EAST HEMEL HEMPSTEAD AREA ACTION PLAN

Issues and Options

June 2009

This is the Issues and Options document for the East Hemel Hempstead Area Action Plan. The Council has high aspirations for East Hemel Hempstead and wishes to establish how the area should grow and change. This document sets out the various issues affecting the area and puts forward a number of alternative options for tackling these. If you would like this information in your own language, or you would like to contact the Council about any other issue, please call 01442 867212.

If you would like this information in another format, such as large print or audio tape, please call 01442 228660 or for Minicom only 01442 867877.

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Links with other ’s towns and large villages consultation papers and for the countryside.

This paper looks at the Maylands City and District Council Business Area and discusses how is also consulting upon a Core the area should change and grow. Strategy – Emerging Strategy The document drives forward the paper (June 2009). This relates to Maylands Masterplan and its vision all land within St Albans District. for the area. The Area Action Plan also teases out and discusses a Additional information variety of other issues affecting the area including a new prestige office The information in this consultation development, a town stadium, park paper is supported by a number of and ride facility and renewable background documents and energy centre. reports, which cannot be fully summarised here. The options You may also wish to comment on have also been subject to a the following consultation separate Sustainability Appraisal, document as it too raises important carried out by the Councils’ issues about the future of Hemel independent sustainability Hempstead:- Consultants C4S. Your comments on this report are welcomed. ƒ Emerging Core Strategy (produced by Borough This background information and Council) the Sustainability Appraisal Report are available to download from This outlines the structure of the Dacorum Council’s website Core Strategy document and www.dacorum.gov.uk/planning free contains information on the main of charge and paper copies are policy themes. It also provides an held in the reference sections of opportunity to let us know your libraries within Dacorum Borough. views on the draft visions and Copies are also available to development strategies that have purchase from Dacorum’s Spatial been drawn up for each of the Planning Team.

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Contents Page

1. Introduction 4

2. Vision for East Hemel Hempstead 7

3. 8

4. Economic Strategy 13

Maylands 13 The Character Areas 15 Employment Land Expansion 17 Spencer’s Park 18 Three Cherry Trees Lane Gypsy and Traveller Site 18

5. Diversifying Maylands 19

Residential Development 19 The Heart of Maylands 20

6. Servicing Maylands 21

Transportation Strategy 21 The Options 22 Green Energy Centre 26 Green Space 27

7. Preparing the Gateway 28

Breakspear Way Caravan Park 28 Caravan Storage Site 29 Cemetery 29 Child Care Nursery 30

8. Other Proposals 30

Town Stadium 30 Cupid Green Depot 31

9. Developer contributions 32

10. Other issues 32

11. Next Steps 34

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1. Introduction - strategic links to centres such as , ,

London, Milton Keynes Why East Hemel Hempstead - regeneration of Maylands needs special attention - ‘reconstruction and potential rationalisation’ of Buncefield. East Hemel Hempstead is a • make better provision for local dynamic and complex area of the residents in terms of health, town, with a variety of different education, employment, needs. The area has one of the transport and quality of life; most important fuel distribution • improve the strategic transport centres in the country; it has the network; and biggest and one of the most vibrant • improve the quality of the town’s employment areas in the region built fabric, public realm and and hosts some of the most vital green spaces. services and facilities for the town.

There are high aspirations for the A High Court Judgment deleted the area emerging from the Dacorum first element of Policy LA2. We Sustainable Community Strategy understand this would reduce the and the Hemel 2020 vision. level of housing needed and avoid However, guidelines need to be major housing development in the established which relate to the Green Belt (in Dacorum or St. whole area as a single entity, Albans). setting down how the area should change and grow. Substantial housing extension to the town has not been adequately The East of Plan assessed according to the Judgment. Therefore, the Although the area will continue to immediate possibility of major be the focus of positive economic housing growth to the east of change, particularly through the Hemel Hempstead has been continued recovery from the removed. It is possible that the Buncefield incident, there is a need Judgment will be appealed against to plan comprehensively for and/or the housing growth regeneration. This is confirmed by reintroduced when the East of the Plan, which England Plan is rolled forward later proposes physical, social and this year. This means that there will economic regeneration of the remain some uncertainty in the original New Town. regional planning framework we have to work with. Policy LA2 in the East of England Plan, which was issued in May However, in general the East of 2008, asks us to: England Plan provides a set of requirements we should follow. • plan for a substantial increase This includes significant housing in housing provision. and employment growth in the • promote substantial town. employment growth based on:

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East Hemel Hempstead is the and allowing the market to dictate focus of the town and Borough’s the pattern of development up to economic activity and as such it is 2031. However, this would fail to logical that future employment provide the much-needed stimulus provision is concentrated on this to transform East Hemel side of town. This reflects the broad Hempstead and would likely result direction set by the East of England in the continued underachievement Plan and that of previous of the area. consultations. Extent and scope of the How do we do this? Area Action Plan

To help us plan comprehensively The long term future of East Hemel for the area we need to give Hempstead is linked to decisions detailed guidance at an early stage the two Councils must make on the on how the area should change distribution of employment and and grow. This is why we are housing growth around the town. producing an Area Action Plan (AAP). One of the complicating The Core Strategies of Dacorum factors is that East Hemel and St. Albans will take the lead in Hempstead extends beyond the formulating the strategic direction administrative boundary between of East Hemel Hempstead and the and St. AAP will drive these decisions Albans City and District Council. forward. As it stands the role of the The overlap to the north of AAP is to promote economic Buncefield and general proximity of development and business development requires us to work opportunities in Maylands and the together to establish the most immediate area. appropriate planning framework for the area. Given that many of the Therefore, for the purposes of this issues directly affect Hemel document we have set an Hempstead, Dacorum Borough indicative boundary for the AAP as Council has taken the lead. shown in Figure 1. This includes the Maylands Business Area, What is an AAP? Spencer’s Park and the area of land between Buncefield and the An AAP would form part of the M1 which falls within St. Albans Local Development Framework for Council’s area. each of the two Councils. It has the status of a Development Plan There remain uncertainties over the Document, which means that it is a East of England Plan and its key consideration in deciding immediate review (expected this planning applications. Autumn). If, for example, the need for major housing growth around Other options the town is reintroduced we recognise that the boundary of the We have considered a ‘do nothing’ AAP might have to change to approach, in terms of projecting our accommodate the additional existing planning policies forward growth.

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Figure 1: Indicative AAP boundary examination. An inspector would What is the process for test the soundness of the plan and producing an AAP? deliver a binding report to the Council, after which the plan can

be formally adopted. We are at the beginning of a process, the first stage being this Issues and Options paper. We are How will the Area Action aiming to identify the key spatial Plan relate to other plans planning issues relevant to the and strategies? plan, and to consult on alternative options for how East Hemel When preparing the AAP we must Hempstead develops. have regard to various documents and strategies. These include A later stage would be engagement national Planning Policy on an emerging strategy. This Statements, the East of England would set out a suggested policy Plan (with which the AAP will need direction for the area, following the to be in general conformity) and the consideration of representations Sustainable Community Strategies received during this consultation. for , Dacorum and St. Albans. We would then prepare the published version of the AAP. Of particular local importance to the AAP is Consultation would take place once the Hemel 2020 Vision, the more before it goes to the Maylands Masterplan, Dacorum Secretary of State for independent Borough Council’s Emerging Core

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Strategy, and St. Albans City and relevance to the planning of East District Council’s Emerging Core Hemel Hempstead that you think Strategy. we have missed. If so, we would like to know your views on how we Sustainability Appraisal can deal with these.

Every Development Plan 2. Vision for East Document must be accompanied by a Sustainability Appraisal. This Hemel Hempstead highlights any significant environmental, social or economic East Hemel Hempstead can effects of the plan, assessing it become the economic beacon for against a number of sustainability the town; a town where businesses objectives. The appraisal needs to flourish and where people will be fully integrated into the plan aspire to live. The AAP itself will process, so that it can inform and move us on from the broad influence the plan as it develops. direction established so far, giving detail and substance to the We have been working closely with framework as it continues to consultants C4S who are preparing emerge. the Sustainability Appraisal which is available for viewing. The The AAP aims to enhance quality Sustainability Appraisal will help us of life, providing more homes, finalise the most appropriate creating new businesses and strategy for East Hemel employment opportunities and Hempstead. The Maylands better services for the day-time Masterplan was itself subject to population. These aspirations are Sustainability Appraisal1. based on our underlying principle to make East Hemel Hempstead, What should I comment on? and Maylands specifically, as economically and environmentally

sustainable as possible. The paper deals with the main

planning issues relevant to East Our aspirations will raise the profile Hemel Hempstead, and sets the of the town and provide an spatial options for specific uses. It attractive place for investment. Our discusses each in turn and asks a vision will also set the tone for any number of questions relating to the outward housing expansion that issues. might be required (see section

above entitled ‘East of England Whilst we are seeking your views Plan’). on these questions they are also

intended to be a starting point for The draft vision for East Hemel further thought. Hempstead has been established

with the help of the Core Strategy, We would like to know if there are the Hemel 2020 vision and the any significant issues or options of Maylands Masterplan.

1 Documents relating to the Maylands Masterplan can be found at http://www.maylands.org.

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Vision: Europe and caused significant East Hemel Hempstead will be damage to property surrounding the home to a vibrant, dynamic the site. 43 people were injured and premier business-led and the total economic cost of the community. It will be a first choice incident topped £1 billion. There investment location capitalising was significant disruption to on and strengthening its role as a businesses on the Maylands estate regional economic hub. with many needing to be relocated and a few going into administration. The area will be the focus for high Despite initial concerns that the quality, energy efficient explosion would have far-reaching development permeated by open economic impacts on Hemel space. It will entice visitors by Hempstead this does not appear to providing a better environment have come to fruition. and more facilities. It will be easily accessible by an array of Nonetheless, it is vital that a transport types, principally coherent and comprehensive passenger transport which will planning and investment strategy is improve connections to key established for the Maylands Area, destinations not only around the with the future use of Buncefield town but to those in other urban confirmed. This holds the key for centres. setting down the development options around the site, particularly Those living and working in the for Maylands and any expansion of area will enjoy a high quality of employment land to the east, but life as a result. also more widely.

Discussion on the future of QUESTION 1 Buncefield, and the likely planning restrictions surrounding the site is Do you think this vision establishes informed by three guiding an appropriate tone for East Hemel principles: Hempstead? • The paramount importance of Yes/No community safety. • The importance of Maylands to If no, how would you alter this the local and regional economy. vision to better reflect the planning • The importance of Buncefield to for East Hemel Hempstead? the national economy. (Please see questionnaire)

The recommendations of the Buncefield Major Incident 3. Buncefield Oil Investigation Board (BMIIB) and Depot advice from the Health and Safety Executive (HSE) are helpful. Buncefield is a small but significant Collaboration with the part of the Area Action Plan. HSE/Environment Agency (known jointly as The Competent Authority) The explosion at the Oil Depot in and other partners will assist in 2005 was the biggest in peace-time reinstating confidence in the safety

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of the site and improve businesses’ What has the Board perception of the area. recommended?

Buncefield context The BMIIB has made a number of wide ranging recommendations2 in The site is fundamental to the response to the incident. We have economy of the south-east and the been working closely with the HSE UK more widely because of its role to translate these as a strategic fuel distribution recommendations into practice and centre. Prior to the explosion to establish the most appropriate received planning framework for the site and approximately half of its daily fuel the surrounding area. supply from Buncefield. The BMIIB recommendations on The Buncefield Incident land use planning around sites explained such as Buncefield3 include the following key points: Early on Sunday 11 December 2005, a series of explosions and ƒ Fundamentally, the land use subsequent fire destroyed large planning needs to be more 4 parts of the Buncefield Oil storage integrated with the COMAH and transfer depot, causing safety report system to achieve widespread damage to consistency in the measures for neighbouring properties. safety and environmental protection around major hazard The explosion was caused by sites. This will require greater overfilling of a petrol storage tank technical involvement from the on the north west of the depot (the site operators in informing ‘HOSL west’ site), which led to the planning authorities of major formation of a combustible vapour hazards risks and their control cloud. It is understood the safety measures. systems in place to shut off the supply of petrol to the tank to ƒ Planning decisions should take prevent overfilling failed to operate. into account the societal risks of fatal accidents from major In response to the incident the incidents. Buncefield Major Incident Investigation Board (BMIIB) was ƒ Overall, the Board set up by the Health and Safety recommended that all relevant Executive to investigate, amongst parties come together and fully other aspects, the causes of the consider the risk posed from incident and possible 2 The final report of the Major Incident recommendations for the future. Investigation Board (December 2008).

3 Recommendations on land use planning and the control of societal risk around major hazard sites (July 2008).

4 The Control of Major Accident Hazards Regulations 1999 Regulations.

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hazardous sites when of fundamental significance for the considering future development AAP. The location of the tanks and near the area. subsequent changes in the Hazardous Substances Consents The BMIIB acknowledges that the will determine the extent of the key objectives of economic HSE’s consultation zones around development, planning policy and the depot. This will ultimately affect risk assessment must be balanced land to the East of Boundary Way, in the national interest. part of the large site at Three Furthermore, the BMIIB recognises Cherry Trees Lane, currently that: designated as site E4 in the Dacorum Borough Local Plan and ‘there is no justification for settling Policy 26 of the St Albans District for over-cautious restrictions as a Local Plan. It will also affect long-term solution. But equally, in Employment Area 7 (North of moving to a new planning regime Buncefield) in the St. Albans that is responsive to risk, there will District Local Plan Review. need to be public assurance that retrospective action will be taken What is the intended where there are concerns for the approach to Buncefield? societal risk around certain sites’. We are proposing a number of What do the HSE say? alternative options for the future use of Buncefield in this The HSE has published revised consultation. These stem from our guidance for planning authorities underlying objectives, which are to: when dealing with large-scale 5 petroleum storage sites . This 1) ensure that safety is the first essentially sets down which and most important development types are acceptable consideration; around such site. 2) deliver the most effective and attractive investment position What is happening on the for the ongoing regeneration of site? the Maylands Business Area; 3) ensure that key planning A number of damaged tanks, proposals are not unduly buildings and equipment have compromised by permitted uses already been restored on the at Buncefield; eastern and southern sections of 4) ensure that the best and most the site. Crucially, no applications effective development options have yet been received to restore can be secured and are not the tanks on the north-western part compromised by permitted uses of the site which was where the at Buncefield; explosion emanated. It is the future 5) recognise the importance that of the tanks in this location that is the Buncefield Oil Depot has to the national economy; and 6) secure extensive and long 5 HSE Land use planning advice around large- lasting environmental scale petroleum storage sites: http://www.hse.gov.uk/foi/internalops/hid/spc/sp improvements. ctg38.htm

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Our discussions with the HSE and incident form. This involves building the site operators have provided us the tanks and supporting with a thorough appraisal of the infrastructure in similar locations on level of risk posed by the site. It the HOSL West site. has also given us an understanding of the site operators’ aspirations for This would mean that the Buncefield and also the HSE’s consultation boundaries and position on future development on subsequent development the site and its implications for the restrictions remain as existing. AAP. Clearly, future development options in this area would be restricted as Although we intend to work with the per the HSE’s advice. The land use HSE within the framework set down implications for this can be seen on by the interim advice we will figure 2. continue to liaise closely with the HSE to embrace any updated guidance as and when it is produced.

We have discounted the option of completely removing the oil depot due to the need for substantial compensation being footed by the taxpayer to revoke existing consents to store petroleum.

The options

From our discussions we have concluded that there are three alternatives for the tanks at HOSL West. Each scenario has implications for the extent of the consultation boundaries that the Figure 2: Indicative future consultation boundaries HSE have issued and subsequently the restrictions on development around the site. 2) Rationalisation of the site

The consultation boundaries The second option would involve themselves relate to existing the possibility of moving the tanks Hazardous Substance Consents for further towards the centre of the the storage of petroleum in our HOSL part of the site, essentially case. The extent of the boundaries consolidating the depot. This would depends on the type of fuel that is ultimately allow more flexibility on stored in the area. the types of development that could be permitted (within HSE 1) Reinstatement of tanks guidelines) along Boundary Way. This option can be seen below on

figure 3. The first option would involve the reconstruction of the site to its pre-

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Figure 3: Indicative future Figure 4: Indicative future consultation boundaries consultation boundaries

3) Removal and relocation Both options 2 and 3 would allow of tanks the land on Boundary Way to come forward for redevelopment, The final option involves the speeding up business recovery in complete removal of the tanks on this area. However, it may restrict the HOSL West part of the depot development to the east of and relocating them to another part Buncefield. Furthermore, there of the depot, possibly to the maybe challenges in delivering eastern fringes of HOSL East. This option 2 and 3 given the complex may involve some small extension land ownership issues that exist of Buncefield to the East (figure 4). within the site and the feasibility of The original tank location could altering pipelines and other then be considered for other infrastructure to support relocation. compatible uses. QUESTION 2a

Do you prefer Option 1: Reinstatement?

Yes/No

If no, please give your reasons. (Please see questionnaire)

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QUESTION 2b • There has been low growth in commercial and office floor Do you prefer Option 2: space (Dacorum ranks 295th out Rationalisation? of 356 districts in England and Wales). Recent increases have Yes/No been sluggish (2.2% compared to the national average of If no, please give your reasons. 8.6%). (Please see questionnaire) • Growth in office space is just 25% of the national norm. QUESTION 2c These shortcomings are largely Do you prefer Option 3: attributable to a lack of investment Relocation? in Hemel Hempstead over the last five to ten years. These statistics Yes/No also underline the need for new investment in the area, particularly If no, please give your reasons. in the knowledge-based economy. (Please see questionnaire) To do this we need to arm the business area with key attributes 4. Economic Strategy and selling points. These will raise the profile of the area offering it as a prime business location. Economic context By providing opportunities for Hemel Hempstead is an important businesses to settle here we will be employment location not only in able to ensure that this part of Dacorum but also within the wider Hertfordshire moves further Hertfordshire sub region. Maylands towards the thriving and Business Park is the largest area of prosperous area it should be. employment land in the Borough and in the East of England. Maylands Approximately 16,500 jobs are

based there and 67% of commuting Maylands was originally designed to the town is to this location. as a manufacturing location. Now it

is often cited as an employment There has been low growth in area in transition, moving from industrial, commercial and office traditional industrial and floor space in Dacorum and as a manufacturing industries to result a relatively weak economic warehouses for distribution and performance. To illustrate: offices, mirroring wider economic

th shifts in the UK. • Dacorum is ranked 327 out of 408 districts in Great Britain for It is vital for the continued success growth. of the area that this transition is • There has been a slight managed appropriately. reduction in job numbers since 1999 against a backdrop of Maylands along with many growth nationally of 7%. employment areas in Hertfordshire is competing with very successful

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business locations elsewhere Hempstead as the centrepiece of around the M25, namely those the Dacorum’s economic activities. located along the M4 and M3 corridors. Maylands Masterplan

6 Our analysis suggests that without The Maylands Masterplan has set intervention Maylands would the tone for regeneration and continue to under-perform in provides focus and direction. comparison to these newer, less Delivering the Masterplan is central tired employment areas. Moreover, to Dacorum’s Economic most new development in Development Strategy 2009 - 2012. Maylands would be in the relatively low value, land hungry logistics The Masterplan aims to: (warehousing) sector, meaning that Hemel Hempstead would miss out “…create an environment where a on a golden opportunity to attract range of businesses can grow and higher value, professional prosper through the development employers that meet the needs of of Maylands as a sustainable, well our well qualified workforce. connected Green Business Park offering a high standard of We can do this by enhancing the accommodation within a pleasant, environment, providing flexible high quality environment served by opportunities for businesses to a range of conveniently located flourish and to provide their shops and amenities.” employees with the facilities and supporting services in which to It addresses the underlying thrive. The main economic aims in 7 problems affecting the area by Dacorum are : capitalising on Maylands’ role in the wider Hertfordshire Arc, • The regeneration of Maylands. emphasising its proximity to • Supporting the business London and easy access to both community. Luton and Heathrow airports via • Promoting green and the M1 and M25. It also sustainable growth. appreciates its access to a highly • Attracting and retaining skilled workforce. businesses. • Developing our skills base. The Role of the AAP

Delivering these objectives will The AAP aims to bring forward the require sufficient land and a range Masterplan’s vision for Maylands of development opportunities being and the detailed character areas made available in the long term. that are highlighted in the Furthermore, it will require document. promoting confidence in Hemel Despite this aim we will also need to have some flexibility in order to 6 The South West Hertfordshire Employment respond to changing circumstances Space Study (2005) and the Hertfordshire in the coming years. There could London Arc Jobs Growth and Employment be some diversification of the Land Study (2009). 7 Economic Development Strategy (2009-2012) business area to incorporate

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residential development. There and hotel facilities. There is also could be some relocation of some interest in providing some employment uses and expansion to public services (including a the east. hospital) on the Gateway. Further information is required to There are areas of the Masterplan understand the exact nature of that need additional clarity; the these proposals and more AAP will help clarify these, discuss information would be needed to them and include proposals to assess the impact on the Gateway resolve them. and the town more widely.

The Character Areas The Gateway is seen as central not only to the Masterplan, but also to The Masterplan divides Maylands the Council’s Economic into a number of Character Areas Development Strategy. where different types of development would be directed. The need for such a significant Each character area is given its increase in office development over own identity within an overarching the next 20 years plus has Maylands brand. In doing so the emerged from the recently Masterplan has tried to avoid ‘bad published Hertfordshire London Arc neighbour’ issues and conflicting Jobs Growth and Employment traffic movements. A detailed Land Study (2009). description of each character area can be found in the Masterplan8 Bringing the Gateway forward will itself but essentially includes advice fit with Dacorum’s aspirations to on a range of appropriate uses and meet the needs of Hertfordshire’s urban design principles for new highly qualified workforce. In doing development. The range of so the Council, through the AAP, character areas allows for different will reinvigorate not only East business opportunities and support Hemel Hempstead’s, but also functions throughout the business Dacorum’s and the wider London area (see Question 4 below). Arc’s appeal as a high quality investment location by providing an additional 141,200sqm of offices Maylands Gateway and associated uses on top of the

floorspace that has already been Maylands Gateway is prominently permitted. There will be significant located at one of the key entrances infrastructure needs including the to the town, i.e. from the M1. The provision of an additional access Masterplan proposes a first rate from Breakspear Way (see below). business park with a focus on the technology sector. It seeks a range Development would involve the of building sizes suitable for key relocation of Employment Proposal tenants in landmark buildings, E4 in the existing Local Plan and including a higher education the reserved land covered by presence, HQ offices, conference Policy 26 of the St. Albans Local

8 Plan (commonly referred to as The Masterplan can be found on the following link: Spencer’s Park on Three Cherry http://www.dacorum.gov.uk/default.aspx?page Trees Lane). Although this site was =4931

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originally identified for high The Face of Maylands technology employment use, the Gateway is a better location. This Here we will encourage high quality relocation has received broad development, within a people support within our technical work, friendly environment. Along with during previous consultations and the Gateway, it will be a core office throughout the preparation of the location, but there will be some Maylands Masterplan. It would also scope, particularly along the release Spencer’s Park (E4 and northern part of the area, for other Policy 26 site) for alternative uses. forms of development, such as general industry (B2) and storage This will mean that the function of and distribution (B8). the Gateway would change from open land to a high-tech office The Engine Room park. The relocation of the existing uses is discussed under ‘Preparing This area will aim to provide the the Gateway’ (see below). conditions to encourage enterprise

and investment in a range of Maylands Gateway is the subject of industrial and commercial uses, a Development Brief, the relevant offering more flexible terms for principles of which will be taken development and business forward. occupation. A range of light

industrial uses will be considered QUESTION 3 acceptable in this area.

Do you support the principle of the The Council, together with the East Gateway becoming a high quality of England Development Agency, office led business park with is taking a lead role in this by technology based/green business exploring options to provide a initiatives? serviced business centre and

incubation facility as well as an Yes/No innovation centre amongst other

uses at Axis Point, along Eastman If no, what other option would you Way. put forward? (Please see questionnaire) The Service Centre The Heart of Maylands This will aim to encourage

investment and enterprise through This will become the functional flexible guidelines, but its location centre of Maylands providing near to routes identified for HGV shops, cafes, restaurants, business traffic will be of particular services, community facilities, open advantage to the distribution and space and access to passenger logistics sectors. Other forms of transport. The emphasis will be on industrial buildings such as B1 human activity and interaction. For (offices) and B2 (general industrial) this to be achieved a component of will be considered acceptable. residential development will be included (also see below).

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QUESTION 4 Employment Land Expansion Do you agree with the approach to defining specific Character Areas? The East of England Plan provides a set of requirements with which to Yes/No plan growth. We will need to ensure that an appropriate range If no, what do you recommend as and level of employment an alternative? (Please see opportunities are available for the questionnaire) expanding population of the town.

Land to the East of One component of this is to make Boundary Way provision for additional, long term employment land for the town. It is Buildings on Boundary Way were logical to continue to focus this badly damaged in the Buncefield growth in and around the Maylands explosion. Given the uncertainty area. The land adjoining this next surrounding future planning to the M1 (which is in the Green restrictions, the Masterplan did not Belt and in St. Albans District) explicitly state its future use, would be a suitable reserve area although it indicated that this land for further employment expansion, fitted more naturally within the enlarging the Maylands business Service Centre. neighbourhood, and for relocating uses from the existing urban area. Our intended long-term approach is to include this land as part of the The possible expansion of the Service Centre. However, we will employment area to the east is need to respect the constraints critical to the vision of Maylands as posed by the Buncefield Oil Depot. a prosperous and green business As discussed previously, the exact park. Whilst a small part of the location of certain types of expanded area would simply be an development will be determined by extension of the Gateway, if this the eventual extent of the HSE’s land is needed, the larger part of consultation boundaries. this area to the north would provide the home for some of the key QUESTION 5 facilities and services that will deliver our vision for East Hemel Do you agree with the approach to Hempstead. This part of the land to the east of Boundary Way? expanded area would fall within the Service Centre. These facilities Yes/No could include the location of a possible sustainable transportation If no, what alternative approach hub (park and ride), a green energy would you suggest? (Please see centre and other uses aimed at questionnaire) promoting and supporting the business area.

It could also provide the location for incompatible uses currently located within or adjoining the Maylands

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Business Area and uses which Spencer’s Park would allow for necessary development (especially planned The relocation of employment housing) in the north west of proposal E4 and Policy 26 site Maylands; (originally earmarked for Spencer’s Park) to the Gateway allows us to The area suggested for expansion explore other uses on the original is an approximate estimate of the site. We are proposing a mix of land required. This is because housing, open space and social there are uncertainties surrounding and community uses, subject to the exact types of development to their safe distance from Buncefield be located here and the amount of and the advice of the HSE. space they would require. An additional consideration is the QUESTION 8 proximity of Buncefield as this will determine what uses are Do you agree with this approach? acceptable in certain locations. It is unlikely that all of this land would Yes/No be required. If no, what alternative do you The future of this area will suggest? (Please see ultimately be resolved through St. questionnaire) Albans Council’s Core Strategy. Three Cherry Trees Lane QUESTION 6 Gypsy and Traveller Site

Do you support the Maylands We are aware that there are a Business Area extending variety of issues associated with eastwards towards the M1? this site. Principally, this is because

the site accommodates a relatively Yes/No large number of people.

If no, what do you recommend as Bringing forward Spencer’s Park for an alternative to provide the development gives us the necessary economic development opportunity to think about the opportunities? (Please see options for the Gypsy and Traveller questionnaire) site. The options include:

QUESTION 7 1) Keeping the site as it is.

2) Splitting the site into two and Do you support the type of uses relocating part locally (within proposed for the extended area? Dacorum).

3) Relocating the entire site locally Yes/No (within Dacorum).

If no, what do you recommend as QUESTION 9a alternative options? (Please see questionnaire) Do you support Option 1 - no

change?

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Yes/No Providing new homes in a planned way at Maylands has a number of If yes, please give your reasons. advantages. It serves to encourage (Please see questionnaire) sustainable forms of development, bringing workplaces and homes QUESTION 9b closer together, providing key worker housing close to their Do you support Option 2 – splitting employment and helping to support the site? local services and facilities. This will ultimately reduce the need to Yes/No travel elsewhere by private car. It would also help to reduce the If yes, please give your reasons overall pressure on the Green Belt and state where the site should be surrounding the town. provided. (Please see questionnaire) Furthermore, it gives us the opportunity to plan QUESTION 9c comprehensively for Maylands, improving its overall appearance Do you support Option 3 – and relationship to surrounding relocating the site? areas. For example, the negative impacts of large employment areas Yes/No (such as noise, heavy goods traffic and less attractive buildings) could If yes, please give your reasons be moved away from existing and state where the site should be residential areas and consolidated provided. (Please see to the east of town, near to the M1 questionnaire) motorway.

5. Diversifying There are two principal opportunities. The first is within the Maylands Heart of Maylands which could accommodate about 20% of the Residential Development target (see below). The second is land towards the north west of We need to provide new housing to Maylands, which adjoins existing meet targets set by Government in residential properties and open national policy advice and in the space. There are a number of East of England Plan. commercial units currently located here along with the Council’s Cupid We envisage 500 units being an Green waste recycling depot, all of appropriate indicative target for which could relocate elsewhere new housing within the Maylands depending on cost. Employment Area. This would mean that approximately 10ha of QUESTION 10 existing employment land may be lost, but would potentially be Do you support the principle of compensated for by the provision providing additional residential of additional land for employment. development within the Maylands Employment Area?

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As we have mentioned, although Yes/No Hemel Hempstead is a key employment location it faces fierce If no, please give your reasons. competition from major growth (Please see questionnaire) areas such as Milton Keynes and well established office locations QUESTION 11 along the M3 and M4 corridors. The Masterplan recognises this Do you agree that the most challenge and seeks to address it appropriate location for the majority by bringing the Heart of Maylands of housing is on the north-western forward as the functional centre of fringes of Maylands? Maylands, providing small scale shops, cafes, restaurants, business Yes/No services, community facilities, open space and access to public If no, where should additional transport. It could also include housing be provided? Please give health care facilities. The emphasis your reasons. (Please see will be very much on human activity questionnaire) and social interaction.

QUESTION 12 A key component of improving the area will be to introduce an element If the north-western fringes of of residential development. Maylands are redeveloped for Increasing the number of people housing, do you accept that the will enhance the vitality of the area existing commercial uses should be by acting as a local hub for relocated elsewhere? Maylands. It will contribute to providing a vibrant economy for Yes/No Maylands beyond the working day and create a pleasant and If no, what should happen to the attractive environment throughout existing uses? (Please see the day and night. questionnaire) We have commissioned a The Heart of Maylands feasibility study to look at the type and scale of development that One of the fundamental could be supported in this location weaknesses of Maylands as a and the likely demand that this business location is the inadequate would meet. provision of facilities for the day- time population. There is a limited QUESTION 13 range of shops, leisure facilities, services and restaurants. Although Do you agree that there is a the leisure component has demand for improved facilities and improved in recent years with the a place for social interaction within opening of Esporta, there is no Maylands? modern hub and it is understood that people travel outside the area Yes/No in lunch periods.

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Please give your reasons. (Please Understanding how transportation see questionnaire) patterns could shift is vital for future planning. This is even more To illustrate these issues we fundamental when significant have produced Figure 5 at the change is being proposed. Bringing back of this document. forward the Gateway for offices, the potential for increased residential within Maylands and the potential 6. Servicing Maylands of employment expansion to the east all mean that transportation is Transportation Strategy a subject that needs thorough appraisal. Maylands is well served by the strategic road network (M1 and The changes proposed in the area M25) providing good access to mean that additional pressure is London and the North. However, likely to be put on the existing east- the roads in and around Maylands west routes within Hemel suffer from chronic congestion Hempstead and on various pinch during peak times, particularly points in the Maylands area and along Maylands Avenue, the A4147 . Without a co- and A414 near the M1. ordinated approach to addressing the issues it is likely that Maylands’ There are a number of factors appeal as an investment location contributing to congestion around will suffer. the town. These include relatively high car ownership and large The Role of the AAP commuting flows to London. There are also fundamental local factors The AAP will bring forward the contributing to this as well. recommendations of the ‘Movement Strategy’ in the Hemel Hempstead is a relatively Masterplan and those of the Hemel low-density town, and land uses Hempstead Urban Transport Plan are largely separated from one (2009). Two other key areas of another (e.g. employment areas, work will emerge in 2009. First, the housing areas and shopping Council’s multi-agency Maylands areas). Passenger transport is Masterplan Implementation Team relatively under used. The railway will provide a comprehensive and station is on the south western sustainable transport and access edge of town and poorly integrated strategy. Secondly, a traffic model to the fabric of Hemel Hempstead. will be available that assesses the Many people need to travel likely implications of development relatively long distances for work, on the local road network. This shopping and leisure meaning car work will help refine the options for use is convenient and high. For Maylands. Maylands in particular, congestion is exacerbated by conflicts between The AAP will elaborate on some of cars and HGVs and the bottlenecks the Masterplan’s recommendations at the along that are less clear. For example, it Breakspear Way. will look at the potential location for a park and ride facility and how this

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could be integrated into a wider (1) Link the railway station, the sustainable transport strategy. It town centre and possibly St Albans will also detail proposals to improve with a high quality, regular, reliable the road network in and around and recognisable bus service. This Maylands. link would serve key nodes within Maylands, including the Park and Because of Hemel Hempstead’s Ride, the Gateway Technology role as a regional hub and given Park and the Heart of Maylands. the scale of change proposed in the AAP we need to tackle two (2) work with our partners across fundamental transportation issues; the Council, the County Council changing travel behaviour and and with the business community managing traffic demand. to improve bus services and control parking within Maylands itself. The AAP will also seek to address inter-urban public transport We do understand that the connections to facilitate movement business community requires car between Maylands, Hemel parking facilities and servicing. A Hempstead town centre and the careful balance is needed to railway station. It will also need to ensure that the transportation focus on integrating different strategy does not stifle investment modes of transport and linking in the area but equally delivers regional transport nodes such as substantial environmental Luton (and Luton airport), St improvements. Albans, Watford and London. QUESTION 14 These issues will require more detailed consideration if there is Do you support the overall direction any significant urban housing of the transportation strategy? extension to the east of Hemel Hempstead (see section entitled Yes/No ‘East of England Plan’). If no, what would you recommend The options as an alternative approach? (Please see questionnaire)

More choice Ease of Movement

Fundamental to the transportation Underpinning the AAP is the notion strategy for the AAP is to improve of a green and sustainable district. the choice people have when To do this we need to encourage travelling to the area and within it. changes in behaviour in a number To do this plans will be needed to of areas including the way people increase the reliability and improve and traffic travel to and move the networks of all modes of travel, around the area. particularly passenger transport, The AAP seeks to create the walking and cycling. environment where the needs of

pedestrians, cyclists and For this to work we will need to: passenger transport users are

assigned higher priority than cars.

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Creating permeable networks that are inviting and that encourage If no, what would you recommend walking and cycling will be a as an alternative approach? priority. The intention is to create (Please see questionnaire) streets that encourage social interaction and enjoyment while still Park and ride performing successfully as arteries for movement. To do this, we need A sustainable transport facility is a step change in our approach to central to encouraging the modal designing streets in Maylands. shift we are seeking. The Masterplan foresees Park and Ride For areas with a high day time as a key solution, but further population such as the Gateway, feasibility work is needed to the Face of Maylands and the investigate the exact nature of such Heart of Maylands, streets need to a facility. Nonetheless, if be designed as social spaces to successful, it would contribute to encourage human activity and reducing congestion immediately interaction. Maylands Avenue has around Maylands by taking a a crucial role to play in securing proportion of traffic off the roads this vision as it will be the main before it reaches the junctions in avenue connecting the Gateway Maylands. A Park and Ride facility with the Face of Maylands and then would be integrated within a up to the Heart of Maylands (all strategic bus link, principally potentially highly active areas). We serving Maylands; but with the feel that the best way to balance option to extend the route in the our desire for the Maylands Avenue future to link the town centres of to become a social place with the Hemel Hempstead, St. Albans and need to respect its function as a their respective rail stations. The movement artery is to bring service would need to be good Maylands Avenue forward as a enough to encourage people to boulevard. park their cars and walk, cycle or catch the bus for the remainder of This provides the most appropriate the journey. way of balancing the competing demands in Maylands. For the wider Hemel Hempstead strategic bus link to be successful, Other areas within Maylands will it will need to be coupled with wider have different needs and as such a parking restraint in suitable different approach to streets will be locations around the town, taken. The Maylands Masterplan including the town centre. provides a detailed appraisal of the requirements for each area. The feasibility study referred to above will be underway shortly to QUESTION 15 establish what type of facility would work best. Do you support our approach to the network of streets and pathways At this stage the logical site for a within Maylands? park and ride facility would be on the edge of the town in close Yes/No proximity to the M1. This would be

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the most convenient option for Urban Transport Plan and the commuters travelling by car. There Maylands Masterplan for is the potential for the park and ride improvements to the road network. to share parking with a town stadium complex. The road hierarchy

QUESTION 16 The road hierarchy through Maylands is not clearly defined. Do you support the principle of The Masterplan and Hemel providing a park and ride facility to Hempstead Urban Transport plan serve Maylands and possibly the (2009) recommends that HGVs towns of Hemel Hempstead and St. should be separated at the Green Albans more widely? Lane/A414 junction from other traffic travelling into the business- Yes/No park and use the North East relief road route (see below). The AAP If no, what would you recommend will seek to bring this as an alternative approach? recommendation forward. (Please see questionnaire)

QUESTION 17 Accessing Maylands

Do you agree that the east side of One proposal being explored would town, close to the M1, would be the see an additional entry into most appropriate location for a park Maylands via the Gateway. The and ride facility? suggested road would extend north from a new on the Yes/No A414 and link westwards to a junction with Maylands Avenue. Its If no, what alternative would you primary function would be to serve recommend? (Please see the Gateway and also relieve the questionnaire) Breakspear Way / Maylands Avenue junction on the A414. The The road network link could also enable a potential connection to be made with

Buncefield Lane / Boundary Way to Car use will remain an important the north, if needed. mode of transport. Providing suitable improvements to the road This option is likely to involve wider network will be key in enhancing roundabout remodelling along this the accessibility and economic stretch of the A414. Together these vitality of Maylands and the town are likely to have a significant more widely. Moreover, if there was impact on the traffic movements any additional housing expansion along a key route into Maylands to the east of the town then and consequently needs careful improvements to the wider road consideration. network would be required.

We are working with Hertfordshire The current scope of the AAP will County Council (as Highways be to carry forward some of the recommendations made by the

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Authority) to understand the different character areas. One part implications of such proposals. of Maylands may justify tighter restrictions than others. QUESTION 18 Another option may be to provide Do you support this approach to one or two main locations within improving the road network? Maylands for car parking.

Yes/No The Maylands Masterplan and Hemel Hempstead Urban If no, what alternative would you Transport Plan (2009) discuss the put forward to address the issues need for additional parking for we have outlined? (Please see Heavy Goods Vehicles within the questionnaire) business area. The AAP supports this and seeks to find a suitable Parking location, probably within the Engine Room. As well as promoting a park and ride facility and improving strategic QUESTION 19 passenger transport we are looking to manage parking provision within Do you support the review of Maylands. Currently the vast accessibility zones within majority of Maylands, including the Maylands? Gateway fall within accessibility zone 4. This means that much of Yes/No Maylands enjoys maximum car parking standards (75-100% of Please give your reasons. (Please maximum demand-based see questionnaire) standard9). In addition much of what would be ‘the Face of QUESTION 20 Maylands’ and ‘the Heart of Maylands’ fall within accessibility Do you support the principle of zone 3 where the parking providing separate parking areas in restrictions are slightly tighter (50- Maylands for HGVs and cars? 75% of maximum demand-based standard). Continuing to provide Yes/No this level of parking in the Maylands area would clearly Please give your reasons. (Please undermine our aspirations to see questionnaire) encourage people to travel in a more sustainable way. We would North East Hemel therefore be seeking to impose Hempstead relief road stronger car parking restrictions within the Maylands Employment The potential for a north east relief Area. This is unlikely to be a road has been identified as a major blanket approach, as we would opportunity to tackle congestion in need to respond to the needs of the this part of town, as well as meet

9 the traffic demands generated from More information on car parking and the development of Spencer’s Park accessibility zones can be found in Appendix 5 of Dacorum’s Local Plan. and housing proposal site H18. The

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consideration of Spencer’s Park for be generated and utilised by the residential development does not Maylands Business Area. The remove the need for this route. Council is participating in a regional project, led by Renewables East to The proposal first emerged in the establish a business case to 1970s and it has been carried develop a facility and deliver a forward into Development Plans for scheme to the market. Dacorum and St. Albans. It also features in the current Hemel If successful in bringing forward the Hempstead Urban Transport Plan. green energy centre, Maylands will emerge as an exemplar for The exact type of road and its renewable energy production, location will be influenced by a driving forward the regeneration of number of factors including the the area by providing the platform Buncefield Oil Depot as certain for the development of green- types of road are not permitted based industries. The site will near the site. potentially have the ability to power all new developments in the QUESTION 21 Maylands Gateway and preferably beyond, improving energy security, Do you support the proposal to managing costs and reducing continue developing options for the carbon dioxide emissions. These North East Hemel Hempstead relief benefits mean that the energy road? centre represents a major attraction for businesses looking for a new Yes/No location.

If no, what alternative would you The Phase 1 Low Carbon suggest to tackling the problems Development Strategy (February affecting the area? (Please see 2009) compiled by Renewables questionnaire) East suggests that the best opportunity would be to develop a Green Energy Centre 5MWe Combined Heat and Power (CHP) centre served by biomass. For Maylands to emerge as the The opportunity does also exist for green business centre that we some wind turbines in the area as foresee, the question of where we well as scope for solar panels. The get our energy from needs to be viability of wind and solar options tackled. Currently Maylands emits would need to be investigated in approximately 30,220 tonnes of more detail. carbon dioxide per annum. Reducing this is a priority, not only The report highlights a potential because of the need to reduce our location for the CHP centre to the carbon footprint but to also address east of Buncefield (between to the concerns around future energy M1) with the possibility of a wind security. farm to the north east of Maylands. This is of course subject to the The Masterplan seeks to develop a advice of the HSE. Although the dedicated energy centre where AAP will carry forward the broad renewable sources of energy can recommendations of the report we

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will need to remain flexible when establishing the exact location of Do you have any other comments? the facility. There are also a (Please see questionnaire) number of uncertainties surrounding the size of the facility Green Space and the amount of land needed to accommodate this. Early Hemel Hempstead has a indications point to approximately satisfactory provision of amenity 3-4ha being needed. Although this green and natural green spaces will become clearer as we progress which was ingrained into the the AAP we need to remain flexible neighbourhood concept that the at the moment. town is based on. However, the Maylands Employment Area is It is vital that any new facility is largely industrial in nature and as capable of serving both businesses such there is very little green space and in the area. of any quality and value. We need to recognise the role of green QUESTION 22 spaces particularly as they act as a buffer to developments in Do you support a Green Energy surrounding areas, as well as Centre for use by the business providing amenities to the local community and others in community. Maylands? The Masterplan recognises the Yes/No deficiency within Maylands and seeks to implement a detailed If no, please give your reasons. landscape strategy. It proposes a (Please see questionnaire) network of landscaped routes and small pocket parks. QUESTION 23 The Maylands Gateway itself Which of the following options do contains a variety of green areas you think is the most appropriate including former sports fields, location for a Green Energy paddocking and a cemetery; Centre? although their functions could be better defined. Green space here is Option 1: Land to the east of located in a very demanding part of Buncefield. town between the A414, Buncefield and the Maylands Business Park. Option 2: Land south of Boundary As a result they are difficult to get Way (as indicated in the Maylands to, are poorly integrated into the Masterplan). town and as a result are not well used by the surrounding Option 3: A site within the community. Buncefield oil depot. Bringing the Gateway forward Option 4: No preference would result in the loss of approximately 20 ha of Open Land. Option 5: Other location (please However, the Gateway specify) Development Brief proposes a

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‘green business park’ set in heavily To bring the Gateway land forward landscaped grounds. This we need to address these issues in requirement to improve the quality a comprehensive and co-ordinated of open space with amenity and way. This essentially means that conservation value, could transform we would be looking to remove the the bland landscape into highly open land designation currently valued green corridor permeating covering the Gateway and look to the newly created business-park. re-provide for the uses that currently exist here. The Green Network It is important at this stage to If any significant housing growth is reaffirm the AAP’s commitment to suggested for this part of the town deliver high quality green space then we would need to take a within Maylands and is central to broader approach to increasing the Maylands emerging as a green provision of a range of green business park. spaces. Any new open space would need to link into the existing Breakspear Way Caravan fabric of the green networks in this Club Site part of Hemel Hempstead e. g. the . Buncefield Lane The Caravan Club site is located could also be a green corridor just off Buncefield Lane on the despite its proximity to the Oil southern side of the Gateway. It Depot. provides a stopover for caravans in transit and a base for tourists QUESTION 24 wishing to visit local attractions. The site is relatively small and its Do you support the approach taken hinterland is becoming more urban. by the AAP with regard to green As part of the AAP we would be space? seeking to confirm the future of the site. In essence it is either closure Yes/No or relocation.

If no, what recommendations would Should the Caravan Club wish to you make? (Please see remain in Hemel Hempstead there questionnaire) are two broad options:

7. Preparing the Option 1: Relocation to the east of the town Gateway Option 2: Off Bedmond Road Currently the Gateway is (Bunkers Park) designated as Open Land (Policy 116) in the Dacorum Local Plan. QUESTION 25a Open land is protected from building and other inappropriate Do you prefer relocation option 1? development in conjunction with Policy 9. This protection also Yes/No applies to the lawful uses that are currently within the Gateway.

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If no, please give your reasons. If no, what alternative location (Please see questionnaire) would you put forward? (Please see questionnaire) QUESTION 25b Cemetery Do you prefer relocation option 2? Woodwells cemetery is currently Yes/No located in the middle of the Maylands Gateway. It If no, please give your reasons. accommodates approximately 300- (Please see questionnaire) 400 burials per year and although there is a small area available for QUESTION 25c the short term additional space will be needed in the next 3-4 years. Do you prefer closure (Option 3)? The existing Local Plan does allocate a parcel of land to the east Yes/No of the cemetery for future extension. Although there is no If no, please give your reasons. doubt that the cemetery will remain (Please see questionnaire) where it is, we need to think carefully about the most Caravan Storage Site appropriate way of providing additional burial space in the future. The Council operates a caravan The AAP gives us the opportunity storage site just off Boundary Way to do this. in the northern part of the Gateway. The site accommodates The key issue for the Council is approximately 450 caravans during whether the Gateway, given its the year. It is a well used and development opportunities for new secure storage site for those employment land, is really the best wishing to utilise it. place for long term burial space. The cemetery will be adjacent to In order to maximise the The Gateway and its continued employment and development operation for burials is likely to sit opportunities in the Gateway land uncomfortably in these this use could be relocated close to surroundings. Buncefield (because it is a storage use) possibly as part of an As part of a long-term strategy to expansion of Maylands to the east. meet future burial demands we need to explore options to provide QUESTION 26 for a new cemetery elsewhere around the town. The provision of a Do you support the relocation of new site would mean that the the caravan storage site to the east proposed expansion of Woodwells of Buncefield? cemetery would no longer be required. Yes/No The existing cemetery would make an important contribution to the provision of open space in the

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Maylands gateway. It could provide Buncefield Oil depot and closer to an important resource for people as the Gateway itself. a place of amenity and reflection and as an important ecological QUESTION 28 habitat. Do you support the principle of There are a variety of factors that relocating the nursery further away need to be considered when from Buncefield towards the planning a new cemetery, not least Gateway on Maylands Avenue? of which is the wider management of all municipal cemeteries around Yes/No the Borough. If no, what would you suggest as a The most appropriate option would better location? (Please see be to look for a site in the Green questionnaire) Belt, where cemeteries are considered compatible uses. 8. Other Proposals

QUESTION 27 Town Stadium Do you support our approach for providing additional burial space The Council is keen to ensure that around the town? an adequate level of sports facilities exists in the Borough to Yes/No meet the expected needs of the growing population. It is also keen Please give your reasons. (Please to respond to the aspirations of the see questionnaire) town’s sporting clubs. In particular, Hemel Hempstead Town Football Child Care Nursery Club is seeking to relocate and has expressed ambitions to develop a

new stadium. Providing the opportunity for parents to return to work is key to Consultants PMP have been continued economic prosperity and commissioned to assess the well being. To do this, parents need feasibility of a town stadium key facilities such as nurseries to complex in Hemel Hempstead10. be provided in convenient Their report indicates that a town locations. stadium complex is viable in Hemel

Hempstead. The facility could The Gateway development is likely provide a stadium of approximately to reinforce Maylands’ role as a key 5,000 capacity as well as a range investment location. For this to of other sporting facilities for use by happen there needs to be the right the wider community. In addition facilities in the right location for the PMP have indicated that there day time population. could be some scope for a range of

commercial and employment uses The AAP will respond to this by seeking to relocate the nursery away from its setting next to the 10 Caravan Storage site and the Town Stadium Complex at Hemel Hempstead: Phase 1 feasibility Study

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which would be linked to the more homes in the borough until facility. 2031 requires us to think holistically about the waste and recycling The stadium complex would very services that the Council delivers to much be a ‘sporting hub’ for the the community. town and provide excellent compensation for the loss of sports The current Council service depot facilities at the Lucas Sports at Cupid Green is surrounded by a ground (which will become part of variety of uses meaning that there Maylands Gateway). is little room for future expansion. Options to intensify the operations The study has also assessed within the existing site are also possible location. The favoured limited given that: area is indicated on the eastern side of town close to the A414 and • access into the site from M1. Road is difficult by large refuse vehicles; and Further feasibility work is to be • the existing site is close to undertaken shortly to assess the housing and causes some exact nature of the complex and nuisance to adjoining assess the most appropriate way of properties. delivering it. Cupid Green Depot may not QUESTION 29 physically have the capacity to service the additional homes Do you support the principle of the earmarked for the town. Therefore, town stadium complex? we need to think about relocating the depot to an area that is bigger, Yes/No can allow for expansion and is in a setting that is more compatible with Please give your reasons. (Please the type of operations being see questionnaire undertaken at the depot.

QUESTION 30 One possible location would be on the extended employment area to Do you agree with the the east of Buncefield. There is recommended broad location for scope for the waste recycling the facility? facility to coexist with the green energy centre, providing a source Yes/No of energy for the biomass facility. This is an opportunity for the If no, where would you suggest the renewable energy industry to grow stadium facility should be in Dacorum and is a key thrust of relocated? (Please see the AAP. questionnaire) QUESTION 31 Cupid Green Depot Do you support the option to The need to reduce landfill relocate Cupid Green Depot? requirements and to accommodate

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Yes/No 10. Other issues

If no, please give your reasons. As we mentioned at the beginning (Please see questionnaire) of this paper, whilst we are seeking your views on these issues, we 9. Developer accept that this is not an exhaustive list. These are meant to contributions be a starting point for further discussion. Our aspirations for East Hemel Hempstead propose a significant We would like to know if there are amount of development taking any significant issues or options place. There will need to be a wide that we have overlooked in the range of infrastructure provided to document. support the development. For example in transport, energy, water QUESTION 33 and other facilities. It is essential that the AAP considers how Are there any other key planning appropriate infrastructure is issues or options relevant to East secured and how any impact on Hemel Hempstead? existing infrastructure is mitigated. Yes/No This may require a general policy or specific proposals for particular Please list. (Please see key development areas (e.g. the questionnaire) Gateway).

Dacorum Council is currently in the process of formulating a specific Supplementary Planning Document on Developer Contributions that will cover a variety of different needs. East Hemel Hempstead may require specific guidance that reflects the nature of development being proposed here as opposed to development proposals elsewhere in Dacorum.

QUESTION 32

What specific items of infrastructure in the Maylands area do you think we should request developer contributions for?

Yes/No

Please list. (Please see questionnaire)

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Figure 5. Maylands Character Areas

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11. Next Steps A separate sustainability report has been prepared on an independent

basis by consultants C4S. This How do I make my comments? document appraises the

environmental, social and Comments should be sent to the economic implications of each Spatial Planning Team at Dacorum option. Your comments on this Borough Council using the sustainability appraisal report are questionnaire that is available. welcome. They can be sent either Where possible we would by post, fax or email (details appreciate comments being above). submitted online using Dacorum

Council’s specially designed What happens next? webpage, but comments can also be posted, faxed or emailed. The results of this consultation,

together with the content of the The questionnaire is available from independent sustainability the Civic Centre Hemel Hempstead appraisal and other technical work and at libraries across the borough. will assist the Councils’ in

establishing the most appropriate Online: planning framework for the area. www.dacorum.gov.uk/planning. There will be further consultation

before the Councils produce the By post: Spatial Planning Team final Area Action Plan for East Planning and Hemel Hempstead in Spring 2011 Regeneration (known as a Pre-submission Dacorum Borough document). Council

Civic Centre This draft document will be subject Marlowes to further consultation and then Hemel Hempstead assessed by an independent Hertfordshire planning Inspector, before it is HP1 1HH finally agreed. This is expected to By fax: 01442 228771 be in April 2012.

By email: Any questions? [email protected]. uk If you have any questions

regarding any of the issues raised

in this document, please contact Responses must be received no the Spatial Planning Team on later than Friday 28 August 2009. 01442 228660. If you wish to

speak to the Planning Policy Team

at St Albans Council, they can be All comments will be publicly contacted on 01727 819451. available and shared with St Albans Council. Therefore please do not send any comments direct to St Albans Council.

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