 for Historical Flooding, which excludes the 1970's terrible flooding on The Rise and surrounding, and Flood Assessments.
One of the last points of the report states
4.11.5 The EA confirm the site is located in an area at High risk of surface water flooding.
Environment Agency (EA)The application site forms part of site HEL3931 (including HEL210 and HEL340) which totals 12.1 hectares. Within this wider area, the application site measures 6.4 ha in total, with the retirement living complex catering for c.5.7 ha. The remaining 0.7 ha of the site is for the provision of a doctors’ surgery.
Older Peoples Housing Needs Assessment (click to view)
The report describes the aging population and its needs. It lists local elderly housing but the area is widecovering Watford, Bushey and Potters Bar.
Much of the housing is in Elstree and Borehamwood, indicating we have more supply than other areas. It talks about fuel povery and moving elderly people out of their 3 bedroom homes to make space for younger people. Those living in this proposed development would need significant funds so fuel poverty is unlikely to be an issue and as many would be coming in from our of the area, as this not affordable to most Elstree and Borehamwood residents, it would not free up homes in our area.
There is mention of the 141 home development for the Elderly on the site of Cecils Horse Sanctuary, off Barnet Lane, Elstree Village, but no mention of Hill House Care Home on Elstree Hill South, Elstree or Elstree View Care Home, Edgwarebury Lane, off Barnet Lane, Elstree.
Here are some of the more useful documents:
Alternative Sites Assessment (click to view)
This report states the required size of the development.
Page 4 states "The application site ... totals 12.1 hectares. Within this wider area, the application site measures 6.4 ha in total, with the retirement living complex catering for c.5.7 ha. The remaining 0.7 ha of the site is for the provision of a doctors’ surgery."
Many sites were considered although looking at the wide geographical area, it seems unlikely these were considered with Schopwick Surgery as part of the development.
Comments for unsuitable sites included "this was not part of the area identified for further consideration due to the level of Green Belt harm." (page 34)
This harm would be done to any Green Belt site. It is not a developers prerogative to decide the quality of the Green Belt land and how much harm to Green Belt is ok.
Site Location (click to view)
Site Ground Floor Plan (click to view)
This plan is also shown above.
Site Second Floor Plan (click to view)
Ground Floor Plan (click to view)
This shows the main building on the site, including swimming pool, studio, gym, 3 treatment rooms, dining room, activity room, salon etc.
This is not suitable use of Green Belt land, which requires Very Special Circumstances (VSC). There can be no VSC here.
First Floor Plan (click to view)
Bedrooms and Guest Suite on first floor.
Elevations
There are pages of elevation to view so they have not been linked to here.
Statement of Community Involvement: Proposals for Allum Lane Care Community, Elstree (click to view)
A 31 page document outlining the plans and reviewing the response from the consultation held in July 2023. Only the first 13 pages is new information and worth reading.
Worth noting: responses to their feedback survey (starts page 8)
Q. Do you support this location for a new care community incorporating the new doctors surgery?
36% Yes
40% No
14% Unsure
10% Did not answer question
Site Assessment (click to view)
This is a useful document with some areas of concern :
Planning context: they have chosen an extract from the National Planning Policy Framework (NPPF) 2023 which suits them. This type of housing development is not needed.
A more relevant extract would be "Once established, there is no requirement for Green Belt boundaries to be reviewed or changed when plans are being prepared or updated. Authorities may choose to review and alter Green Belt boundaries where exceptional circumstances are fully evidenced and justified, in which case proposals for changes should be made only through the plan-making process."
For more details about the protection of Green Belt through the NPPF December 2023 paper click here - go to NPPF under Documents and go to page 42.
Flood risk: that may be low for the new development but will be very high for surrounding areas due to the run off.
Habitat: states there is no significant wildlife in this area at present.
See below for the main details but review the document linked above for the maps.
3.0 SITE ASSESSMENT
3.1 PLANING CO N T E X T - R E G I O N A L A N D N A T I O N A L
P L A N N I N G
NPPF / Paragraph 60:
“To support the government’s objective of significantly boosting the supply
of homes, it is important that a sufficient amount and variety of land can
come forward where it is needed, that the needs of groups with specific
housing requirements are addressed and that land with permission is
developed without unnecessary delay.”
For more information on planning policy, please refer to the Planning
Statement.
3.2 DES I G N AT I O N S
The site currently sits within Green Belt land, on the western edge of
Borehamwood. Elstree Village conservation area lies approximately 0.5km
to the west and Aldenham Country Park is also approximately 1km to the
west.
To the immediate north of the site are two Listed Building designations for
the Barn and Byre at Nicoll Farm (Grade II) along with the Nicoll Farm House
(Grade II).
3.3 LOCAL FAC I L I T I E S
The site is very well located for a range of local facilities provided in
both Elstree and Borehamwood. In Elstree, the majority of shops and
convenience services are concentrated around the High street, and include
a grocery, newsagents, primary school and nursery.
In Borehamwood, facilities are concentrated around the train station, around
Shelley Road and Borehamwood Shopping Park, and includes Elstree and
Borehamwood train station and travel interchange (with bus services),
supermarkets, restaurants and a cinema within walking distance.
To the north of the site area, Allum Lane is served by bus stops along
its length providing public transport links to the centre of Elstree and
Borehamwood and beyond.
3.4 FIGURE GROU N D.
The figure ground highlights the proximity of the site to medium density
low-rise residential streets immediately to the east. This description is true
of most of the residential homes to the east of the site, apart from the 2
three-storey apartment buildings on Knowl Park, closest to Allum lane. In
addition many of the surrounding homes have converted roof spaces to
form an additional storey. In terms of scale, the figure ground also highlights
some of the surrounding larger footprint buildings, including impressive
manor houses along Barnet Lane (A411).
3.5 B U I L D I N G H E I G H T S .
The majority of surrounding built development is up to 2 storey in height,
with occasional taller buildings locally, and a larger increase in building
height and scale towards the centres of Borehamwood and Elstree.
This can be seen in the number of 2 and 2.5 storey buildings adjacent to the
eastern edge of the site area, with occasional 3 storey apartments.
3.6 FLOOD RISK
The proposed development site is located in Flood Zone 1: ’Low Probability’
(less than 1 in 1000 (0.1%) annual probability of river flooding.
The surface water drainage strategy for the site will reduce on site surface
water flood risk by capturing overland flow at ‘source’. An initial appraisal
suggests the site is at low risk from other sources of flooding. Consultation
with the stakeholders will be undertaken as part of a future Flood Risk
Assessment to confirm actual flood risk and level of any flood risk mitigation
required.
3.7 RIGHT OF WAY
The site connects into a wider Public Rights of Way network, with links to
the south, west and north, including links to Aldenham Country Park and
Parkfields. To the east, the majority of rights of way are formed along
streets, connecting to Borehamwood.
3.8 EXISTING ROUTES
The site is adjacent to Allum Lane. There are two public pathways emerging
from the site, one crossing from north to south and the other linking from
the north of the site to the southwest towards Elstree Hill North.
3.9 TOPOGRAPHY A N A LY S I S .
The site lies on a ridge that sits above Borehamwood but below Elstree.
3.10 HABITAT
There are no sites of international, European or national importance
within 1km of the site. Four Local Wildlife Sites lie within the locality, but
all are 500m or more from the Site. The site is comprised of horse-grazed
pastures, with defunct hedgerows, fences and woodland forming the
boundaries. Based on the habitat types present, it is considered that the site
has potential to support breeding birds, badgers and bats.
Flood Report (click to view)
This is report 1 of 5 but contains some interesting statements.
Flood risk is a huge problem for the roads surrounding Allum Lane Fields. Flooding regularly occurs mainly due to run off, but if Allum Lane fields are built on this will become much more of a problem, as the natural soak away will disappear.
See page 21 for a map of the water courses including The Rise Drain and mentioning Allum Lane - 4.3.3 A small part of the site in the northwest along the Allum Lane (B5378) near the exit of the
Recycling Centre is at ‘Low’, ‘Medium’ and very localised ‘High’ risk of surface water flooding
associated with a small highway ditch located in a topographic low within the site adjacent to
the highway. This highway ditch is piped under Allum Lane and discharges to an ordinary
watercourse to the north of the site.
The effects of the low, medium and high flooding are shown in the table.
See page 32 for mention of The Rise Drain
See pages 34-36 for Historical Flooding, which excludes the 1970's terrible flooding on The Rise and surrounding, and Flood Assessments.
One of the last points of the report states
4.11.5 The EA confirm the site is located in an area at High risk of surface water flooding.
Environment Agency (EA)The application site forms part of site HEL3931 (including HEL210 and HEL340) which totals 12.1 hectares. Within this wider area, the application site measures 6.4 ha in total, with the retirement living complex catering for c.5.7 ha. The remaining 0.7 ha of the site is for the provision of a doctors’ surgery.
Older Peoples Housing Needs Assessment (click to view)
The report describes the aging population and its needs. It lists local elderly housing but the area is widecovering Watford, Bushey and Potters Bar.
Much of the housing is in Elstree and Borehamwood, indicating we have more supply than other areas. It talks about fuel povery and moving elderly people out of their 3 bedroom homes to make space for younger people. Those living in this proposed development would need significant funds so fuel poverty is unlikely to be an issue and as many would be coming in from our of the area, as this not affordable to most Elstree and Borehamwood residents, it would not free up homes in our area.
There is mention of the 141 home development for the Elderly on the site of Cecils Horse Sanctuary, off Barnet Lane, Elstree Village, but no mention of Hill House Care Home on Elstree Hill South, Elstree or Elstree View Care Home, Edgwarebury Lane, off Barnet Lane, Elstree.
Below this point is information regarding the old development plans and Draft Local Plan first published in 2018
This is for information only
This is for information only
Site BE1
Land South of Allum Lane, Borehamwood and Elstree
Developers Endurance Estates on behalf of Farrow Howkings Trust, owners of Elle Dani Farm and Allum Lane East.
12.1 hectares of land.
Residential, estimated capacity 300 homes and a retirement village.
BE1 encompasses the former HEL210, HEL340 and part of HEL159 as the land owners and promoters have decided to work together.
Site HEL341
Allum Lane, Borehamwood and Elstree.
Developers King and Co / Aylward Planning.
1.44 hectares of land.
Residential, estimated capacity for 50 homes and an extension of Allum Lane Cemetery.
Land South of Allum Lane, Borehamwood and Elstree
Developers Endurance Estates on behalf of Farrow Howkings Trust, owners of Elle Dani Farm and Allum Lane East.
12.1 hectares of land.
Residential, estimated capacity 300 homes and a retirement village.
BE1 encompasses the former HEL210, HEL340 and part of HEL159 as the land owners and promoters have decided to work together.
Site HEL341
Allum Lane, Borehamwood and Elstree.
Developers King and Co / Aylward Planning.
1.44 hectares of land.
Residential, estimated capacity for 50 homes and an extension of Allum Lane Cemetery.
Maps
Click here for map of site BE1 and HEL341 provided May 2020.
Click here for map of site BE1 and HEL341 provided May 2020.
Timeline
October 2018 - Planning for Growth document
The original Planning for Growth document was published by Hertsmere Planning Office in November 2018.
To review this document follow this link then choose New Local Plan, then under Your Views click on Potential sites for housing and employment PHSE to download the original document.
For original BE1 site see page 18.
Comments could be made by members of the public and organisations up to 20/12/18.
2019 - Feedback on Comments to Planning for Growth document
Click here for Responses to Planning for Growth 2018
For original site BE1 see section 7.3 p.17/276
Due to the efforts of ALFA, more responses were submitted for BE1 than any other potential site, showing the value of strength in numbers and a combined approach.
Two examples of the many points raised by ALFA are:
Point raised by ALFA: Green Belt land plays an important part in preventing coalescence of settlements
HBC commented: The impact of any development in the green belt will be fully assessed. Where exceptional circumstances exist which could justify changes to green belt boundaries the council will look to minimise any harm by requiring, for example, boundary strengthening where new or remaining boundaries are insufficiently recognisable or permanent. A Stage 1 and 2 green belt assessment which has been conducted by Arup is available to view on the council’s website.
Note: For the Ove Arup and Partners Green Belt Stage 2 Assessment see below
Points raised by ALFA and other groups:
- Transport Infrastructure
- Access to public transport is over 400m from parts to the site
- Limited opportunities to divert service through site
- Difficulties for access
- Traffic gridlocked at peak times and the roads cannot cope with more housing
- Predicted increase delays are inaccurate
- Development should minimise impact upon the A1 Barnet bypass and Stirling Corner
- Should maximise use of alternatives to the car especially in areas close to the London boundary or on strategic routes
HBC commented: Hertfordshire County Council has developed its own ‘COMET’ traffic model for the county. As expected, this model shows that housing and employment growth in our area will put additional pressure on a number of key road corridors. The county council has also carried out a high level transport assessment for all the larger potential housing and employment sites. Further modelling will be required to assess the full impact development will have on the strategic and local road network. Funding to enable new or improved public transport to be delivered will be a requirement of strategic sites. This will be expected to cover funding requirements for several years until routes or route improvements become established and capable of self-funding.
June 2019 - Additional Potential Site HEL506 added
Follow this link then choose New Local Plan, then under Your Views click on Overview of responses from site promotors, statutory bodies and local interest groups report to download the original document.
For HEL506 site see page 5 and for map Appendix 1 page 273 (last page)
May 2020 - Latest Map for site BE1 and HEL341
Provided by Hertsmere Planning Department
According to developers Endurance Estates the housing development would be accessible via Allum Lane and The Rise. We are asking for confirmation of this from Hertsmere Planning.
December 2020 - Local Plan Update published
Hertsmere Borough Council provided an updated Local Plan document covering the following:
Overview of the Planning System
(a) The National Context
(b) The current Development Plan
(c) The emerging Development Plan
Other Planning Documents 11
(a) Procedural documents
(b) Supplementary Planning Documents
(c) Conservation Area Appraisals
Evidence, Resources and Risks
Click here to read the document.
September 2021 - Local Plan due to be published
This will be followed by a 6 week public engagement period
Click here for the latest information from Hertsmere Borough Council
Click here for PDF of the timeline
Click here to see current sites in Elstree and Borehamwood under consideration including BE1 on page 1
October 2018 - Planning for Growth document
The original Planning for Growth document was published by Hertsmere Planning Office in November 2018.
To review this document follow this link then choose New Local Plan, then under Your Views click on Potential sites for housing and employment PHSE to download the original document.
For original BE1 site see page 18.
Comments could be made by members of the public and organisations up to 20/12/18.
2019 - Feedback on Comments to Planning for Growth document
Click here for Responses to Planning for Growth 2018
For original site BE1 see section 7.3 p.17/276
Due to the efforts of ALFA, more responses were submitted for BE1 than any other potential site, showing the value of strength in numbers and a combined approach.
Two examples of the many points raised by ALFA are:
Point raised by ALFA: Green Belt land plays an important part in preventing coalescence of settlements
HBC commented: The impact of any development in the green belt will be fully assessed. Where exceptional circumstances exist which could justify changes to green belt boundaries the council will look to minimise any harm by requiring, for example, boundary strengthening where new or remaining boundaries are insufficiently recognisable or permanent. A Stage 1 and 2 green belt assessment which has been conducted by Arup is available to view on the council’s website.
Note: For the Ove Arup and Partners Green Belt Stage 2 Assessment see below
Points raised by ALFA and other groups:
- Transport Infrastructure
- Access to public transport is over 400m from parts to the site
- Limited opportunities to divert service through site
- Difficulties for access
- Traffic gridlocked at peak times and the roads cannot cope with more housing
- Predicted increase delays are inaccurate
- Development should minimise impact upon the A1 Barnet bypass and Stirling Corner
- Should maximise use of alternatives to the car especially in areas close to the London boundary or on strategic routes
HBC commented: Hertfordshire County Council has developed its own ‘COMET’ traffic model for the county. As expected, this model shows that housing and employment growth in our area will put additional pressure on a number of key road corridors. The county council has also carried out a high level transport assessment for all the larger potential housing and employment sites. Further modelling will be required to assess the full impact development will have on the strategic and local road network. Funding to enable new or improved public transport to be delivered will be a requirement of strategic sites. This will be expected to cover funding requirements for several years until routes or route improvements become established and capable of self-funding.
June 2019 - Additional Potential Site HEL506 added
Follow this link then choose New Local Plan, then under Your Views click on Overview of responses from site promotors, statutory bodies and local interest groups report to download the original document.
For HEL506 site see page 5 and for map Appendix 1 page 273 (last page)
May 2020 - Latest Map for site BE1 and HEL341
Provided by Hertsmere Planning Department
According to developers Endurance Estates the housing development would be accessible via Allum Lane and The Rise. We are asking for confirmation of this from Hertsmere Planning.
December 2020 - Local Plan Update published
Hertsmere Borough Council provided an updated Local Plan document covering the following:
Overview of the Planning System
(a) The National Context
(b) The current Development Plan
(c) The emerging Development Plan
Other Planning Documents 11
(a) Procedural documents
(b) Supplementary Planning Documents
(c) Conservation Area Appraisals
Evidence, Resources and Risks
Click here to read the document.
September 2021 - Local Plan due to be published
This will be followed by a 6 week public engagement period
Click here for the latest information from Hertsmere Borough Council
Click here for PDF of the timeline
Click here to see current sites in Elstree and Borehamwood under consideration including BE1 on page 1
Hertsmere Green Belt Assessment Stage 2 - 05/03/2019
Report produced by Ove Arup and Partners
The intention of this assessment is to ensure that HBC has made every effort to identify appropriate land to meet identified needs. The focus has been to assess the parts of the Green Belt, which might contribute to ‘five potential development approaches’ identified in the Local Plan Issues and Options public consultation document (September 2017), if exceptional circumstances can be demonstrated.
The report concludes that the Allum Lane site should be considered for release.
Click here to download the report including site RA10 (part of SA-52) South of Allum Lane, Borehamwood.
See pages 70&71.
Report produced by Ove Arup and Partners
The intention of this assessment is to ensure that HBC has made every effort to identify appropriate land to meet identified needs. The focus has been to assess the parts of the Green Belt, which might contribute to ‘five potential development approaches’ identified in the Local Plan Issues and Options public consultation document (September 2017), if exceptional circumstances can be demonstrated.
The report concludes that the Allum Lane site should be considered for release.
Click here to download the report including site RA10 (part of SA-52) South of Allum Lane, Borehamwood.
See pages 70&71.
Endurance Estates Plans for BE1
Click here for details of plans by developers 'Endurance Estates' for site BE1
We recommend you read this thoroughly and draw attention to the cycle route that has been included that has been linked to the Elstree and Borehamwood plan for a cycle super highway.
Click here for details of plans by developers 'Endurance Estates' for site BE1
We recommend you read this thoroughly and draw attention to the cycle route that has been included that has been linked to the Elstree and Borehamwood plan for a cycle super highway.
Hertsmere plan for transport
Click here for the South Central Hertfordshire Growth and Transport Plan 2019
See Package 21 on pages 28 and 29
Click here for the Hertsmere Cycle Strategy Plan map
Learn more about the cycling:
Thameslink policy on transporting bicycles on trains
Thameslink plans for new cycle storage at Elstree and Borehamwood Railway Station
Click here for the South Central Hertfordshire Growth and Transport Plan 2019
See Package 21 on pages 28 and 29
Click here for the Hertsmere Cycle Strategy Plan map
Learn more about the cycling:
Thameslink policy on transporting bicycles on trains
Thameslink plans for new cycle storage at Elstree and Borehamwood Railway Station
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Footpaths
Click here for a map of the footpaths on Allum Lane site |
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