Local Development Framework Site Specific Policies Regulation 25 Consultation
November 2008 Stevenage LDF Site Specific Policies DPD Stevenage LDF Site Specific Policies DPD
Tell us what you think
This document has been prepared for consultation and is available for public comment from Monday 10th November 2008 for six weeks.
Any comments you wish to make can be sent to the Planning Policy team at Stevenage Borough Council by 5pm on Friday 19th December 2008.
Comments can be sent, faxed, emailed or delivered to:
On line www.stevenage.co.uk
By mail Planning Policy Stevenage Borough Council Daneshill House Danestrete Stevenage SG1 1HN
By fax 01438 242922
By textphone 01438 242444
By email [email protected]
All responses received by the deadline will be considered and used to prepare a Submission document in 2010 which you will have another chance to comment on.
If you have any questions about this document, please contact the Planning Policy team using the details above or by telephone on 01438 242752.
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Contents
Executive Summary ...... 5 1 Introduction...... 6 2 Which areas of Stevenage does the Site Specific Polices DPD cover?...... 14 3 Vision and objectives ...... 15 4 Housing ...... 17 How many houses do we need to plan for in this document?...... 17 Site Identification ...... 19 Gypsies and Travellers ...... 60 5 Employment...... 62 6 Local shopping facilities ...... 65 Other retail provision...... 77 7 Social and community facilities ...... 78 Education...... 78 Leisure...... 79 Health ...... 82 Other community uses ...... 86 8 The natural environment ...... 87 Open Space...... 87 Wildlife Sites ...... 94 Green Lungs...... 98 Ancient woodland ...... 105 Ancient Lanes and Hedgerows ...... 106 Areas of Archaeological Significance ...... 110 Horse and pony route ...... 113 Public rights of way...... 116 Green Belt ...... 116 9 The Built Environment...... 120 Conservation Areas ...... 120 Character Areas...... 121 10 Implementation and monitoring...... 123 Housing ...... 123 Employment...... 124 Local shopping...... 124 Social and community facilities ...... 125 The natural environment ...... 125 The built environment ...... 126 Other Issues ...... 126
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Executive Summary
The Local Development Framework (LDF) is a set of documents which will eventually replace Stevenage’s District Plan. These documents will be used to determine applications for planning permission. The Site Specific Policies DPD is one of these documents.
The Site Specific Policies DPD identifies particular sites or areas of land where we want to encourage development or preserve existing uses or features.
The main document in our LDF is called the Core Strategy. The Core Strategy says we should build at least 3,000 new homes in the area covered by this document between 2001 and 2021. At 1st April 2008, 1,600 of these had been built or given planning permission. We have identified 33 housing sites in this document. We think 1,900 new homes could be built on these sites.
We have identified Pin Green as an Employment Area where business uses will be permitted.
We have identified eight larger ‘Local Centres’ and ten smaller ‘Neighbourhood Centres’ where we will support an appropriate mix of local shopping, social, community, employment and / or residential uses. These will provide facilities for local residents
We have identified three school sites that we hope will provide new sports and leisure facilities that all residents will be able to use. The Lister Hospital and Heathcote School sites are identified as locations where development for healthcare uses will be given planning permission.
27 sites are identified as ‘Principal Open Spaces’ which will be protected against development.
Policies to protect wildlife sites, areas of archaeological interest, ancient woodland and the existing horse and pony route are also included. Ten ‘Green Lungs’ are identified. These are collections of open spaces in the town that we would like to protect.
We have suggested a new Green Belt boundary at Bragbury End. The land to the south of the A602 will be taken out of the Green Belt. We have suggested that this land should be used for housing development to make sure that we meet our housing targets.
An earlier stage of public consultation – called Key Issues and Alternative Options – was carried out in 2006. We need to undertake a further consultation to make sure this document meets Government regulations. This consultation will run from six weeks from Monday 10th November 2008 to Friday 19th December 2008.
After this consultation has finished, we will prepare the final version of the plan for the Government and hold a further period of consultation. We think this will happen in 2010.
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1 Introduction
What is spatial planning and how does the new planning system work?
1.1 In 2004 the Government passed new laws which aimed to make the production of planning documents easier, and promote greater community involvement in the process.
1.2 The new system promotes a new way of thinking about how a local area will operate and change in the future. This is called “spatial planning”. Spatial planning requires us to think about all of the following issues:
Z Future housing and employment needs; Z The land use requirements of key services such as schools, hospitals and the emergency services; Z The need to protect the environment and make sure that everyone has access to open spaces; Z Reducing our impact on, and considering the effects of, climate change by trying to reduce the risk of flooding and thinking about the way in which we travel;
1.3 Spatial planning is about getting the right development in the right place at the right time. It allows us to keep things the same where they are working well and to change things where they are not working so well. By considering these issues at the same time, we can produce a plan which attempts to meet all of the future needs of Stevenage.
1.4 All local authorities are required to replace their existing local plan with a Local Development Framework (LDF) consisting of short, separate documents. Plans must be specific to their local area, be capable of being measured and should clearly set out who is responsible for delivering objectives and policies.
1.5 The LDF is made up of a series of Development Plan Documents (DPD). The most important DPD is called the Core Strategy. All authorities must produce a Core Strategy and a Proposals Map. They may also produce other DPDs and Area Action Plans if they think more policies are required to guide future development in their area. The table below sets out the key features of each document type.
This contains the vision and broad spatial strategy for the area. All of Core Strategy the other plans below must help to deliver the vision and policies set out here. Authorities can produce additional DPDs where they think more Development Plan policies are required to guide development. This could include specific Documents (excluding the policy requirements for individual sites or detailed policies which are Core Strategy) (DPDs) used to assess planning applications. Area Action Plans are a special type of DPD that can be used where Area Action Plans significant change, regeneration or conservation is needed. The Proposals Map identifies all the policies in the plan that apply to a Proposals Map particular site or area on an Ordnance Survey base map of the area.
What is the Site Specific Policies DPD?
1.6 The Site Specific Policies DPD forms part of the Local Development Framework for Stevenage.
1.7 Site specific policies are policies that identify particular pieces of land and then explain what the Council hopes to achieve on or within them. The role of this document is to identify sites
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where we want to encourage change, or preserve existing uses or features. This includes promoting specific locations where we feel new housing should be built, designating local shopping facilities where neighbourhood shops and services should be provided and identifying open spaces that provide areas for sport and recreation.
1.8 As well as identifying these sites on a map, this document can also include additional details or requirements. For housing sites, this might include details such as the number of houses we think should be built or the amount of affordable housing that should be provided.
All suggested policies in the Site Specific Policies DPD will appear in a box like this.
1.9 It is important to point out that, if a site or area is not mentioned in this document, it does not mean that we will not allow development there if we think it is suitable. Neither does it mean that we will not protect a site or area against development if we think that is the best approach. Another document, known as the Generic Development Control Policies DPD, will set out policies explaining how we will deal with planning applications on sites that lie within the area covered by this document, but are not specifically identified.
What is a Regulation 25 consultation document and how have you made your choices?
1.10 Government guidance1 requires us to involve the local community and other interested parties, such as landowners and government organisations when we prepare our planning documents. This requirement is known as Regulation 25. A Regulation 25 consultation document sets out the main issues that we think need to be considered in planning for the long-term future of Stevenage and asks for your views on our suggested solutions.
1.11 The issues discussed in this document are based on the objectives of the sustainable community strategy for Stevenage, the policies of the East of England Plan, the draft policies contained in our emerging Core Strategy, the results of our evidential studies, the findings of our strategic environmental assessment and the comments we have received in response to previous consultation.
1.12 Throughout this consultation document, we refer to reports, studies or Government guidance that have helped us to make our decisions. These are marked with a footnote. Our evidence studies are available on our website (www.stevenage.gov.uk)andcanbeviewedor purchased at out Danestrete office. The reports and studies that have been produced for the Council, along with an order form, are contained in Appendix 1.
1.13 In drafting this document, we have assumed that enough infrastructure (such as roads, water supply, drainage etc) will be built to support the level of development that we are proposing. We are currently undertaking studies2 to make sure that this will be the case. The results of these studies will help to inform future versions of this document. These issues are discussed further in Section 10 (Implementation and Monitoring) of this document.
Haven’t you already done this?
1.14 In June 2006 we published a “Key Issues and Alternative Options” consultation. We asked for your opinions on certain issues and sites which are contained in this document.
1 Planning Policy Statement 12: Local Spatial Planning (PPS12) 2 Rye Meads Water Cycle Strategy; Stevenage Urban Transport Plan.
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1.15 However, in June 2008, the Government changed the rules which set out how our planning documents must be produced. This means that we have to make sure that this document meets all of the new regulations and legal requirements.
1.16 We have therefore decided to ask for your opinions on all the relevant issues that we intend to include in the Site Specific Policies document. This includes asking you again about some of the choices we need to make. This does not mean that we have ignored the previous consultation. Throughout this document, we have explained the questions that we asked you in 2006 and what you told us in response.
How does the Site Specific Policies DPD fit in the wider plans for Stevenage?
1.17 The Site Specific Policies DPD identifies a wide variety of sites for different uses including housing, employment and open spaces. It is one of a number of documents which, together, make up the LDF for Stevenage.
1.18 The proposed appearance of the Stevenage LDF is shown below. Those documents in red text are currently out to public consultation, those in blue text have already been produced and those in black will be produced in the future. Further details of the process and the other documents we intend to produce are set out in our Local Development Scheme. This document is available on our website, www.stevenage.gov.uk.
Development Plan Documents:
Local Core Strategy Development and Generic Scheme Proposals Map Development Control Policies
Site Specific Annual Policies Monitoring Local Report Development Framework
Area Action Plans: Supplementary Planning Documents: Gunnels Wood Design Guide Town Centre Gunnels Wood Old Town Statement of Town Centre SNAP Community Involvement Section 106 Guide
What is the proposals map?
1.19 The proposals map identifies sites and areas of land affected by our plans. This might include land uses, such as sites we allocate to be developed for housing. The proposals map also identifies the plan boundaries and subsequent detail of the other plans in the framework. The proposals map must be updated each time a DPD is adopted to show the new set of policies that apply in the area.
1.20 A draft proposals map must be prepared when each DPD is submitted to the Secretary of State for examination (see Stage 4 of the diagram below).
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How will you prepare the plans?
1.21 In preparing our Development Plan Documents, we have to work through the following stages:
This stage involves us establishing an up-to- date Stage 1 information base on a range of social, economic and Development of Evidence Base environmental matters. We started this stage in 2005.
The results of Stage 1 are used to identify issues that the plan needs to address and the options available to deal with each issue. A first consultation was held in June / July 2006. This document contains further information to Stage 2 make sure we meet the requirements of the new Regulation 25 Consultation regulations that were introduced in June 2008. This version of the plan will be available for 6 weeks from Monday 10th November 2008. An appraisal of the plan’s social, economic and environmental implications will also be produced.
This stage involves us further developing and refining our Stage 3 options and deciding on the precise drafting of policy Preparation of DPD wording for inclusion in the ‘submission’ plan.
We publish the plan in the final form that we prefer, at Stage 4 which point a six-week consultation period will start. Proposed Submission DPD There will be a second appraisal of the plan’s social, Consultation (Regulation 27) economic and environmental implications.
We will consider the points raised by the consultation. If there are significant issues, we may withdraw the plan Stage 5 and return to Stage 3. If minor changes are required, we Formal consideration of objections will make these and consult on them. Once we feel that (Regulation 30) all the issues raised in Stages 4 and 5 have been dealt with, we can proceed to Stage 6.
Stage 6 We will send the plan and supporting documents to the Submission to the Secretary of Secretary of State to be examined. State
An Inspector appointed by the Government will carry out Stage 7 an independent examination of the ‘soundness’ of the Examination plan. This process allows those dissatisfied with the plan to appear in front of the inspector in person if they wish.
The inspector goes away and writes a summary report of Stage 8 the examination and decides what changes (if any) are Receipt of Inspector’s Report necessary. Once we receive the inspector’s report we and Adoption will publish it and amend the plan in line with his or her changes. It is this version of the plan that will be adopted.
What is the East of England Plan and why is it important?
1.22 The 2004 Planning Act changed the way in which we plan for larger areas of the country. Housing targets and strategic policies for Stevenage used to be set in the Structure Plan, which was written by Hertfordshire County Council. Structure Plans have been replaced and strategic planning is now undertaken at the regional level.
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1.23 The East of England Plan is the planning document for the counties of Hertfordshire, Bedfordshire, Cambridgeshire, Essex, Norfolk and Suffolk which together make up the East of England region. It sets out a strategy to guide the pattern of development to 2021. It includes policies on housing, economic development, retailing, the environment, transport and much more. All our plans must be in general conformity with it. This means that our objectives and policies must reflect those of the Plan.
1.24 The Plan was prepared by a voluntary body called the East of England Regional Assembly (known as EERA) which comprises representatives from local authorities, environmental bodies, industry, academia and the voluntary sector.
1.25 The Plan was adopted in May 2008 and identifies Stevenage as a Key Centre for Development and Change. The Plan states that a minimum of 16,000 new homes should be provided in and around the town between 2001 and 2021. At least 6,400 of these are to be provided within Stevenage Borough and a further 9,600 in new neighbourhoods outside the Borough boundary in North Hertfordshire. It also recommends improved transport infrastructure, a Green Belt review and a target to provide 68,000 new jobs in Hertfordshire over the plan period.
What role does the Stevenage Sustainable Community Strategy play?
1.26 The community strategy sets a shared vision for the future of Stevenage. It was written by the local strategic partnership – the Stevenage Partnership – made up of public, private, voluntary and community organisations.
1.27 The community strategy was updated in 20073 and was written to match the aims we set out in the Core Strategy. It contains eight key themes which support a central vision to “create a town that is prosperous, healthy, clean, green and safe”.
1.28 The Core Strategy and other plans (like this one) are the main documents for delivering the spatial and land use elements of the community strategy.
What are Strategic Environmental Assessment and Sustainability Appraisal?
1.29 The new planning system requires plans to go through a European process called strategic environmental assessment (known as SEA) and a national process called sustainability appraisal (known as SA) which together consider the social, economic and environmental effects of a plan’s proposals. This is to ensure that decisions are made that accord with sustainable development.
1.30 There is a large amount of overlap between the strategic environmental assessment and sustainability appraisal processes. They have therefore been combined into one process for the assessment of the Local Development Framework. For ease of reference this report refers to both processes as sustainability appraisal.
1.31 A sustainability appraisal has been prepared alongside this consultation document and is available on our website (www.stevenage.gov.uk). The results of the assessment have been used to inform our suggested policies and are referred to throughout this report.
3 Stevenage 2021: Our Town – Our Future. The Stevenage Community Strategy (SBC, 2007)
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What is soundness?
1.32 Once the Site Specific Allocations DPD reaches the Examination stage (Stage 5 in the diagram on page 9) it will be assessed by an independent inspector to make sure that it meets all the necessary legal requirements and is ‘sound’.
1.33 Stevenage’s plans must meet the following legal requirements:
Z To have been prepared in accordance with the Council’s adopted Local Development Scheme and Statement of Community Involvement and the Government’s regulations; Z To have been subject to sustainability appraisal and any further form of assessment that is required by national or international law; Z To have regard to national planning policy, the adopted community strategy and to be in general conformity with the East of England Plan.
1.34 To be considered ‘sound’, Stevenage’s plans must be justified, effective and consistent with national policy.
Z Justified means that the plan is founded on a robust evidence base (including what you tell us during consultation) and the most appropriate strategy when considered against any relevant alternatives; Z Effective means that is can be demonstrated that the policies in the plan can be delivered and monitored and are flexible enough to accommodate changing circumstances (such as changes in housing targets).
1.35 An Inspector will say that the plan is sound unless evidence presented at the Examination shows otherwise.
How will you involve the community?
1.36 Our statement of community involvement (known as the SCI) was adopted in December 2006 and is available on our website (www.stevenage.gov.uk). It sets out how we will involve the community in the preparation, alteration and review of planning policies. This includes:
Z Plans being available for you to look at in our offices, local libraries and on our website; Z Plans being made available for you to buy and study at your leisure; Z Letters to groups, stakeholders and any individuals that have already told us that they want to be involved (over 1,000 people and organisations so far) inviting comments; Z Press releases and adverts to local newspapers, radio stations and in the Council’s regular magazine to householders; Z Sending out leaflets, flyers and brochures; Z Setting up public exhibitions, displays and road shows; Z Holding meetings with individuals and representatives of groups and organisations; Z Giving presentations to groups, organisations and stakeholders; and Z Holding interactive workshops such as ‘enquiry by design’.
How have you decided which matters to consult upon?
1.37 Because it is frustrating to find out that your views can have no influence as the decisions have already been made, we will only consult you on those matters that are genuinely open to debate and change.
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1.38 It is therefore a matter of principle that we should only consult you on those matters where no choice has yet been made (although that is not to say that we may not have already expressed an opinion about some of these matters) and where we have the power to make the decision through our plans.
1.39 Some topics are not open to public consultation for a variety of reasons: those that are already settled and those that will be set in other plans. Certain matters are settled in higher level planning documents such as the Core Strategy or East of England Plan. These matters include the total level of housing numbers to be built in Stevenage to 2021 and the broad distribution of these numbers across the town.
1.40 Also falling into this category are matters decided on by the Government such as the preferred types of locations for new homes, offices, businesses, shops and leisure facilities, the need to promote the use of buses, trains, cycles and walking and to restrain car parking.
Do I need to be a planning expert to respond?
1.41 No, you do not need to be an expert to respond. Although the planning system uses technical terms we have written our consultation documents so that they appeal to a wide audience, including non-planning people.
1.42 We have tried to use plain English, avoid technical language and unexplained terms, simplify issues and keep the document to a reasonable length. If you find any terms which you are not familiar with they may be explained in the glossary in Appendix 2.
1.43 In some cases the use of plain English may have simplified sometimes complex technical issues and language. Professionals used to dealing with the planning system will appreciate these. If you would like a fuller explanation of any of the issues raised in this document, please contact us and we will be happy to explain matters more fully to you.
We will be happy to explain matters more fully to you
What do I need to comment upon and how should I respond?
1.44 The subsequent pages of this document explain how and why we have developed our policies. When responding to this document we would like you to comment on whether you agree with our suggested approach or would like us to pursue an alternative option.
1.45 We would greatly appreciate comments being submitted on-line at www.stevenage.gov.uk.
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1.46 If you are unable to respond on-line we will accept written comments by e-mail, post, fax or textphone. Unfortunately we cannot accept oral comments.
By mail Planning Policy Stevenage Borough Council Daneshill House Danestrete Stevenage SG1 1HN By fax 01438 242922 By textphone 01438 242555 By email [email protected]
1.47 You may find it helpful to keep a copy of the comments that you send us.
1.48 Please be aware that all comments will be made publicly available for anyone to see upon request. We cannot accept confidential or anonymous comments or keep any material that you send us secret under the terms of the Freedom of Information Act.
1.49 If you are proposing additional or alternative areas for development or protection you must send us at least one A4 sized Ordnance Survey map clearly showing the area at a scale of at least 1:2500 so that the boundaries of the site and its location are clear. We cannot accept any proposals where we cannot clearly identify the location or the detailed boundaries of the area.
1.50 All comments should reach us by 5pm on Friday 19th December 2008. Comments received after this time will not be considered. Comments on non-planning matters will not be accepted as part of this consultation exercise and may be returned to you. We will not accept any comments that contain obscene, racist or other illegal, unlawful or objectionable material of any nature and may pass any such material to the police.
1.51 We will consider all relevant responses and prepare a Submission document in 2010 which you will have another opportunity to comment on.
What will you do with any written comments I send you?
1.52 All relevant written comments we receive by the end of the consultation period will be acknowledged in writing. At the end of the consultation period we will read and analyse all responses and prepare a summary report that will be sent to all those organisations and individuals who made comments. A copy of the report will also be available at our Danestrete office and on our website (www.stevenage.gov.uk).
1.53 We will then prepare a report to the Council’s Executive (those Councillors charged with leading the Council) that outlines the main issues raised and makes recommendations for future action. Where we consider it appropriate, in the light of all the factors concerned, your comments will be reflected in subsequent versions of our plans.
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2 Which areas of Stevenage does the Site Specific Polices DPD cover?
2.1 The diagram in the previous section shows that the Local Development Framework for Stevenage includes four Area Action Plans (AAPs). During consultation on each of these documents, we have asked for your views to make sure that they cover the right area of the Borough. We will continue to do this in any future consultations on these documents.
2.2 The Site Specific Policies DPD will cover the area of Stevenage that is not included in any of the Area Action Plans once their boundaries have been set. As a result this document does not seek opinions on this matter.
2.3 The area currently covered by the Site Specific Policies DPD is shown in the map below. It can be seen that this broadly equates to the area covered by the ‘new town’ neighbourhoods along with the undeveloped land to the south-east of the town. This area may change in future versions of this document to reflect any further changes in the boundaries of other Area Action Plans.
Area covered by the Site Specific Policies DPD
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3 Vision and objectives
3.1 This document aims to identify the specific sites where we can deliver the vision and objectives of the Core Strategy. Because of this, we have not produced a separate vision or objectives for this document. This section identifies the key parts of the Core Strategy that this document can help to deliver.
3.2 Our Core Strategy sets out our spatial vision for the future of the town. The spatial vision is a description of how Stevenage will change by 2021. In our Core Strategy Preferred Options, we said that we want Stevenage to be:
Z An emerging regional centre that is prosperous, healthy, clean and safe; and Z A balanced and more self contained community with a full range of jobs, homes and services.
3.3 The Core Strategy vision also says that, through our planning policies, we aim to:
Z Make good use of land and provide a range of new homes to buy and rent; Z Regenerate the neighbourhood centres; and Z Provide green spaces that connect the town and surrounding countryside.
Successful regeneration of the Austen Paths neighbourhood centre; King George V Playing Fields
3.4 To help deliver this vision, the Core Strategy Preferred Options identified ten strategic objectives. This document has a direct role to play in delivering the following:
Z [SO1] SUSTAINABLE COMMUNITY To make Stevenage a balanced and more self-contained community and ensure development contributes to local, national and global sustainability objectives.
Z [SO2] PROSPERITY THROUGH REGENERATION and GROWTH To ensure residents share in growing prosperity through a combination of physical, social and economic regeneration and growth in all parts of the town.
Z [SO3] HOUSING To provide land for new homes that makes good use of brownfield and sustainable greenfield sites and reduces travelling distances. Sites will deliver a full range of social, market and more expensive homes.
Z [SO4] EMPLOYMENT AREAS To deliver regional economic aspirations by providing land for a full range of jobs in sustainable locations. Emphasis will be placed on providing a wider range of economic activities with a shift towards growth sectors.
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Z [SO5] TOWN CENTRE and SHOPPING [The Town Centre]…will be complemented by a mix of shops in… neighbourhood centres, retail parks and supermarkets.
Z [SO6] NATURAL ENVIRONMENT To protect and enhance the natural environment for wildlife and recreation and to extend the network of open spaces into …the surrounding countryside.
Z [SO8] SOCIAL FACILITIES To provide education, health care, community and leisure facilities at the same time as new homes and jobs.
Z [SO10] IMPLEMENTATION and MONITORING To explain how we will deliver our spatial vision and strategic objectives and how we will monitor policies to ensure that they are working.
3.5 These objectives have not been tested in our sustainability appraisal. This is because they have already been assessed as part of the Core Strategy.
3.6 The following sections identify the key sites that will help deliver these objectives and discuss the following themes in turn:
Z Housing Z Employment Z Local shopping facilities Z Social and community facilities Z The natural environment Z The built environment Z Implementation and monitoring.
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4 Housing
4.1 One of the most important issues to be dealt with by this document is to identify the amount of housing that is required and set out the locations where this should be provided. This will help us meet one of the main objectives of our Core Strategy.
4.2 The Government has identified that, over a number of years, the supply of new housing has not kept up with demand. This has resulted in a large number of people who want a home of their own but cannot find or afford one. Consequently, the Government aims to deliver a significant increase in the delivery of new houses.
4.3 The Council has an obligation to meet housing targets set by the Government, and also to meet locally identified housing need. However, these processes needs to be balanced against the need to preserve the quality of life for existing residents, particularly when a housing site is proposed close to where they live, and to ensure that an appropriate balance of housing, employment, transport and recreational opportunities are created and maintained across the Borough.
How many houses do we need to plan for in this document?
4.4 Overall housing targets for the Borough are set in the East of England Plan. This Plan was adopted in May 2008 and contains an ambitious programme of growth and regeneration for Stevenage. It sets a target of 16,000 new homes to be provided in and around the town between 2001 and 2021. Of these, 6,400 new homes must be provided within the Stevenage Borough boundary. These targets are the minimum amount of housing that we must provide.
4.5 The Core Strategy Preferred Options document, which was published in November 2007, divides this figure between different areas of Stevenage. It set a target for at least 3,000 new homes to be provided within the area covered by this document in the period 2001 to 2021, an average of 150 per year.
The East of England Plan and our own Core Strategy set out the housing targets we need to meet.
4.6 We are already part way to achieving this target. Between April 1st 2001 and 31st March 2008, 908 new homes (net) were completed within the area covered by this document. A
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further 714 new homes (net) were either under construction or have been granted planning permission4.
4.7 This means that 1,622 new homes have either been built, are under construction or have been given planning permission since the start of the plan period. To meet the current Core Strategy target, sufficient land needs to be identified in this document to deliver at least 1,378 additional new homes by 2021. This information is shown in the table below.
Housing requirements 2001-2021 Housing Of which Still to be Target 2001- Built 2001- Under With planning Subtotal planned for to 2021 2008 Construction permission 2021 3,000 908 222 492 1,622 1,378 Source: SBC Housing Monitoring
New housing at Cutty’s Lane and Ridgemond Park
4.8 Government guidance5 states that, where possible, planning documents must identify specific sites where housing development will occur for ten years after a plan is adopted. If possible, they should also identify sites for the following five years.
4.9 We intend to adopt the Site Specific Policies DPD in 2011. This means that, at minimum, this document should identify specific sites where we can build the 1,378 homes identified in the table by 2021. Where possible, we should also identify specific sites for development in the period beyond 2021.
4.10 Housing targets for Stevenage and the surrounding area for the period after 2021 will be set at some point in the future through a review of the East of England Plan. In the meantime, the current plan states that we should anticipate continued growth. Based upon the advice in that document, and the distribution of homes set out in the Core Strategy, we currently need to make sure there will be sufficient land available to accommodate a further 900 homes in the area covered by this plan between 2021 and 2026.
4.11 Based on the findings of our evidence studies6, it is likely that the housing target for this document will be revised as the Core Strategy progresses. The figures set out above will be reviewed and updated to reflect any changes to the target and the most recently available monitoring data in the submission version7 of this document to ensure that the requirements of Government guidance are met.
4 Includes schemes granted subject to the agreement of a Section 106 planning obligation. 5 Planning Policy Statement 3: Housing (PPS3) 6 North Hertfordshire and Stevenage Strategic Housing Land Availability Assessment (NHDC / SBC, 2008) 7 See stage 4 in the diagram on page 9 for further information.
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Site Identification
4.12 Government guidance8 states that, when identifying sites for housing development in our plans, we should make sure that sites are suitable, available and achievable. This means that any site should:
Z Be in a suitable location for housing development; Z Have no planning policy restrictions (such as designations that protect the existing use); Z Have no physical problems or limitations (such as being on a steep slope or having inadequate access); Z Be controlled by a developer or landowner who has expressed an interest in developing the site; and Z Be economically viable, which means that the site can be delivered at an acceptable cost.
4.13 In our 2006 consultation, we asked for your views on eleven sites that we thought could make a significant contribution to our housing targets:
Z Land at Edmonds Drive Z Ambulance Station and Manulife House, Z Land at Hertford Road St George’s Street Z Land at Ferrier Road Z Dixons Mastercare, Wedgewood Way Z Six Hills House, London Road Z The Oval Neighbourhood Centre Z Stevenage Rugby Club, North Road Z Ridgemond Park, Telford Avenue Z Garden Centre, Bragbury End Z Land off A602 at Bragbury End
4.14 Question SP4) of the Issues and Options consultation asked “If the currently allocated sites at Edmonds Drive and Hertford Road are no longer required for schools, should they be considered for housing development?” Of the 16 respondents that clearly selected an option, 11 thought that Hertford Road should be considered for housing with nine expressing support for the use of Edmonds Drive,
4.15 English Partnerships, the landowners, confirmed that both sites could be considered for housing development while the County Council, as the Local Education Authority, has confirmed that neither site will now be required for schools.
The Oval and land at Hertford Road were both suggested as housing sites in our 2006 consultation.
8 PPS3
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4.16 In response to question SP5) “Should the undeveloped greenfield allocation in the District Plan Second Review be carried forward?”, 11 respondents opposed the suggestion that land at Ferrier Road be allocated for housing, with five supporting it.
4.17 Question SP6) asked for opinions on six brownfield sites: Six Hills House, Stevenage Rugby Club, the garden centre at Bragbury End, Manulife House and the ambulance station, The Oval neighbourhood centre and the Dixons Mastercare site on Wedgewood Way.
4.18 Nine respondents felt that Six Hills House, Stevenage Rugby Club and the Dixon’s site would be suitable for development. Eight supported the use of Manulife house and the ambulance station, five agreed with the idea of providing housing on the garden centre site at Bragbury End and two supported the idea of redeveloping The Oval.
4.19 Representatives for Six Hills House, the rugby club, The Oval and Dixons site all expressed support for the development of their respective sites.
4.20 In response to question SP7) “Should reserve greenfield housing sites be identified (in addition to brownfield sites and urban extensions) to ensure a continual housing supply?”, seven respondents felt that the sites at Hertford Road and Edmonds Drive discussed above should be identified. Four respondents supported identifying Ridgemond Park and the land to the south of the A602 at Bragbury End as potential sites.
4.21 Since the Issues and Options consultation was carried out in 2006, the area covered by this DPD has changed. Stevenage Rugby Club no longer lies within the area covered by this document. The future of this site will therefore be considered in the Stevenage and North Herts Action Plan (SNAP). The Ambulance Station and Manulife House site now lies within the area covered by the Town Centre Area Action Plan (TCAAP). The future of this site will be discussed in that document.
4.22 The Garden Centre at Bragbury End and the Dixons Mastercare Site have both been given planning permission for residential development. These two sites are counted amongst the sites with planning permission and therefore do not need to be allocated for development in this document.
4.23 Respondents to this and other consultations on our LDF documents have also suggested a number of further sites that lie within the area covered by this DPD.
4.24 Since 2006, we have undertaken further work to identify suitable potential housing sites within the Borough. Our housing land assessment9 identified sites across Stevenage and North Hertfordshire that could help each authority to meet the housing targets in the East of England Plan. All of these sites were tested to make sure that they satisfied government guidelines.
4.25 The assessment identified 34 sites that lie within the area covered by this DPD which were considered suitable, available and economically viable for future housing development and could provide at least five additional units (net).
4.26 Since the completion of the assessment, further information has been gathered to show that one site that we did not think was suitable could be developed for housing. This is the garage court at Haycroft Road. We had ruled this site out because most of the garages were occupied. Further investigation has shown that many of the garages are being used for storage and there are only a small number of cars parked on site.
9 North Hertfordshire and Stevenage Strategic Housing Land Availability Assessment (NHDC / SBC, 2008)
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4.27 Two sites that were identified in our housing assessment have not been included in this document. The first of these sites is the garage court at Nash Close. We have not included this site because we now think that only four new homes can be provided on it. This is below the threshold of five units we have used to decide whether to allocate sites.
4.28 The second site we have not recommended as a housing allocation is the sports ground at Bragbury End. A large part of this site is in Flood Zone 3. This is an area that has a high risk of flooding. Government guidance10 says that we should only build in these areas if no other sites are available. Based on the information that has been provided by the landowner, we do not think that a suitable housing development could be created.
4.29 The 33 sites we have identified for housing development are not considered to be at risk from flooding11.
4.30 We have therefore suggested 33 housing sites in this document for you to consider. These are shown on the following page. The list includes six of the sites we asked you about in 2006. The suggested housing allocation sites would provide 1,928 additional homes. This would meet the target currently set in the Core Strategy for the period to the year 2021, and would go some way towards meeting the requirement to 2026. These sites will help us to meet objective [SO3] and policies [CS4], [CS5] and [CS6] in the Core Strategy Preferred Options which say that we will provide land to deliver all types of homes.
4.31 Of the 1,928 homes, we estimate that 52% (1,003) would be on previously developed, or brownfield land. This is above the target of 40% which is set in the Core Strategy.
4.32 It is important to make it clear that we do not want all of these sites to be developed just for housing. The list includes a number of sites that we will require to keep providing other services, in addition to providing new housing.
4.33 One example is that the Council wants to refurbish and (partially) rebuild a number of the town’s local shopping facilities. We think that several of these sites can provide more housing. These sites are listed below. However, we will make sure that these centres also continue to provide local shopping facilities and services. Our requirements relating to local shopping are discussed in Section 6.
4.34 The following pages contain more details on each of the sites proposed.
4.35 The information includes an estimate of the number of homes that we think can be provided on each site. These numbers are guidelines. A higher number of homes will be permitted on sites if the proposed design and layout satisfies relevant policy requirements. The site boundaries and housing estimates in most cases are the same as in our housing assessment. In some instances further work has been undertaken which has allowed us to update the estimates and / or the suggested site boundaries.
4.36 The policy also includes the time period in which we think each site is likely to be developed. This is based on what landowners have told us. It is proposed that, to ensure an appropriate rate of housing growth across the plan period, sites will generally not be granted planning permission ahead of the timescales set out in the policy.
10 Planning Policy Statement 25: Development and Flood Risk (PPS25) 11 The Environment Agency published updated flood risk maps in July 2008. These showed that some sites that are recorded as being partly in an area of flood risk in the SHLAA are no longer considered to be at risk.
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4.37 Based on the findings of our Annual Monitoring Reports and any updates of our evidence base, sites that have been allocated in later phases will be brought forward if they are required to maintain a five year supply of land for housing. Further information on the proposed phasing of housing sites will be set out in the submission versions of the Core Strategy and this document.
4.38 The affordable housing figures for each site are based on the assumption that those sites in the first phase (after 2008) will be granted planning permission before the adoption of the thresholds and percentages suggested in the Core Strategy Preferred Options document. It has been assumed that the sites in the second and third phases (after 2011 and after 2016 respectively) will come forwards after these thresholds and percentages have been adopted. Based on the figures in this document, 762 of the 1,928 homes (40%) would be affordable.
4.39 Stevenage and North Hertfordshire have recently completed a joint study to identify the types of housing that need to be provided across the two districts to meet housing needs12.The findings of this study will be used to help us write policies in the next version of the Core Strategy. Any policies relating to affordable housing and house types and sizes will be reflected in the submission version of this document.
4.40 Although we have not yet written detailed policies on this issue, we think that flats and smaller units should generally be focussed in more accessible locations, such as close to the town centre or next to local shopping and community facilities. Suburban and edge of town sites will be expected to mainly provide houses and larger units.
4.41 All of the sites have been assessed in our sustainability appraisal. The appraisal results have been used to identify any specific impacts that might need to be considered by developers.
4.42 It should be noted that the information set out against each proposed allocation is not a formal development brief. Any proposals coming forwards on these sites will be assessed against all development plan policies and regulations that are relevant and in force at the time of the application. We may require developers to provide more information or include measures that are not specifically mentioned in this document.
4.43 If you want respond to us about the proposed housing sites, we would like you to think about the following questions.
QUESTION [SSP1] Z Which of the sites do you support being allocated for future housing development? Z Which of the sites do you think should not be allocated for future housing development? Z Do you think the proposed time period for each site is suitable? Z Do you think the proposed housing numbers / densities are appropriate? Z Are there any other sites, not included in the policy which you think should be allocated for future housing development?
4.44 Some sites will come forward for development before this document is finalised. Any sites which are granted planning permission before the next stage of consultation will be removed from the policy and included in our estimates of housing supply.
12 North Hertfordshire & Stevenage Strategic Housing Market Assessment (David Couttie Associates, 2008)
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[SSP1] HOUSING ALLOCATIONS We propose to designate the following 33 sites for housing development to meet our needs over the period to 2026. The location of these sites is shown in the maps on the following pages.
Site No Site Name Homes (net) To be developed after 2008 1 Shephall View 30 2 Community centre & adjoining land, Shephall Green 37 3 Former scout hall, Shephall Green 5 4 Ex-play centre, Scarborough Avenue 11 5 Weston Road garage court 14 6 Oakfields Close garage court & temporary housing 12 7 Dunn Close garage court 5 8 Haycroft Road garage court 8 9 Land at Hertford Road 96 10 Land at Edmonds Drive 93 11 Filey Close Local Centre 5 12 Chells Manor Neighbourhood Centre 65 13 Archer Road Neighbourhood Centre 25 14 Land at Almonds Lane 20 15 Land west of Bragbury Lane 13 To be developed after 2011 16 Land at Vardon Road 29 17 Land at Ferrier Road 56 18 Used car lot, Broadwater Crescent 13 19 Longfield Fire and Rescue Centre, Hitchin Road 139 20 Land east of Bragbury Lane 35 21 Land south of A602 [B] 356 22 Land south of A602 [C] 47 23 Hertford Road Neighbourhood Centre 20 24 The Oval Local Centre 169 25 Canterbury Way Neighbourhood Centre 72 26 Land at Ridgemond Park 59 To be developed after 2016 27 Vincent Court, Fishers Green Road 51 28 Drakes Drive scout hut 14 29 Collenswood School, Collenswood Road 82 30 Lonsdale School, Webb Rise 114 31 The Valley School, Valley Way 115 32 The Hyde Local Centre 73 33 The Glebe Local Centre 45 Total 1,928
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[SSP1] Housing Sites (northern section)
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[SSP1] Housing Sites (southern section)
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[SSP1] Housing allocations site 1: Shephall View
This site is in Bedwell ward and was allocated for housing development in the District Plan 2nd Review (2004). The best access to the site would be from Bedwell Crescent though this will require additional land. The site is 300m from the nearest shops and services and less than one mile from the town centre. There are a number of bus routes within walking distance of the site which would suit a medium density development. The site should be developed mainly for houses because of its location and the types of buildings around the edge of the site. Our searches show there is possible contamination at the south-east of the site. This should be investigated as part of any application. Based on the estimated number of homes, 40% affordable housing would be required. Our Sustainability Appraisal says that:
Z Any application should show that developing this site will not result in a shortage of open space for residents to use; Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding.
Existing use Open space / District Plan housing allocation Site area 0.67 hectares Potential number of homes 30 Density 45dph Potential number of affordable homes 12 Housing type(s) Houses and flats Access options Bedwell Crescent Plan period After 2008 26 Stevenage LDF Site Specific Policies DPD
[SSP1] Housing allocations site 2: Community centre & adjoining land, Shephall Green
This site is in Shephall ward. Part of this site is currently occupied by a community centre. It is likely that this site will become available for redevelopment. Special consideration will need to be given to traffic and access because Shephall Green is a narrow road. Part of the site is located within the Shephall Green Conservation Area and an area of archaeological importance. Any scheme must preserve or enhance the Conservation Area. A Flood Risk Assessment will be required because the site is more than 1 hectare in size. A lower density development with an emphasis on houses would be most appropriate. Based on the dwelling estimate, 40% affordable housing would be required. Our Sustainability Appraisal says that:
Z Any application should demonstrate that the community use is no longer required and that developing this site will not result in a shortage of open space for residents; Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this mainly greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding; and Z Any development must meet the requirements of Policy [SSP12];
Existing use Community / Open space Site area 1.07 hectares Potential number of homes 37 Density 35dph Potential number of affordable homes 15 Housing type(s) Houses Access options Shephall Green Plan period After 2008 27 Stevenage LDF Site Specific Policies DPD
[SSP1] Housing allocations site 3: Former Scout Hall, Shephall Green
This small site is located behind existing residential properties on Shephall Green. A sensitive approach to design will be required because the site is within a Conservation Area and is close to the surrounding buildings. Any scheme will need to show that the access from Shephall Green would be suitable for cars and people. This site would suit a small number of houses. Under our existing policy, no affordable housing would be required. One unit would be required if the site comes forward after the adoption of the emerging Core Strategy. Some of the trees on this site are protected and must be kept in any new development. This site is in an Area of Archaeological Importance and any proposals must comply with Policy [SSP12]. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Community Site area 0.20 hectares Potential number of homes 5 Density 25 dph Potential number of affordable homes* 0 Housing type(s) Houses Access options Shephall Green Plan period After 2008 *Assuming site comes forward prior to adoption of Core Strategy policy on affordable housing
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[SSP1] Housing allocations site 4: Ex-play centre, Scarborough Avenue
This site is in Symonds Green ward. It faces on to Scarborough Avenue meaning it should be easy for cars and people to enter and leave the site. Any developer would need to show that the existing use is no longer required. A medium density development that was 2-2.5 storeys tall would match the surrounding houses. The site is close to Filey Close Local Centre. Under existing policy, no affordable housing would be required. Three units would be required if the site was granted planning permission after the adoption of the emerging Core Strategy. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Community Site area 0.20 hectares Potential number of homes 11 Density 53 dph Potential number of affordable homes* 0 Housing type(s) Flats or houses Access options Scarborough Avenue Plan period After 2008 *Assuming site comes forward before adoption of Core Strategy policy on affordable housing
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[SSP1] Housing allocations site 5: Weston Road garage court
This site is in Old Town ward. It is a garage court at the end of a residential cul-de-sac. The existing road could be extended to provide access. A low density development would mean there was enough space to provide some new garages and a small play area. Based on the estimated number of homes, our existing policy would not require any affordable housing. Four units of affordable housing would be required if the site was given planning permission after the adoption of the emerging Core Strategy. Any developer should give special thought to the impact on traffic in the surrounding roads because of the loss of garages on this site. There may be contamination on the site because of the current land use. This should be investigated as part of any application. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Garages / play area Site area 0.50 hectares Potential number of homes 14 Density 28dph Potential number of affordable homes* 0 Housing type(s) Houses / flats Access options Weston Road Plan period After 2008 *Assuming site comes forward before adoption of Core Strategy policy on affordable housing
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[SSP1] Housing allocations site 6: Oakfields Close garage court & temporary housing
This site is in Longmeadow ward. It is made up of a garage court and caravans that are used to provide temporary accommodation. The site is big enough for a medium sized residential development. We think that 22 new homes could fit onto this site. The site could be accessed using the existing cul-de-sac at Broadwater Close. Any developer should show that any garages which are demolished are not needed for parking in the area or make sure that some garages are kept / replaced. There may be contamination on the site because of the current land use. This should be investigated as part of any application. Alternative accommodation will need to be found for those that currently live on the site. Because this site is owned by Stevenage Borough Council, we would like all new homes on the site to be affordable housing. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Garages / caravan site Site area 0.66 hectares Potential number of homes 22 gross / 12 net Density 33 dph Potential number of affordable homes 22 Housing type(s) Houses / flats Access options Broadwater Close Plan period After 2008
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[SSP1] Housing allocations site 7: Dunn Close garage court
This site is in Bedwell Ward. It is currently a garage court. We think that five new houses could be provided on this site. This would leave enough room to provide some new garages that are big enough for modern cars. The site is close to a superstore and about half a mile from the town centre. Any developer should show that any garages which are demolished are not needed for parking in the area. There may be contamination on the site because of the current land use. This should be investigated as part of any application. Because this site is owned by Stevenage Borough Council, we would like all new homes on the site to be affordable housing. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Garages Site area 0.34 hectares Potential number of homes 5 Density 15 dph Potential number of affordable homes* 5 Housing type(s) Houses Access options Dunn Close Plan period After 2008
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[SSP1] Housing allocations site 8: Haycroft Road garage court
This site is in Old Town Ward. It is currently a garage court. We think it could be used to provide around eight new homes. Any developer should show that any garages which are demolished are not needed for parking in the area or make sure that some garages are kept / replaced. There may be contamination on the site because of the current land use. This should be investigated as part of any application. Because this site is owned by Stevenage Borough Council, we would like all new homes on the site to be affordable housing. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Garages Site area 0.20 hectares Potential number of homes 8 Density 40 dph Potential number of affordable homes* 8 Housing type(s) Houses Access options Haycroft Road Plan period After 2008
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[SSP1] Housing allocations site 9: Land at Hertford Road
This site is in Roebuck ward. It was allocated as a reserve school site in the District Plan but is no longer required for this use. This site provides a significant opportunity for development in the south of the town. Access can be provided from Hertford Road and Kimbolton Crescent. Because of the location of this site, most of the new homes should be houses though it may be possible to include some flats. A Flood Risk Assessment will be required because the site is more than 1 hectare in size. The area of land to the east of the site is not to be developed because it forms part of a Green Lung (see Chapter 8 for more information). Our estimate of the number of homes suggests that 40% affordable housing will be required. Our Sustainability Appraisal says that:
Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding. Z Because of the site’s remote location, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
Existing use Open land Site area 2.28 hectares Potential number of homes 96 Density 42 dph Potential number of affordable homes 38 Housing type(s) Houses Access options Hertford Road / Kimbolton Crescent Plan period After 2008
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[SSP1] Housing allocations site 10: Land at Edmonds Drive
This site is in Bandley Hill ward. It was identified as a reserve school site in the District Plan but is no longer required. Edmonds Drive could be used to access the site though any application would need to show that this road could take the extra traffic. A Flood Risk Assessment will be required. The site is next to Green Belt land and development should make an acceptable link between the town and countryside. This is a good site to contribute towards the Core Strategy target for 10% of all new housing to be larger, family homes. Because of the site’s location, most of the new homes should be houses. Based on the estimated number of homes, 40% affordable housing will be required. Any development should include an extension to the horse and pony route (see Section 8 for further details). Our Sustainability Appraisal says that: Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding. Z Because of the site’s remote location, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
Existing use Open land Site area 3.53 hectares Potential number of homes 93 Density 26 dph Potential number of affordable homes 37 Housing type(s) Houses Access options Edmonds Drive Plan period After 2008 35 Stevenage LDF Site Specific Policies DPD
[SSP1] Housing allocations site 11: Filey Close Local Centre
This site is in Symonds Green ward. It currently provides a range of shops and local facilities. However, we think there is also enough room for a small number of new homes. We have identified the whole site at this stage. This is because there are no firm designs and we would like to retain some flexibility so we can secure the best site layout in the future. Under our existing policies, no affordable housing would be required. Based on our estimate of the number of homes, one unit of affordable housing would be required if the site comes forward after the adoption of the emerging Core Strategy policy. We do not want to develop the whole site for housing. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). A Flood Risk Assessment will be required for any development of 1 hectare or more. Our Sustainability Appraisal did not identify any further significant effects because of the small number of new homes we are suggesting on this site.
Existing use Local shopping centre / community uses Site area 1.03 hectares Potential number of homes 5 Density n/a – only part of site to be developed Potential number of affordable homes* 0 Housing type(s) Houses Access options Filey Close Plan period After 2008 *Assuming site comes forward before adoption of Core Strategy policy on affordable housing
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[SSP1] Housing allocations site 12: Chells Manor Neighbourhood Centre
This site is in Martins Wood ward. A lot of the site is currently used as a car park. However, the parking area is under used and could provide additional housing. We do not want to develop the whole site for housing. A variety of local shopping and community facilities (including parking) must be kept on this site (see Chapter 6 for more information). Based on the estimated number of homes, 40% affordable housing would be required on this site. A Flood Risk Assessment would be required for any development of 1 hectare or more. Our investigations show possible contamination from an old chalk pit. This should be investigated as part of any application. Some of the trees on this site are protected and must be kept in any new development. Our Sustainability Appraisal did not identify any further specific measures that were required on this site.
Existing use Local shopping centre / community uses Site area 1.27 hectares Potential number of homes 65 Density n/a – only part of site to be developed Potential number of affordable homes 26 Housing type(s) Houses / Flats Access options Pacation Way Plan period After 2008
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[SSP1] Housing allocations site 13: Archer Road Neighbourhood Centre
This site is in Pin Green. The proposals for the neighbourhood centres that we are currently working on suggest that this neighbourhood centre should be completely redeveloped. This would see additional homes built as well as the replacement of the existing retail units. Based on the estimated number of homes, 40% affordable housing would be required on the additional 25 units that would be provided. A mix of houses and flats at 2-3 storeys would be an appropriate form of development. Access can be formed from Archer Road. We do not want to develop the whole site for housing. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). Our Sustainability Appraisal did not identify any specific measures that were required on this site.
Existing use Local shopping centre / community uses Site area 0.54 hectares Potential number of homes 34 (gross) / 25 (net) Density 63 dph Potential number of affordable homes 10* Housing type(s) Houses and flats Access options Archer Road Plan period After 2008 * excludes replacement of any existing units
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[SSP1] Housing allocations site 14: Land at Almonds Lane
This site is in Old Town ward. It is a small area of amenity space which used to be allotments. Our Open Space Study showed that this site is of poor quality and is only used occasionally. An access can be created from Almonds Lane. Building two-storey houses on this site would match the heights of the surrounding houses. Based on the estimated number of homes, 35% affordable housing would be required. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Amenity space Site area 0.48 hectares Potential number of homes 20 Density 42 dph Potential number of affordable homes 7 Housing type(s) Houses Access options Almonds Lane Plan period After 2008
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[SSP1] Housing allocations site 15: Land west of Bragbury Lane
This site is in Longmeadow ward. It is a small greenfield site that is just to the east of the existing edge of Stevenage and next to a site that is currently being redeveloped for housing. Access to this site could be taken either from Bragbury Lane or through the neighbouring site. Because of the site’s location, low density housing is considered most appropriate. Under our existing policy, no affordable housing would be required. Based on the estimated number of homes, four units of affordable housing would be required if the site comes forward after the adoption of the emerging Core Strategy. The site is located in an area of archaeological interest and any development would need to meet the requirements of Policy [SSP12]. Our Sustainability Appraisal did not identify any further significant effects because ofthesmallsizeofthissite.
Existing use Open land Site area 0.33 hectares Potential number of homes 13 Density 39 dph Potential number of affordable homes 0* Housing type(s) Houses Access options Bragbury Lane / adjacent development site Plan period After 2008 *Assuming site comes forward prior to adoption of Core Strategy policy on affordable housing
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[SSP1] Housing allocations site 16: Land at Vardon Road
This site is in Pin Green ward. It is currently an area of open land, though it is not open to the public. The site could be appropriate for a low density residential development, provided that some screening is kept to protect the view from surrounding properties. This requirement is reflected in the low density suggested across the site as a whole. Access could be provided from either Vardon Road or Meredith Road. Based on the estimated number of homes, 40% affordable housing would be required on this site. The site is scheduled for development after 2011. This is because the existing Green Link designation will only be removed once this document is adopted. A Flood Risk Assessment will be required as the site is more than 1 hectare in size. Our Sustainability Appraisal says that:
Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding.
Existing use Open land Site area 1.09 hectares Potential number of homes 29 Density 27 dph Potential number of affordable homes 12 Housing type(s) Houses Access options Vardon Road / Meredith Road Plan period After 2011
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[SSP1] Housing allocations site 17: Land at Ferrier Road
This site is in Manor ward. It was identified as a housing allocation in the District Plan 2nd Review (2004). Access could be formed from Ferrier Road though an entrance to the site from Gresley Way, using the existing access to the pavilion, might be more acceptable. Because of the site’s location on the edge of the town, a medium-low density scheme would be best. Any development should contain mainly houses, rather then flats. Based on the estimated number of homes, 40% affordable housing will be required. A Flood Risk Assessment will be required. Our Sustainability Appraisal says that:
Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding. Z Because of the site’s remote location, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
Existing use Open space / District Plan housing allocation Site area 1.34 hectares Potential number of homes 56 Density 42 dph Potential number of affordable homes 22 Housing type(s) Houses and flats Access options Ferrier Road / Gresley Way Plan period After 2011
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[SSP1] Housing allocations site 18: Used car lot, Broadwater Crescent
This site is in Roebuck ward. It is currently a disused car garage and is a good site for residential redevelopment. The site faces onto Broadwater Crescent. It is opposite the Marymead Local Centre, meaning that a medium density development could be considered. There may be contamination on this site because of the previous land use(s). This should be investigated as part of any application. The site is located in a Conservation Area. Any scheme should preserve or enhance the area. Based on the estimated number of homes, 30% affordable housing would be required. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Commercial Site area 0.22 hectares Potential number of homes 13 Density 61 dph Potential number of affordable homes 4 Housing type(s) Houses / Flats Access options Broadwater Crescent Plan period After 2011
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[SSP1] Housing allocations site 19: Longfield Fire and Rescue Centre, Hitchin Road
The site is in Woodfield ward. It is currently used by the fire service though the facility is coming to the end of its useful life. This could be a large housing site for medium-term development. Any developer will need to show that the existing use is no longer required and an alternative site has been found for the fire service to use. A masterplan and a Flood Risk Assessment for the whole site should be submitted with any application. There may be contamination on the site because of the current land use. This should be investigated as part of any application. A mix of houses and flats could be provided on this site. Access would most likely be taken from one of the main routes out of the town. Any developer should give special consideration to the traffic impact of any development. 40% of the new homes should be for affordable housing. Our Sustainability Appraisal says:
Z The development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site because of the large number of new homes.
Existing use Community Site area 2.68 hectares Potential number of homes 139 Density 52 dph Potential number of affordable homes 56 Housing type(s) Houses and flats Access options Hitchin Road Plan period After 2011
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[SSP1] Housing allocations site 20: Land east of Bragbury Lane
This site is in Longmeadow ward. It is open land to the east of Stevenage, but is not in the Green Belt. This site should contribute towards our target for 10% of all new housing to be larger, family homes. This site could form part of a larger development with the sites 21 and 22. Some areas of the site may not be suitable for development because of the topography. A density of 30dph would be expected on those parts of the site developed for housing. A Flood Risk Assessment will be required. Based on the estimated number of homes, 40% affordable housing should be provided. The site is in an area of archaeological interest and any development will need to meet the requirements of Policy [SSP12]. Our SA says: Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding. Z Because of the site’s remote location, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
Existing use Open land Site area 1.50 hectares Potential number of homes 35 Density 23 dph Potential number of affordable homes 14 Housing type(s) Houses Access options Bragbury Lane / through adjacent site Plan period After 2011
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[SSP1] Housing allocations site 21: Land south of A602[B]
This site is in Longmeadow ward, to the south-east of Stevenage, and is the largest site we have identified. The low density reflects the fact that parts of the site may be required for other land uses and / or infrastructure. A density of 30dph would be expected on those parts of the site developed for housing. This is a good site to contribute towards the Core Strategy target for 10% of all new housing to be larger, family homes though on a site of this size a range of other sizes and types of housing would be expected. The impact of traffic should be given special consideration. 40% affordable housing will be required. Until the adoption of this document in 2011, this site will remain in the Green Belt. However, if this site is required to ensure a five-year supply of land for housing before this point, it is considered that this would represent the ‘very special circumstances’ that would be required to justify an early planning permission. A Flood Risk Assessment will be required because of the size of this site. Our Sustainability Appraisal says:
Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding. Z Because of the site’s remote location and the large number of new homes proposed, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
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Existing use Open land / Green Belt Site area 15.80 hectares Potential number of homes 356 Density 23dph Potential number of affordable homes 142 Housing type(s) Houses and flats Access options A602 Plan period After 2011
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[SSP1] Housing allocations site 22: Land south of A602[C]
This site is in Longmeadow ward and could be delivered as an extension to Site 22. It is considered that a buffer may be required to create a suitable connection between the edge of Stevenage and the hamlet of Hook’s Cross. The suggested density reflects this requirement. A density of 30dph would be expected on those parts of the site to be developed for housing. Based on the estimated number of homes, 40% affordable housing will be required. A Flood Risk Assessment will be required because the site is more than 1 hectare in size. Our Sustainability Appraisal says:
Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding. Z Because of the site’s remote location, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
Existing use Open land / Green Belt Site area 4.14 hectares Potential number of homes 47 Density 11 dph Potential number of affordable homes 19 Housing type(s) Houses Access options A602 / Through adjacent site Plan period After 2011
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[SSP1] Housing allocations site 23: Hertford Road Neighbourhood Centre
This site is in Longmeadow ward. The proposals for the neighbourhood centres that we are currently working on suggest that more housing could be provided on this site. We do not want to develop the whole site for housing. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). Based on the estimated number of homes, 35% of the houses would need to be for affordable housing. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Local shopping centre / community uses Site area 0.70 hectares Potential number of homes 20 Density n/a – only part of site to be developed Potential number of affordable homes 7 Housing type(s) Flats Access options Hertford Road Plan period After 2011
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[SSP1] Housing allocations site 24: The Oval Local Centre
This site is in Martins Wood ward. It is the largest of Stevenage’s local shopping centres, located in the north east of the town. We think that the centre is poorly designed and has a poor image amongst local residents. We would like to see this area redeveloped to provide new shopping facilities and a significant increase in the amount of housing. A range of houses and flats of different sizes should be provided. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). Based on the estimated number of homes, 40% affordable housing will be required. A Flood Risk Assessment will be required for any development of more than 1 hectare in size. There may be contamination on this site from existing or previous land uses. This should be investigated as part of any application. Our Sustainability Appraisal says:
Z The development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site because of the number of new homes.
Existing use Local shopping centre / community uses Site area 4.50 hectares Potential number of homes 207 (gross) / 169 (net) Density n/a – part of site to be retained for other uses Potential number of affordable homes 67* Housing type(s) Houses and flats Access options Vardon Road Plan period After 2011 * Excludes reprovision of any existing units 50 Stevenage LDF Site Specific Policies DPD
[SSP1] Housing allocations site 25: Canterbury Way Neighbourhood Centre
This site is in St. Nicholas ward. It is another of the town’s neighbourhood centres where we think we could make better use of the land. Our estimates suggest that we could provide more than 70 new houses on this site. 40% affordable housing will be required. Development on this site would require the existing doctor’s surgery to be relocated. However, it is expected that this facility will move to the new surgery that has planning permission on the former Dixon’s site on Martins Way. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). A Flood Risk Assessment will be required for any development Our Sustainability Appraisal did not identify any specific measures that were required on this site.
Existing use Local shopping centre / community uses Site area 1.05 hectares Potential number of homes 72 Density n/a – only part of site to be developed Potential number of affordable homes 29 Housing type(s) Flats and houses Access options Canterbury Way Plan period After 2011
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[SSP1] Housing allocations site 26: Land at Ridgemond Park
This site is in Chells ward. It is currently open space though it could provide a medium-sized housing site. Stevenage Borough Council has agreed in principle to explore the possibility of selling this land to Hertfordshire County Council to provide playing fields for schools in the Borough. However, the future of this site has yet to be decided and we would like to find out what you think about using this site for housing. Based on the estimated number of homes, 40% affordable housing will be required. Because any developer will need to extend Brittain Way to create a link to the development, transport issues will be an important consideration. A Flood Risk Assessment will be required. Our Sustainability Appraisal says:
Z Landscaping should be provided within and / or around the development to reduce the impact on biodiversity from developing this greenfield site; Z Any application should show that developing this site will not result in a shortage of open space when measured against the standards set through the Core Strategy; Z Sustainable Urban Drainage Systems (SUDS) or other measures should be used so that development of this site does not significantly increase the risk of flooding.
Existing use Open Space Site area 1.52 hectares Potential number of homes 59 Density 39 dph Potential number of affordable homes 24 Housing type(s) Houses and flats Access options Brittain Way Plan period After 2011
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[SSP1] Housing allocations site 27: Vincent Court, Fishers Green Road
This site is in Symonds Green ward. It was allocated for housing in the District Plan 2nd Review (2004). The current landowners have suggested that, although the site is being used for employment at the moment, it may become available for housing development later in the plan period. Access could be formed from Fishers Green Road. Because of the site’s location, houses should be the main unit type though some flats might also be suitable. Based on the estimated number of homes, 40% affordable housing will be required. A Flood Risk Assessment will be required. There may be contamination on this site because of current and previous land uses. This should be investigated as part of any application. Our Sustainability Appraisal did not identify any further specific measures for this site.
Existing use Employment Site area 1.13 hectares Potential number of homes 51 Density 45 dph Potential number of affordable homes 20 Housing type(s) Houses and flats Access options Fishers Green Road Plan period After 2016
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[SSP1] Housing allocations site 28: Drakes Drive scout hut
This site is in Manor ward. It is currently occupied by a single-storey scout hut. Any developer would need to show that this building was no longer required. A site on the opposite side of the road has recently been granted planning permission. Matching this development would provide 14 new homes. Based on the estimated number of homes, 30% affordable housing provision will be required. Our Sustainability Appraisal did not identify any further significant effects because of the small size of this site.
Existing use Community Site area 0.26 Potential number of homes 14 Density 53 dph Potential number of affordable homes 4 Housing type(s) Flats Access options Drakes Drive Plan period After 2016
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[SSP1] Housing allocations site 29: Collenswood School, Collenswood Road
This site is in Bandley Hill ward. It is currently used as a secondary school. The County Council is developing a programme to change the way education is provided in the town. If the scheme is implemented, this site will no longer be required. Access to the site is currently via one of two cul-de-sacs, Collenswood Road and Redwing Close. Any developer would have to show how development would affect traffic on the surrounding roads. Based on the estimated number of houses, 40% affordable housing will be required. Because of the location of the site, most of the new homes should be houses. A Flood Risk Assessment will be required. The final boundaries where we will permit housing development will be set in the submission version of this document once the outcome of the County Council’s programme is known. Our Sustainability Appraisal says:
Z Because of the site’s remote location, any development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site.
Existing use Education Site area 2.04 hectares Potential number of homes 82 Density 40 dph Potential number of affordable homes 33 Housing type(s) Houses and flats Access options Collenswood Road / Redwing Close Plan period After 2016
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[SSP1] Housing allocations site 30: Lonsdale School, Webb Rise
This site is in Pin Green ward. It is currently used as a special needs school. The County Council is developing a programme to change the way education is provided in the town. If the scheme is implemented, this site will no longer be required. There is easy access to the site from Webb Rise. Based on the estimated number of homes, 40% affordable housing will be required. Most of the new homes should be houses. Because of the site’s size, some flats may also be appropriate. A Flood Risk Assessment will be required. The final boundaries where we will permit housing development will be set in the submission version of this document once the outcome of the County Council’s programme is known. Our Sustainability Appraisal says:
Z The development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site because of the large number of new homes.
Existing use Education Site area 2.2 hectares Potential number of homes 114 Density 52 dph Potential number of affordable homes 46 Housing type(s) Houses and flats Access options Webb Rise Plan period After 2016
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[SSP1] Housing allocations site 31: The Valley School
This site is in Shephall ward. It is currently used as a special needs school. The County Council is developing a programme to change the way education is provided in the town. If the scheme is implemented, this site will no longer be required. There are currently two access routes into the site from Valley Way and Broadhall Way. The site is close to a number of bus routes and is approximately one mile from the town centre. Because of this, we think that a medium density scheme including a mix of flats and houses would be most appropriate. Based on the estimated number of homes, 40% affordable housing will be required. A Flood Risk Assessment will be required. The final boundaries where we will permit housing development will be set in the submission version of this document once the outcome of the County Council’s programme is known. Our Sustainability Appraisal says:
Z The development should include measures to encourage people to walk, cycle or use public transport to travel to and from the site because of the large number of new homes.
Existing use Education Site area 2.21 hectares Potential number of homes 115 Density 52 dph Potential number of affordable homes 46 Housing type(s) Houses and flats Access options Broadhall Way Plan period After 2016
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[SSP1] Housing allocations site 32: The Hyde Local Centre
This site is in Shephall Ward. The Hyde is one of the town’s larger local centres providing shops and local facilities. The proposals for the centres that we are currently working on suggest that the site could benefit from redevelopment to provide additional homes. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). Based on our estimate of the number of homes, 40% affordable housing will be required. A Flood Risk Assessment would be required for any development of more than 1 hectare. There may be contamination on parts of this site from current and / or previous land uses. This should be investigated as part of any application. Our Sustainability Appraisal did not identify any further specific measures that were required on this site.
Existing use Local shopping centre / community uses Site area 2.28 hectares Potential number of homes 75 (gross) / 73 (net) Density n/a – part of site to be retained for other uses Potential number of affordable homes 29* Housing type(s) Flats and houses Access options Shephall Way / Randall’s Hill Plan period After 2016 * Excludes reprovision of any existing units
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[SSP1] Housing allocations site 33: The Glebe Local Centre
This site is in Chells Ward. The Glebe is another local shopping centre where we think that redeveloping part of the site would help to improve the area. We think it is most likely that any (re)development will be at the north-east of the site, where the shops are underused. Based on the estimated number of homes, 40% affordable housing will be required. A variety of local shopping and community facilities must be kept on this site (see Chapter 6 for more information). A Flood Risk Assessment will be required for any development of more than 1 hectare. There may be contamination on parts of this site from existing or previous land uses. This should be investigated as part of any application. Our Sustainability Appraisal did not identify any further specific measures that were required on this site.
Existing use Local shopping centre / community uses Site area 2.32 hectares Potential number of homes 54 (gross) / 45 (net) Density n/a – only part of site to be developed Potential number of affordable homes 18* Housing type(s) Flats and houses Access options Mobbsbury Way Plan period After 2016 * Excludes reprovision of any existing units
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Gypsies and Travellers
4.45 Gypsies and Travellers are people who have a nomadic way of life. This includes those who stop travelling for personal or education reasons or due to their age. The Government requires regional planning bodies to assess Gypsy and Traveller needs and to identify the number of new pitches or sites that should be provided in each council area. Local Authorities have to make necessary provision for Gypsies and Travellers.
4.46 The Council currently has one site, at Dyes Lane. This lies outside the area covered by this document. Any policies that specifically relate to this site will be set in the Stevenage and North Herts Action Plan (SNAP).
4.47 The East of England Regional Assembly (EERA) is currently undertaking a Single Issue Review of the East of England Plan. This will set targets for the number of Gypsy and Traveller pitches that we must provide. In February 2008, EERA consulted on a draft policy. This proposed that at least 15 additional pitches should be provided in every authority in the East of England region. It suggested that Stevenage should provide 15 pitches by 2011.
4.48 Our 2006 Issues and Options Consultation asked you where any new sites that may be required in the future should be located. Four options were presented:
Z Option A: Within the urban area Z Option B: To the east of the existing urban area, possibly close to Aston; Z Option C: To the south of the existing urban area, possibly close to Bragbury End; or Z Option D: To the north of the existing urban area.
4.49 Thirteen responses to this question were received. Two people stated a preference for a site within the urban area, four respondents selected Option B, and five selected Option C while two people felt we should look to the north of the existing urban area.
4.50 Since the Issues and Options stage, we have undertaken two evidence studies to help inform our choices. The first of these13 concluded that Broxbourne, East Hertfordshire, North Hertfordshire, Stevenage and Welwyn Hatfield Councils have a combined need for 35 permanent and 10 transit pitches in the period to 2011 and a further 15-20 pitches every subsequent five years.
4.51 This is significantly lower than the number of pitches proposed for the five authorities in the EERA consultation. The Council has therefore objected to the proposal for 15 new pitches in the Borough by 2011.
4.52 The second study14 identified possible locations, known as Areas of Search, that offered the best opportunities for new Gypsy and Traveller sites. Aside from the existing site at Dyes Lane, only two potential locations were identified. Both of these were to the north of the town on the Great North Road. Neither of these sites lies within the area covered by this document.
4.53 Based upon the evidence set out above, our preferred approach will be to continue to focus provision for Gypsies and Travellers outside of the area covered by this document. We do not currently propose to allocate any specific sites for future use as a Gypsy and Traveller site in this document. Any planning applications for Gypsy and Traveller sites within the area
13 North East Hertfordshire Gypsy and Traveller Accommodation Assessment (ORS, 2006) 14 North East Hertfordshire Gypsy and Traveller Site Assessment (Scott Wilson, 2007)
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covered by this document will be assessed using national guidance and the policies contained in the Core Strategy and Generic Development Control Policies DPD.
[SSP2] GYPSY AND TRAVELLER SITES We propose to not identify any specific sites for future use by Gypsies and Travellers in the area covered by this document.
4.54 We have not tested this approach in our Sustainability Appraisal as it has already been assessed in our Core Strategy.
4.55 If you would like to respond to us on this issue, we would like you to think about the following questions.
QUESTION [SSP2] Z Do you support the approach we have explained above? Z If not, are there any specific sites that you think should be considered for allocation as a Gypsy and Traveller site within the area covered by this document?
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5 Employment
5.1 Employment areas are areas that are specifically designated for offices, research and development, industry and warehousing uses. Emerging Government Guidance15 requires local authorities to provide a supply of land for employment uses and to ensure that development is of high quality.
5.2 The East of England Plan sets a target for 68,000 new jobs to be provided in Hertfordshire over the period 2001-2021. The plan does not say how this target should be shared amongst the ten local authorities in the county. However, an earlier version of the plan indicated that at least 9,000 new jobs should be provided in Stevenage in this time. The East of England Plan also says that, within Stevenage, our employment strategy should focus upon keeping and developing advanced technology businesses and the providing new, high quality employment sites.
5.3 Our Core Strategy identifies the areas that can make a positive contribution towards these requirements. Gunnels Wood will continue to provide the main employment area in Stevenage. We are currently preparing an Action Plan for this area to promote job growth and regeneration. We will also seek to provide new, high quality, employment land within the area covered by SNAP, the Action Plan we are jointly preparing with North Hertfordshire to deliver major extensions to the town.
5.4 The main area of employment uses in the area covered by this document is at Pin Green. Smaller areas of employment can be found elsewhere, including the Chells Enterprise Village and a number of small units at the Marymead Estate in Broadwater.
Pin Green; Small business units at Chells Enterprise Centre
5.5 Pin Green was developed as an employment area through the late 1960s and early 1970s to provide additional jobs for a growing population. It was also intended that a second area for employment would help to counter the increasing number of private cars being driven to Gunnels Wood.
5.6 Our evidence base16 shows that, in 2005, Pin Green provided almost 200,000m2 of employment floorspace and 5,000 jobs. However, the study also concluded that only 17% of the stock in Pin Green could be classified as being in good condition. Many of the buildings date from the 1960s and 70s and fail to meet the standards of more modern premises.
15 Draft Planning Policy Statement 4: Planning for Sustainable Economic Development (Draft PPS4) 16 Employment Land Survey Evidence Base (DTZ Pieda, 2005)
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5.7 There are limited opportunities for new development within Pin Green, while the employment land is closely surrounded by other land uses. This means there are no specific sites or areas that can be identified to provide more employment floorspace and jobs. The re- development of existing sites could increase the number of jobs provided at Pin Green. However, Government guidance17 states that the uses that are most likely to achieve this, such as offices, should be located close to town centres and / or good public transport links.
5.8 Because of these findings we consider that, while Pin Green is an important part of the local economy, it does not contain the opportunities to contribute significantly to the provision of new floorspace or additional jobs. However, we propose to identify Pin Green as an employment area where employment proposals will continue to be permitted. This policy supports Core Strategy objective [SO4] which says we will provide land for a full range of jobs in appropriate locations.
[SSP3] EMPLOYMENT AREA We propose to designate the following site as an Employment Area: 1. Pin Green
We will permit applications for B-Class employment development on this site subject to other relevant policies.
The proposed boundary is shown on the map on the following page.
5.9 Other business locations in the area provide valuable office and ‘workshop’ accommodation for small and start-up companies. Policies relating to those sites that form part of the town’s Local Centres and Neighbourhood Centres are set out in the following chapter.
5.10 We do not propose to develop any specific policies for sites that lie outside Pin Green or the Local and Neighbourhood Centres. Applications for new employment development elsewhere in the area covered by this document will be assessed against the policies set out in the Core Strategy and the Generic Development Control Policies DPDs as well as any relevant national or regional guidance.
5.11 Our Sustainability Appraisal showed that this policy will only have minor effects as the employment area already exists and is fully developed. Changes will only occur if existing sites are redeveloped or have more buildings added to them.
5.12 If you would like to respond to us about this issue, we would like you to think about the following questions.
QUESTION [SSP3] Z Do you think Pin Green should be identified as an employment site? Z How might we improve Pin Green as an employment location?
5.13 Our 2006 Issues and Options Consultation did not ask any questions about employment sites.
17 Planning Policy Statement 6: Planning for Town Centres (PPS6)
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[SSP3] Employment Area site 1: Pin Green
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6 Local shopping facilities
6.1 The original masterplan for Stevenage identified six neighbourhoods to be created: Bedwell, Broadwater, Shephall, Chells and Pin Green, in addition to the existing Old Town. These areas were to be designed as self-contained communities that would have access to their own shops, pubs, churches and community facilities. These facilities were to be provided within half a mile of every home.
6.2 The neighbourhood centres which were built as a result of this approach are a key part of Stevenage’s character and, as a result of their success, continued to be provided in later neighbourhoods built during the 1970s and 1980s such as St Nicholas, Symonds Green and Chells Manor.
6.3 Changes in lifestyles over the last 50 years, such as the increase in car ownership and the emergence of large supermarkets, means that many people can travel further and more easily to obtain food and services than the planners of the 1950s predicted. However, local facilities continue to play an important role, especially for those residents that have difficulty accessing supermarkets and the town centre. The neighbourhood centres also provide opportunities for more specialist retailers as well as other local facilities and services.
Local facilities at Bedwell Crescent and Popple Way
6.4 Government guidance18 states that local authorities should develop a hierarchy of the shopping facilities in their area. This should include Local Centres that meet people’s day-to- day needs. Where appropriate these facilities should be protected through planning policies. The guidance is clear that small parades of shops should not be designated as Local Centres.
6.5 The East of England Plan says that neighbourhood shopping facilities should be protected and enhanced.
6.6 Our Core Strategy19 identifies that there are problems facing many of Stevenage’s neighbourhood centres. Many of the buildings are tired and need replacing. The design and layout of some centres encourages anti-social behaviour and fear of crime which deters visitors. It identifies that taking no action to tackle these problems is not an option. The Core Strategy says that neighbourhood centres will be identified through relevant DPDs and regenerated to provide a network of day-to-day shops alongside businesses, social facilities and homes.
18 PPS6 19 Core Strategy Preferred Options Consultation, September 2007.
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6.7 The current District Plan identifies and protects a total of 22 Neighbourhood Centres, 10 large and 12 small. In preparing this document we have reviewed this classification to see if we still think it is correct.
6.8 In our 2006 Issues and Option consultation, we asked you which of the Neighbourhood Centres in the District Plan should be retained. Of fourteen respondents, eleven said that all of the centres are appropriate and should be retained.
6.9 The Council is committed to improving and regenerating the town’s neighbourhood centres and is currently developing a programme to (partially) redevelop and / or improve a number of sites. This process has been informed by a study20 which reviewed the performance of the centres.
6.10 The study says that two of the centres identified in the District Plan, at Whitesmead Road and Fairview Road, are very small and perform a limited function. It suggests that these do not need to be protected by planning policies. It is important to point out that this does not mean that we want to see these sites redeveloped for other uses.
6.11 The regeneration of the town’s neighbourhood centres is expected to occur on a rolling programme over the next fifteen years. Those sites (or parts thereof) where significant increases in housing provision are anticipated are also identified as housing allocations in Chapter 4.
6.12 The work we have done so far to develop this programme has also given us information on the type, size and number of shops and community facilities that are provided in Stevenage’s neighbourhood centres. Based on the findings of our evidence studies, our own research and government guidance, we are proposing that two types of local shopping and community facilities should be identified and designated.
6.13 Larger centres provide a wider range of shops, services and community facilities. Examples include The Oval and The Hyde. These will be identified as “Local Centres” in accordance with Government advice. These Local Centres typically provide:
Z Between 500 and 3,000m2 of retail-led floorspace in a parade or centre containing at least six units; Z Unit sizes of between 50 and 600m2; Z Residential accommodation in flats above the shops and / or additional free-standing residential blocks; and Z Two or more of the following: a. Church or other place of worship; b. Small employment workshops; c. Pub; d. Community Centre
6.14 There are also a number of smaller centres. These do not necessarily meet the criteria above, but they provide valuable facilities for local residents. Examples include Canterbury Way and Rockingham Way. These will be identified as “Neighbourhood Centres”. These typically provide:
Z Between 250 and 500m2 of retail-led floorspace in a parade containing between two and six units;
20 Stevenage Neighbourhood Centres Investment and Renewal Programme: Final Draft Evidence Base (Matrix Partnership, 2007).
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Z Units sizes of between 50 and 250m2 ; Z Residential accommodation in flats above the shops; and Z May include a pub and / or community centre.
6.15 Using these guidelines, we have identified eight Local Centres and ten Neighbourhood Centres. These are identified in the policy below and will help us to meet objective [SO5] and policy [CS9] of the Core Strategy Preferred Options which say that we will prove a network of local shops alongside businesses, social facilities and homes.
6.16 The supermarket at Poplars is identified as a Neighbourhood Centre in the District Plan. We do not propose to identify this site in this document. This decision has already been made through the Core Strategy Preferred Options. This document cannot change policies in the Core Strategy. Our approach to supermarkets and other retail development is set out below in paragraphs 6.19 to 6.22.
[SSP4] LOCAL AND NEIGHBOURHOOD CENTRES We propose to designate the following sites as Local Centres: 1. Bedwell Crescent 5. Marymead 2. Filey Close 6. Oaks Cross 3. The Glebe 7. The Oval 4. The Hyde 8. Roebuck
We propose to designate the following sites as Neighbourhood Centres: 1. Archer Road 6. Hydean Way 2. Burwell Road 7. Lonsdale Road 3. Canterbury Way 8. Mobbsbury Way 4. Chells Manor 9. Popple Way 5. Hertford Road 10. Rockingham Way
We will permit developments on these sites that are in keeping with each centre‛s size and role.
We will require Local Centres to provide a range of retail, employment (use class B1), social, community and / or residential uses.
We will require Neighbourhood Centres to provide a range of small-scale retail, social, community and / or residential uses and maintain at least one unit in A1 retail use.
We will refuse developments that will result in the loss of these uses unless replacement provision is being made or the proposals provide significant gains against other policy objectives.
The proposed boundaries of the Local Centres and Neighbourhood Centres are shown on the maps on the following pages.
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[SSP4] Local Centre 1: Bedwell Crescent [SSP4] Local Centre 2: Filey Close
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[SSP4] Local Centre 3: The Glebe [SSP4] Local Centre 4: The Hyde
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[SSP4] Local Centre 5: Marymead [SSP4] Local Centre 6: Oaks Cross
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[SSP4] Local Centre 7: The Oval [SSP4] Local Centre 8: Roebuck
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[SSP4] Neighbourhood Centre 1: Archer Road [SSP4] Neighbourhood Centre 2: Burwell Road
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[SSP4] Neighbourhood Centre 3: Canterbury Way [SSP4] Neighbourhood Centre 4: Chells Manor
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[SSP4] Neighbourhood Centre 5: Hertford Road [SSP4] Neighbourhood Centre 6: Hydean Way
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[SSP4] Neighbourhood Centre 7: Lonsdale Road [SSP4] Neighbourhood Centre 8: Mobbsbury Way
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[SSP4] Neighbourhood Centre 9: Popple Way [SSP4] Neighbourhood Centre 10: Rockingham Way
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6.17 Our Sustainability Appraisal says that the effects of this policy will be positive as it will support the programme to regenerate the neighbourhood centres. There are no significant negative effects as the policy encourages uses that already exist on these sites.
6.18 If you would like to respond to us about this issue, we would like you to think about the following questions.
QUESTION [SSP4] Z Do you agree with the criteria we have used to identify local shopping and community facilities? Z Do you think the list of Local Centres and Neighbourhood Centres is correct? Z Do you think the boundaries of the centres are right? Z Are there any other centres that we should designate?
Other retail provision
6.19 As well as the Local Centres and Neighbourhood Centres identified above, there are a number of other sites that provide shopping facilities in the area covered by this document. Our evidence studies21 show that a significant proportion of the town’s retail floorspace is located in Roaring Meg and other retail parks and supermarkets outside of the town centre.
6.20 Government guidance on shopping and retail22 provides clear advice on how we should assess proposals for new shopping developments that lie outside of town centres. National policy which gives us advice on how we should produce our Local Development Framework23 says that we should not produce policies which repeat national guidance.
6.21 Our Core Strategy concludes that allocating new retail parks would be contrary to national guidance while designating supermarkets as neighbourhood centres would undermine the role of the centres identified above.
6.22 We will use national guidance and policies in the Core Strategy to determine proposals for supermarkets, retail parks and free standing shops. We are not asking for your opinion on this matter in this consultation as this document cannot set policies for the Core Strategy.
21 Town Centre Retail Capacity Assessment (King Sturge LLP, 2007) 22 PPS6 and Proposed Changes to Planning Policy Statement 6: Planning for Town Centres Consultation 23 PPS12
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7 Social and community facilities
7.1 Government guidance24 says that the planning system should make sure that communities have access to an appropriate range of education, leisure, health and community facilities. This chapter identifies the key issues under each of these headings.
Education
7.2 Exam results within Stevenage’s schools are significantly below the County average. The amount of Stevenage residents with higher level qualifications, such as degrees, is also lower than in Hertfordshire as a whole.
7.3 The need to improve skill levels in the town and the aspirations of residents are recognised as key issues by the Community Strategy. Objectives [SO2] and [SO8] and policy [CS17] of the Core Strategy Preferred Options support major changes to education in the town.
7.4 Hertfordshire County Council has developed a bid to change the way secondary school education in the town is provided. This is being done under the Government’s Building Schools for the Future programme (BSF). The aim of BSF is to rebuild or renew every secondary school in England in the next 15 years. The County Council believe that BSF provides a major opportunity to transform secondary education by providing:
Z A wide range of high quality courses in all subjects; Z New and modern computers and information technology (IT) equipment; Z Buildings and classrooms that can adapt to a variety of uses now and in the future; and Z Facilities that can be used by the local community.
7.5 The County Council’s bid for funding was submitted to the Government in July 2008.
The Barclay School is one of the sites affected by the BSF proposals.
7.6 Within the area covered by this document, the key proposals include:
Z Making the Barclay School bigger by using its existing site plus part of the Thomas Alleyne site. Z The development of Barnwell School on the existing Heathcote School site. This will include improved facilities for the Greenside School;
24 Planning Policy Statement 1: Delivering Sustainable Development (PPS1)
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Z Making the Nobel School bigger on its existing site with a detached playing field being provided at the former Collenswood School site; Z Increasing the size of the Marriotts School. This will include facilities for the Lonsdale School which will move onto the site. The existing Marriotts site will be expanded to include part of Ridgemond Park; Z Moving Valley School to the current Barnwell site; and Z Closing Heathcote School in 2012.
7.7 Most of the building works that are needed to achieve this will take place within existing school sites. The County Council determines planning applications for the services it provides, including education. Outline planning applications for the Nobel and Marriotts Schools were submitted to the County Council in July 2008
7.8 In our 2006 Issues and Options Consultation we identified that a new secondary school was needed in the north of the town and asked you where you thought this should be built. Since this consultation, the BSF programme has been developed and we now think it is most likely that any new school in this area of the town will be built in Great Ashby. Great Ashby is not in the area covered by this document. We will make any relevant policies and allocations in ‘SNAP’. SNAP is the joint planning document we are producing with North Hertfordshire District Council to guide the extension of the town to the north and west.
7.9 If the BSF programme is approved by Government, some school sites will become redundant and available for other uses. Where this is the case, these sites are identified for possible alternative uses elsewhere in this document. If the BSF programme changes and we need to identify new sites for schools within the area covered by this document, we will identify these in future versions of the Site Specific Policies DPD.
Leisure
7.10 Leisure facilities refers to indoor and outdoor facilities such as sports halls, leisure centres, swimming pools, gyms and synthetic sports pitches such as Astroturf pitches. Much of the town’s leisure provision is currently located in, or next to, the town centre, such as the Swimming Pool, the Arts and Leisure Centre and Stevenage Leisure Park. These sites lie outside the area covered by this document.
7.11 However, there are also a number of leisure facilities open to the general public that lie within the area covered by this document, including the Shephall and John Henry Newman Leisure Centres.
7.12 National guidance states that, to be able to plan for sport and recreation, local authorities should assess the existing and future needs of their communities. We have conducted an assessment25 which shows that there are not enough sports halls and swimming pools.
7.13 We are currently investigating potential sites where we can provide these facilities. We think that the BSF programme may help us to meet some of the demand by sharing facilities on school sites. We have therefore allocated three secondary school sites where we will support the development of new leisure facilities for residents of the town to use as part of the redevelopment or improvement of these schools. These sites will help to deliver objective [SO8] and policy [CS19] of the Core Strategy Preferred Options.
7.14 We have identified the whole of each school site at this stage. This does not mean that we would allow the whole site to be built on if any proposals came forwards – in fact the opposite
25 Open Space, Recreation and Sport Strategy (PMP, 2006)
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is true. However, at this stage the proposals are still being discussed. We would like to retain some flexibility so that we can secure the best site layout in the future.
[SSP5] LEISURE FACILITIES We propose to designate the following sites for leisure facilities: 1. The Barclay and Thomas Alleyne school sites26 2. The Barnwell and Heathcote school sites and Shephall Leisure Centre 3. The Nobel School
We will permit applications that will provide appropriate leisure facilities which can be used by local residents on these sites subject to other relevant policies. This includes D2 uses and other use classes of an appropriate scale where these are required for ancillary facilities.
Any proposals within identified Green Lungs must meet the requirements of Policy [SSP9].
The proposed boundaries of these sites are shown in the maps on the following pages.
7.15 Our Sustainability Appraisal says that new leisure facilities would have a positive impact on human health. However, it also showed a possible conflict with our proposed Green Lung policy [SSP9]. Any leisure developments within identified Green Lungs will be required to meet the additional requirements of this policy.
7.16 If you would like to respond to us about this issue, we would like you to think about the following questions:
Question [SSP5] Z Do you support the identification of these sites as locations where development for leisure uses will be permitted or supported? Z Are there any other sites which you think should be allocated for development for leisure uses in the future?
26 Part of the Thomas Alleyne school site lies outside of the area covered by this document. Any relevant policies relating to this part of the site will be set through the Old Town Area Action Plan (OTAAP).
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[SSP5] Leisure facilities site 1: The Barclay and Thomas Alleyne school sites
[SSP5] Leisure facilities site 2: Barnwell and Heathcote school sites and Shephall Leisure Centre
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[SSP5] Leisure facilities site 3: The Nobel School
7.17 Any applications for the extension or re-use of any existing leisure sites, or the development of new facilities on unallocated sites within the area covered by this document, will be assessed using national guidance and the policies contained in our Core Strategy and Generic Development Control Policies DPD.
Health
7.18 Health care refers to hospitals, doctors’ surgeries and other forms of care. Stevenage experiences health problems that are worse than county and national averages.
7.19 The amount of adults who are obese in Stevenage is significantly above the average for England. The amount of adults who eat healthily and the amount of adults who are physically active are below the average for England. Stevenage also has the highest rate of teenage pregnancies in Hertfordshire and is the only authority in the county where the rate is rising. Almost three in ten adults smoke. This is the highest proportion in Hertfordshire27.
7.20 Our Community Strategy recognises that these are very important issues for the town. In response, it says that we will improve access to health care in Stevenage and promote healthier lifestyles amongst residents.
7.21 East and North Hertfordshire Primary Care Trust are responsible for making sure that services provided by the National Health Service (NHS) in Stevenage are delivered to the highest possible standard.
27 Stevenage Health Profile 2008, Department of Heath / Association of Public Health Observatories.
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7.22 The Lister Hospital, in the north-west of Stevenage, was opened in 1972 to provide healthcare to the residents of the new town. Today, it is one of the largest hospitals in Hertfordshire providing a full range of services.
Lister Hospital
7.23 The Primary Care Trust, along with the other NHS trusts in Hertfordshire, have been working together to develop the Delivering quality healthcare for Hertfordshire programme. This programme will set out how healthcare will be delivered in the county in the future.
7.24 In December 2007, it was agreed that acute (emergency) services for north and east Hertfordshire would be centralised onto the Lister Hospital site. There are also proposals for new maternity facilities on the site. This decision will require new buildings to be constructed on the Lister Hospital site.
7.25 We recognise the importance of the Lister Hospital, both as a healthcare facility for Hertfordshire residents and a major source of employment in the town. We would therefore like to identify the Lister Hospital as a location where development that supports its role as a major healthcare facility will be permitted.
7.26 A small part of the Lister Hospital site lies outside the area covered by this document. We cannot set policies for this land through this document. Any relevant policies and allocations for this land will be set through the Stevenage and North Hertfordshire Action Plan (SNAP).
7.27 In addition to the Lister Hospital, there are a number of smaller sites across the town providing health care facilities for local residents. The Primary Care Trust is looking to replace some existing doctors’ surgeries with fewer and larger primary care centres (also known as ‘Super Surgeries’). This is in line with NHS guidance.
7.28 In our 2006 consultation, we asked for your opinions on the types of site where Super Surgeries could be located. Of those who clearly selected an option, eleven (92% of twelve) believed the redevelopment of brownfield sites which are no longer required for other uses would be appropriate, eight (73% of eleven) thought that it would be appropriate to co-locate such a facility with existing uses such as schools, and five (50% of ten) thought greenfield sites would be appropriate, if necessary.
7.29 Planning permission has recently been granted for a new primary care centre on the former Dixons / Mastercare site in Pin Green. This facility will serve the north of the town. The PCT 83 Stevenage LDF Site Specific Policies DPD
are currently trying to find a suitable site that can provide a similar facility in the south of the town.
7.30 We think that the most likely location for a new facility is the Heathcote School site. Part of this site is likely to become available under the Building Schools for the Future programme. We would therefore like to allocate this site as a location where health care uses will be supported.
7.31 We have identified the whole of the existing Heathcote School site at this stage. This does not mean that we would allow the whole site to be built on if any proposals came forward – in fact the opposite is true. However, at this stage there are no firm designs and we would like to retain some flexibility so that we can secure the best site layout in the future.
7.32 These two sites will help us to meet objective [SO8] and policy [CS18] of the Core Strategy Preferred Options.
[SSP6] HEALTHCARE FACILITIES We propose to designate the following sites for healthcare facilities: 1. Lister Hospital 2. Heathcote School
We will permit applications on these sites for appropriate healthcare uses subject to other relevant policies. This includes C2 and D1 uses and other use classes where these are required for ancillary facilities.
Any development on the Heathcote School site must meet the requirements of policy [SSP12].
The proposed boundaries of these sites are shown in the maps on the following page.
7.33 Our Sustainability Appraisal has not assessed the Lister Hospital site as the intent is that the existing use should continue. The appraisal of the Heathcote School site identified positive local impacts because a new health facility will be provided. However, other areas may experience a negative effect if local facilities close or relocate. Our appraisal recommends that any new facility on the Heathcote School site should make sure that residents from further away can easily access the site.
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[SSP6] Healthcare facilities site 1: Lister Hospital [SSP6] Healthcare facilities site 2: Heathcote School
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7.34 Any applications for the extension or re-use of any existing health sites, or the development of new facilities on unallocated sites within the area covered by this document, will be assessed against national guidance and the policies contained in our Core Strategy and Generic Development Control Policies DPD.
7.35 If you would like to respond to us about this issue, we would like you to think about the following questions:
QUESTION [SSP6] Z Do you support the identification of Lister Hospital as a site where further development for healthcare uses will be permitted? Z Do you support the use of the Heathcote School site for a ‘Super Surgery‛? Z Are there any other sites which you think should be allocated for development for health care uses in the future?
Other community uses
7.36 As well as the land uses discussed above, there are also a number of other community uses in the town such as churches and other places of worship and community halls. Many of these are located within the town’s Local Centres and Neighbourhood Centres. The policies we would like to develop for these areas are set out in Chapter 6.
7.37 There are currently no proposals for community facilities which would require us to identify any new sites for these sorts of uses. We therefore do not propose to set any additional site- specific policies.
7.38 Any applications for the extension or re-use of any existing community-use sites outside the neighbourhood centres, or the development of new facilities on unallocated sites within the area covered by this document would be assessed against national guidance and the policies contained in our Core Strategy and Generic Development Control Policies DPD.
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8 The natural environment
8.1 The natural environment refers to all areas and types of green space in Stevenage. This includes formal provision such as parks and playing fields as well as woodlands and areas which are not managed but are important to local wildlife. It also refers to the Green Belt around Stevenage which maintains the openness of the surrounding countryside.
8.2 National planning policies28 say that the planning system should protect and enhance the natural environment and that protection should be given to the most important resources.
8.3 The East of England Plan requires us to plan for the natural environment and provide policies which will make sure that substantial networks of green spaces are provided within towns. The East of England Plan refers to these types of land use as ‘Green Infrastructure’.
8.4 There are two main approaches we can use when we plan for the natural environment:
Z The identification of the most important areas on a map; or Z General policies which can be applied to all open spaces or natural features.
8.5 We propose to use a mix of these two approaches in our LDF. This document can only identify specific areas (the first approach). It cannot set general policies. General policies are set through our Core Strategy and Generic Development Control Policies documents. It is therefore important to understand that if we do not identify an area of open space in this document, it does not mean that we are not interested in protecting it.
Open Space
8.6 Open spaces are an important part of any town. They provide opportunities for sports and recreation. These can include formal provision such as parks and playing fields. Open spaces can also include more informal areas such as the landscaping around buildings.
Shephalbury Park; Hertford Road allotments
8.7 The East of England Plan says we should set policies that will provide enough open spaces to meet local demand and make our towns attractive places to live and work. This is reflected in our Core Strategy which says we will create a network of safe and easily accessible open spaces.
8.8 Government guidance29 says that local authorities should undertake studies to find out the existing and future requirements for open space within their area. It also states that open
28 PPS1
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spaces that are of high quality, or particular value to local communities should be identified and protected in plans.
8.9 To meet this requirement, we have undertaken a study30 to help us identify the areas of open space in Stevenage and tell us which are the most important. Our study recommends that we should protect all of the town’s main parks, recreation grounds and outdoor sports facilities. It also says we should protect sites that are of a high value. A site can be high value because it is of a particularly high quality. However sites can also be high value if they are important to the local community and well used, regardless of the quality.
8.10 We recognise that it is important to give the highest possible level of protection to the most important open spaces in the Borough. Because of this we propose to allocate the most important open spaces that lie within the area covered by this document. This will help us to meet objective [SO6] of the Core Strategy Preferred Options.
8.11 In developing this policy we have identified sites that:
Z Provide formal and informal opportunities for sports and recreation within the neighbourhoods of the town; Z Are primarily open for use by the general public31; and Z Have been recommended for protection in our open space study.
8.12 Our open space study identifies sites depending on the main type of function that they perform. These types are discussed below. It is important to understand that some sites can perform more than one function. For example, some people may use a recreation ground in thesamewayonemightuseapark.
Parks and Gardens
8.13 The term parks and gardens is used to describe urban parks, formal gardens and country parks that provide opportunities for informal recreation and community events. Our study recorded four parks and gardens in Stevenage, though only Fairlands Valley Park is the only one in the area covered by this document.
Fairlands Valley Park
8.14 Fairlands Valley Park is the largest area of open space in Stevenage. It formed part of the original masterplan for the town and provides a leisure and recreation facility that is used by
29 Planning Policy Guidance 17: Planning for open space, sport and recreation (PPG17) 30 Open Space, Recreation and Sports Study (PMP, 2006) 31 In terms of outdoor sports and recreation facilities this is defined as those which have secured community use at most times.
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residents from all across the Borough (and beyond). Because of its importance to the whole town, we propose to designate Fairlands Valley Park as a site that will be protected against development.
8.15 Although all residents of the Borough live within a 15-minute drive of Fairlands, there are areas of the town which do not have local access to a park or garden. Significant parts of St Nicholas, Chells and Broadwater do not have a park or garden within 10 minutes walk. We think that some of our outdoor sports and recreation grounds could meet some of this need.
Outdoor sports and recreation grounds
8.16 Outdoor sports and recreation grounds are those spaces whose main function is for formal sports. This means it includes sites like Chells Park and Canterbury Park because they provide football pitches, even though people may use the sites for other uses such as dog walking.
8.17 Recreation grounds are the main form of open space in many parts of the town. Our open space study recommends that we should protect all of our outdoor sports facilities from development.
Chells District Park; St Nicholas Park
8.18 We have identified all those sites which the public can use at most times. In addition to protecting these facilities, our study recommends that we investigate whether the following sites could also perform a more formal park and garden function:
Z Peartree Park Z Ridlins Playing Fields Z St Nicholas Park Z Shephalbury Park
8.19 Meadway Park has long been identified as a potential access point to any development to the west of Stevenage. The benefits that this development would bring justify its exclusion from the proposed policy.
8.20 We have not identified any school playing fields in the policy. This is because the County Council determines planning applications for the services it provides, including education.
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There are separate rules and guidance32 in place which the County Council must follow if they want to use an existing playing field for another use.
Amenity spaces
8.21 Amenity space refers to informal recreation spaces as well as green space in and around housing which enhances the appearance of the area. We have identified three sites that are more than one hectare in size (roughly the size of a football pitch) and perform a mainly recreational function.
Allotments and community gardens
8.22 Our open space study identified that in some areas of the town there was low demand for allotments and suggested that some sites could be considered for disposal. Some development has taken place on allotment land in recent years, including the new housing on Walkern Road and Fairview Road.
Lawrence Road allotments
8.23 However, since this study was completed there has been an increase in the popularity of allotments in Stevenage, reflecting trends across the country. In August 2008, there were 728 allotment plots in Stevenage. More than 95% were in use (up from 63% in 2001) and almost 200 people were on the waiting list. As a result, we have identified thirteen allotment sites in the area covered by this document that we think should be protected against development.
Churchyards and cemeteries
8.24 Churchyards and cemeteries provide a place for quiet contemplation and are an important part of the town’s open space provision. We have identified two sites that are more than one hectare in size and perform this function.
32 The Protection of School Playing Fields and Land for City Academies, Department for Children, Schools and Families (DCSF).
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[SSP7] PRINCIPAL OPEN SPACES We propose to designate the following 26 sites as Principal Open Spaces to meet resident‛s recreational needs:
Parks and Gardens 1. Fairlands Valley Park
Recreation Grounds 2. Canterbury Park 6. Peartree Park 3. Chells District Park 7. Ridlins Playing Fields 4. Hampson Park 8. Shephalbury Park 5. King George V Playing Fields 9. St Nicholas Park
Amenity Spaces 10.Bandley Hill 12. Campshill Park 11.Bedwell Park
Allotments 13. Almonds Lane allotments 20. Lawrence Road allotments 14. Ashdown Road allotments 21. Martins Wood allotments 15. Bandley Hill allotments 22. Monks Wood allotments 16. Broxdell allotments 23. The Muntings allotments 17. Colestrete allotments 24. Oaks Cross allotments 18. Eliot Road allotments 25. Walkern Road allotments 19. Hertford Road allotments
Churchyards and cemeteries 26.Almonds Lane Cemetery 27. St Nicholas‛s Church
The Principal Open Spaces will be protected, maintained and enhanced. We will refuse development that would result in the loss of any part of the Principal Open Spaces. We will permit small scale leisure and recreation developments which support the continued use and maintenance of the Parks and Gardens and Recreation Grounds subject to other relevant policies.
Where appropriate, we may require developments to contribute towards the maintenance or improvement of a nearby Principal Open Space.
We will permit parts of the identified Recreation Grounds to be developed into more formal parks and gardens to meet identified needs.
The locations of these sites are identified in the maps on the following pages.
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[SSP7] Principal Open Spaces (northern section)
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[SSP7] Principal Open Spaces (southern section)
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8.25 Our Sustainability Appraisal says that this policy will have strong environmental and social benefits. Protecting open spaces will provide places for residents to spend their leisure time and also provide habitats where wildlife can live.
8.26 Our study also identified a significant number of other sites which it recommended should be protected. These include more informal areas such as the amenity spaces around buildings and natural habitats.
8.27 Some of these sites will be protected through our proposed Wildlife Sites and Green Lung policies. These are explained in more detail later in this section.
8.28 Any applications for the development of open spaces that are within the area covered by this document but are not protected by specific policies will be assessed against national guidance and the policies contained in our Core Strategy and Generic Development Control Policies DPD.
8.29 If you would like to respond to us about this issue, we would like you to think about the following questions:
QUESTION [SSP7] Z Do you support the designation of the parks and open spaces listed above? Z Are there any (types of) open spaces not listed above which you think deserve additional protection beyond that which will be provided in other LDF documents?
Wildlife Sites
8.30 Government guidance33 says that planning policies and decisions should aim to maintain and enhance, restore or add to biodiversity. Sites should be given an appropriate level of protection in planning documents. Our Core Strategy says that we will protect, restore and create habitats within the existing town.
8.31 There are no European or nationally designated sites, such as Sites of Special Scientific Interest (SSSIs) or National Nature Reserves (NNRs), in the area covered by this document, or in Stevenage as a whole.
8.32 However, there are a significant number of locally important sites. In 1998, all ten districts in Hertfordshire helped to prepare the Hertfordshire Habitats Survey. This study identified locally important sites for nature conservation. As a result, 37 Wildlife Sites were identified in Stevenage and designated in the District Plan.
8.33 The register of Wildlife Sites is updated every year by the Hertfordshire Biological Records Centre. In the latest version, which was published in December 2007, there were 38 Wildlife Sites in the Borough. 35 of these lie within the area covered by this document. One of these sites, Martins Way Chalk Bank, is also identified as a Regionally Important Geological Site (RIGS). RIGSs are considered regionally important for their educational or historical value and are given the same level of protection as wildlife sites.
8.34 We propose to allocate the 35 sites within the area covered by this document as Wildlife Sites. This will help us to deliver objective [SO6] and policy [CS10] of the Core Strategy
33 Planning Policy Statement 9: Biodiversity and Geological Conservation (PPS9).
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Preferred Options. Any changes to the register will be reflected in the submission version of this document.
[SSP8] WILDLIFE SITES We propose to designate the following as Wildlife Sites: 1. Fisher's Green Pub Field 18. Loves Wood 2. Symonds Green 19. Ridlins Wood 3. Whitney Drive Wood 20. Stevenage Brook Marsh 4. Almond Spring 21. Poplars Meadow and Pond 5. Fishers Green Wood 22. Ashtree Wood and Abbotts Grove 6. Sishes Wood 23. Marymead Spring 7. Martins Wood 24. Great Collens Wood 8. Wellfield Wood 25. Pestcotts Spring and Wood 9. Exeter Close 26. Blacknells Spring 10. Hanginghill Wood 27. Whiltshire's Spring 11. Monks Wood West 28. Valley Way Wood 12. Broadwater Marsh 29. Elm Green Pastures 13. Warren Springs 30. Whitney Wood 14. Monks & Whomerley Woods 31. Martins Way 15. Shackledell Grassland 32. Six Hills Common 16. Triangular Grassland by Fairlands 33. Ridlins Mire Valley Park 34. Barnwell School 17. Elder Way Flood Meadow 35. St Nicholas‛s Churchyard
We will refuse development proposals that would result in the loss of a Wildlife Site or harm the nature conservation value of these sites.
Where appropriate, we may require developments to contribute towards the maintenance or improvement of a nearby Wildlife Site.
The locations of these sites are shown in the maps on the following pages.
Any Wildlife Sites that are identified in the area covered by this document following its adoption will be given the same level of protection as the sites identified in this policy.
8.35 Our Sustainability Appraisal says that this policy will benefit the environment as it will protect important areas.
8.36 If you would like to respond to us on this issue, we would like you to think about the following question:
QUESTION [SSP8]? Z Do you agree that locally important Wildlife Sites should be protected through this document?
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[SSP8] Wildlife Sites (northern section)
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[SSP8] Wildlife Sites (southern section)
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Green Lungs
8.37 Stevenage New Town was designed so that important features of the local landscape, such as Fairlands Valley and areas of woodland, were preserved as well as providing local open spaces in each of the neighbourhoods. As the town has developed, this has resulted in a network of open spaces, which connect the neighbourhoods of the town and the surrounding countryside.
8.38 Government guidance says that we should protect networks of natural habitats, as they provide important routes for wildlife34 while the East of England Plan promotes the identification of “substantial networks of green spaces” in towns like Stevenage.
8.39 This approach is supported in our Core Strategy. Policy [CS12] of the Preferred Options report says that we will protect, enhance and extend a network of green spaces within the town and into new neighbourhoods and the countryside.
8.40 The existing District Plan identifies eight Green Links all of which lie, to some extent, in the area covered by this document. In producing the Site Specific Policies DPD we have taken the opportunity to review what we think a Green Link should be and whether the existing links should be maintained, or if any new links should be identified.
8.41 In the 2006 Key Issues and Options Consultation we asked you which, if any, of the Green Links identified in the District Plan are no longer suitable. Two-thirds of the 18 respondents felt that all the links were appropriate and should be maintained. A small number of suggestions for new links, and links that should be removed were also received.
Shephall Green and The Avenue provide important green connections
8.42 We are suggesting that the current name, Green Links, should be changed. This is because we think that the areas we have identified do not necessarily perform a continuous function. For example, it is not possible for members of the public to walk through all of the spaces. Because of this we do not think we should use the word ‘link’. We therefore propose to call these areas ‘Green Lungs’. These will be defined as “collections of spaces within and between neighbourhoods of the town and / or between the town and the countryside that are worthy of protection for their connectivity and their recreation, amenity or wildlife value”.
8.43 Our evidence study35 identifies a significant number of open spaces which should be protected. Some of these are already identified in the policies above while there are also a number of smaller sites which provide a more local function. A number of these sites are connected to one another and form the basis of a Green Lung network.
34 PPS9 35 Open Space, Recreation and Sport Study (PMP, 2006)
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8.44 Using this definition and our evidence base, we have identified ten Green Lungs within the area covered by this document. This includes the eight existing links identified in the District Plan (subject to minor changes).
8.45 This document also suggests two new lungs, along Grace Way and in St Nicholas. The two new lungs have been identified by connecting a number of sites which were recommended for protection in our open space study.
[SSP9] GREEN LUNGS We propose to designate the following as Green Lungs: 1. Water Meadows: From Broadhall Way through the water meadows across Hertford Road to the railway. 2. The Avenue36: A connection from the Old Town to St. Nicholas Church, including adjoining playing fields. 3. Collenswood: From Gresley Way through Collenswood School and Ashtree Wood northwards through Pescotts Spring to Campshill Jmi School. 4. Chells: From Gresley Way north west to Narrow Box Lane with a Western spur to Nobel School. 5. Shephalbury: From Gresley Way through Ridlins Wood westwards through Loves Wood and Shephall Park and then southwards to The Noke. 6. Fairlands Valley: From the Roebuck northwards through Fairlands Valley Park to Hampson Park then southwards to Archer Road. From Fairlands an extension runs south east through Peartree park to Shephall park. 7. The Old Greens: From Symonds Green northwards to Fishers Green. 8. Bandley Hill: From Gresley way northwards through Ridlins and Bandley Hill to Collenswood School. 9. Grace Way: From Lonsdale Road Allotment Gardens northwards along Grace Way to Weston Road Cemetery including an eastward spur to include Almonds Spring 10. Great Ashby37: From Wellfield Wood northwards into Great Ashby with a westward spur through St Nicholas Park.
We will not permit development proposals that would break, or otherwise have an adverse effect on a Green Lung. Where appropriate, we will require developments to contribute towards the maintenance, improvement or extension of a Green Lung. The Green Lungs are identified in the maps on the following pages.
36 Part of this Green Lung will lie outside of the area covered by this document. The remainder of link will be defined through the Old Town Area Action Plan. 37 Part of this Green Lung will lie outside of the area covered by this document. The remainder of this link will be defined through SNAP.
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[SSP9] Green Lungs site 1: Water Meadows [SSP9] Green Lungs site 2: The Avenue
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[SSP9] Green Lungs site 3: Collenswood [SSP9] Green Lungs site 4: Chells
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[SSP9] Green Lungs site 5: Shephalbury [SSP9] Green Lungs site 6: Fairlands Valley
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[SSP9] Green Lungs site 7: The Old Greens [SSP9] Green Lungs site 8: Bandley Hill
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[SSP9] Green Lungs site 9: Grace Way [SSP9] Green Lungs site 10: Great Ashby
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8.46 Some areas of these Green Lungs are also identified in other policies in this document. Where this is the case, any proposals for development will be assessed against all of the policies that relate to the designations in effect on that site.
8.47 Our Sustainability Appraisal says that both of the proposed new Green Lungs score well against our environmental objectives as they contain wildlife sites and areas that local residents can use for leisure and recreation.
8.48 If you would like to respond to us on this issue, we would like you to think about the following questions:
Question [SSP9] GREEN LUNGS Z Do you agree with our definition of a Green Lung? Z Do you think the Green Links identified in the District Plan should continue to be protected as Green Lungs (nos 1-8 inclusive)? Z Do you agree with the new Green Lungs that are proposed (nos 9 & 10)? Z Are there any other groups of opens spaces that you think should be designated as a Green Lung?
Ancient woodland
8.49 Government guidance38 states that ancient woodlands which do not enjoy statutory protection should be identified and protected. The East of England Plan says we should protect existing woodland and, where appropriate, increase the amount of woodland coverage in the region.
8.50 Monks Wood and Whormerley Wood were identified as a Countryside Heritage site in 1997. This area contains the remains of a much larger ancient woodland. Whormerley Wood additionally contains a medieval moat, which is designated as a Scheduled Ancient Monument (see paragraphs 8.58 to 8.59 for more information).
[SSP10] ANCIENT WOODLAND We propose to designate Monks Wood and Whormerley Woods as ancient woodland.
We will refuse development that would result in the loss of, or otherwise adversely affect the woodland. Where appropriate, we will require developments to contribute towards the maintenance of the Ancient Woodland.
This site is shown on the map on the following page.
8.51 Our Sustainability Appraisal confirms that this policy will help to protect the environment and may provide longer term benefits as trees can absorb or ‘fix’ pollutants such as carbon dioxide which cause global warming.
8.52 In responding to this policy we would like you to think about the following question:
38 PPS9
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QUESTION [SSP10] ANCIENT WOODLAND Z Do you agree that the woodland at Monks Wood and Whormerley Woods should be given special protection against development?
[SSP10] Monks Wood and Whormerley Woods Ancient Woodland
Ancient Lanes and Hedgerows
8.53 When the New Town was built, a number of the existing lanes and hedgerows in the areas of the countryside being developed were kept. A number of these old lanes are currently identified and protected in the District Plan.
8.54 We would like to continue to protect these lanes against development. We think that this will help to contribute towards the national and regional policies that encourage us to protect old
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features and provide recreational routes for people to enjoy. It will also help us to deliver objective [SO6] and policy [CS10] of the Core Strategy Preferred Options.
[SSP11] ANCIENT LANES AND HEDGEROWS We propose to designate the following as Ancient Lanes and Hedgerows: 1. Aston Lane 10. Meadway 2. The Avenue 11. Narrowbox Lane 3. Botany Bay Lane 12. Old Walkern Road 4. Bragbury Lane 13. Sheafgreen Lane 5. Broadwater Lane 14. Shephall Lane 6. Chells Lane 15. Shephall Green Lane 7. Dene Lane 16. Watton Lane 8. Fishers Green Lane 17. Weston Lane 9. Lanterns Lane
We will refuse development proposals that would adversely affect an Ancient Lane and Hedgerow. Where a development must cross or incorporate an Ancient Lane, we will require it to be retained and integrated into the site layout. Where appropriate, we may require developments to contribute towards the maintenance or improvement of an Ancient Lane and Hedgerow.
The Ancient Lanes and Hedgerows are identified on the maps on the following pages39.
8.55 We did not assess this policy in our Sustainability Appraisal. The decision to protect Ancient Lanes and Hedgerows has already been taken through the Core Strategy. All of the sites identified in the policy above are currently protected by our District Plan so our proposals will not result in any new constraints.
8.56 If you would like to respond to us on this issue, we would like you to consider the following questions:
QUESTION [SSP11] ANCIENT LANES AND HEDGEROWS Z Do you agree that Ancient Lanes and Hedgerows should be protected by planning policies? Z Do you think there are any Ancient Lanes and Hedgerows not listed above that should be protected?
39 Part of the following Ancient Lanes and Hedgerows lie outside of the area covered by this document: The Avenue, Fishers Green Lane, Meadway and Weston Lane. The remainder of these designations will be identified in the following documents (as required): Stevenage and North Herts Action Plan (SNAP), Old Town Area Action Plan, Gunnels Wood Area Action Plan.
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[SSP11] Ancient Lanes and Hedgerows (northern section)
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[SSP11] Ancient Lanes and Hedgerows (southern section)
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Areas of Archaeological Significance
8.57 National planning guidance40 says that our plans should include policies for the protection, enhancement and preservation of sites of archaeological interest. The East of England Plan also contains a requirement for local authorities to provide protection for areas of archaeological importance through their plans.
8.58 The most important archaeological and historical sites are known as Scheduled Ancient Monuments (SAMs). SAMS are protected by law and any works on them require special permission from the Government. There are three SAMs in Stevenage, two of which lie within the area covered by this document: The tumuli (mounds) in Six Hills Way and the Moat in Whormerley Wood.
8.59 As we do not identify SAMs or control development within them ourselves, we are not consulting on this issue. The Scheduled Ancient Monuments in Stevenage will be shown on the adopted Proposals Map.
8.60 However, there are a number of areas in Stevenage which, although they are not nationally recognised or designated are considered to be locally important because of the (potential) archaeological remains that are contained within them.
8.61 Fifteen Areas of Archaeological Importance have been identified by Hertfordshire County Council within Stevenage. Eleven of these lie either wholly or partially within the area covered by this document.
[SSP12] AREAS OF ARCHAEOLOGICAL IMPORTANCE We would like to identify and protect the following as Areas of Archaeological Importance: 1. Whormerley Wood 7. Fishers Green 2. The Six Hills 8. Symonds Green* 3. Shephall Village 9. Broadwater Farm 4. Hampson Park 10. Wychdell 5. Shephalbury 11. Bragbury End 6. Martins Wood and Allotments
We will require developments within or adjacent to any of these areas to undertake an archaeological field evaluation on site.
These sites are identified in the maps on the following pages.
Any Areas of Archaeological Importance that are identified following the adoption of this document will be given the same level of protection as the sites identified in this policy. * Part of this site lies outside of the area covered by this document. The remainder of this designation will be identified in SNAP.
40 Planning Policy Guidance 16: Archaeology and Planning (PPG16)
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[SSP12] Areas of Archaeological Importance (northern section)
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[SSP12] Areas of Archaeological Importance (southern section)
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8.62 Two of the areas we have identified contain SAMs identified above. We are not supposed to produce policies which repeat national guidance and legislation. However, these sites have been identified because the SAM designation only covers the monument, even though the areas around them can also contain archaeological remains.
8.63 Developments that will affect any of these areas will be required to undertake an archaeological field evaluation of the site, in line with Government guidance and in consultation with the County Council’s Historic Environment Unit. The detailed criteria for this policy will be developed and included in the submission version of this document.
8.64 We did not assess this policy in our Sustainability Appraisal. The requirement to identify and protect archaeologically important areas is set through national and regional planning policies. All of the sites identified in the policy above are currently protected by our District Plan so our proposals will not result in any new constraints.
8.65 If you would like to respond to us about this issue, we would like you to think about the following questions:
QUESTION [SSP12] Z Do you agree that locally important areas of archaeological significance should be protected through our planning policies? Z Are there any other areas not listed above that should be considered for designation?
Horse and pony route
8.66 In 1983, the Borough Council identified a horse and pony route around the edge of the town which linked surrounding bridleways and also includes a route that runs through Fairlands Valley Park. The route largely follows informal trails and grass verges. In some places it uses cycle paths and the public highway to ensure a continuous trail.
8.67 This route provides an important leisure facility because it joins together a number of bridleways around the edge of the town. We propose to continue to protect it. We have previously identified a ‘missing link’ in the route on the east side of the town, near Edmonds Drive. This land is identified as a potential housing allocation in Section 4. We will require any development to make provision for this link.
[SSP13] HORSE AND PONY ROUTE We propose to designate the routes shown on the maps on the following pages as a Horse and Pony Route.
We will not permit development that would result in the route being reduced or severed. Where appropriate, we may require developments to contribute towards the maintenance, improvement or extension of the horse and pony route.
8.68 Our Sustainability Appraisal says that the identification and protection of this route provides environmental benefits as it provides an important leisure route.
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[SSP13] Horse and Pony Route (northern section)
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[SSP13] Horse and Pony Route (southern section)
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8.69 In responding to this issue, we would like you to think about the following issues?
QUESTION [SSP13] Z Do you support the identification of a horse and pony route? Z Are there any other links which you think should be provided?
Public rights of way
8.70 National laws41 protect footpaths, bridleways and other minor routes that provide access within and between towns and the countryside. These routes are called public rights of way. Hertfordshire County Council are responsible for keeping a record of, and looking after, all of the public rights of way in the county.
8.71 The Stevenage Outer Orbital Path (STOOP) is an important part of the local rights of way network. It is a 27-mile route which circles Stevenage using footpaths and other routes that are open to the public. All of STOOP lies outside of the area covered by this document. However, it is connected to the town by eight ‘link paths’ which use public rights of way. Some of these links pass through the area covered by the Site Specific Policies DPD.
8.72 We think that it is important that STOOP, the links to it and the rest of the public right of way network in Stevenage are maintained and preserved. However, the review, designation and control of development affecting rights of way are carried out under different laws to the ones we use to produce our planning documents. Because of this, we are not proposing a policy in this document or consulting on this issue. The public rights of way in Stevenage will be shown on the adopted proposals map.
Green Belt
8.73 Green Belts are one of the best known and oldest national planning policies. National guidance42 states that there are five main purposes to Green Belts:
Z To prevent urban sprawl; Z To prevent towns from merging with one another; Z To safeguard the countryside from development; Z To preserve historic towns; and Z To encourage urban renaissance.
8.74 Within the Green Belt, many forms of development are prevented unless there are very special circumstances.
8.75 The Green Belt boundary around Stevenage is very close to the existing town. The East of England Plan recognises this and says we should review the boundary so that Stevenage will be able to continue growing until at least 2031.
8.76 Our evidence43 shows that we will not be able to find a continual supply of sites from within the town to meet all of our housing targets. It is therefore important to set a realistic revised boundary which we will not need to change again for at least twenty years.
41 Countryside and Rights of Way Act 2000 42 Planning Policy Guidance 2: Green Belts (PPG2) 43 North Hertfordshire & Stevenage Strategic Housing Land Availability Assessment (NHDC / SBC, 2008)
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8.77 Our Core Strategy says that we will undertake a strategic review of the Green Belt to the north and west of the town. It also says that we will identify amendments to the Green Belt elsewhere around the town. The boundaries to the north and west will be set through the Stevenage and North Herts Action Plan (SNAP).
8.78 In many parts of the town, the built area extends right up to the Borough boundary. Two examples of this are the neighbourhoods of Chells Manor, at the east of the town, and Broadwater, at the south. We have not identified a Green Belt boundary in these locations. This is because we cannot set policies or designations for land that is not in Stevenage Borough.
8.79 Where development extends to the Borough boundary it will be for the surrounding local authority (either North Hertfordshire or East Hertfordshire depending on the exact location) to decide whether they think the Green Belt should come up to the edge of Stevenage.
8.80 In order for the Green Belt review to be fully effective we will be encouraging North and East Hertfordshire District Councils to work with us to create a connected Green Belt boundary all the way around the town that will meet our development and community needs to at least 2031. We think that this Green Belt review should see changes to the boundary to the north, west and east of Stevenage.
8.81 In a number of locations that lie within the area covered by this document, we are not proposing any changes to the existing Green Belt. This includes the proposed boundary at Gresley Way / Lanterns Lane and alongside the golf course.
8.82 The main change we are proposing is at Bragbury End. We want to change the Green Belt boundary so that it runs along the A602. The land to the north of the road will remain in the Green Belt. We are suggesting that the land to the south of the A602 is released from the Green Belt to help us meet our housing targets over the period to 2021 and beyond. This site is identified as a potential housing allocation in Chapter 4.
8.83 In our 2006 Issues and Options consultation we asked you whether some of the land at Bragbury End should be released from the Green Belt to be considered for future housing use. Of sixteen respondents, five said that we should not identify greenfield housing sites for future development. Four said that the land at Bragbury End should be identified.
8.84 Based on the current distribution of housing targets in the Core Strategy and our own evidence, we will require the land at Bragbury End to be able to demonstrate that we can deliver a continuous supply of housing over the next fifteen years.
[SSP14] GREEN BELT We propose to amend the Green Belt boundary at Bragbury End. We intend to maintain the current Green Belt boundary along Gresley Way.
The proposed Green Belt boundary is shown in the maps on the following pages.
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[SSP14] Proposed Green Belt Boundary – South-East Stevenage and Bragbury End
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[SSP14] Proposed Green Belt boundary – Gresley Way / Lanterns Lane
8.85 Our Sustainability Appraisal did not assess this policy. This is because the decision to review the Green Belt boundary has been set through the East of England Plan and policy [CS14] of the Core Strategy Preferred Options. We are not proposing to designate any new land as Green Belt. The impact of taking the land at Bragbury End out of the Green Belt is considered in the assessment of our housing sites in Section 4.
8.86 If you would like to respond to us about this issue, we would like you to think about the following questions.
QUESTION [SSP14] Z Do you agree that we should review the Green Belt to meet our future housing needs? Z Do you agree with the Green Belt boundaries that we are proposing?
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9 The Built Environment
9.1 The built environment refers to existing buildings, street layouts and landscaping. Government guidance44 says that our planning policies should make sure that new developments are well designed and take account of the existing character of an area. Developers are already required to submit design and access statements with their planning applications. These should explain how the local area has influenced the design of their proposal.
9.2 The East of England Plan says that our local planning documents should require development to complement the existing character of an area and be of high quality.
Conservation Areas
9.3 Conservation Areas are areas of particular historic or architectural interest which we want to protect. Because of the special nature of these areas, planning controls are stricter. Many developments require Conservation Area Consent, a special type of planning permission. Government guidance45 requires all new development in a Conservation Area to preserve or enhance its historic characteristics. We are also required to review our Conservation Areas on a regular basis to make sure they cover the correct areas.
9.4 In 2005, we commissioned a survey of the Conservation Areas in Stevenage46.Weusedthe findings of this study to review the boundaries of our existing Conservation Areas and identify new areas that we want to protect in the town. These changes came into effect in 2007.
9.5 There are now five Conservation Areas that lie wholly or partially within the area covered by this document. The table below provides more detail on each of the areas, which are also shown on the maps on the following pages.
Conservation Area Description Broadwater (Marymead) This Conservation Area was designated in 2007. Broadwater was one of the first new town neighbourhoods to be completed in the 1950s and has maintained all of its original amenities and features. Old Town* This Conservation Area protects the Old Town High Street and surrounding area. A small part of the Conservation Area lies within the area covered by this document. Rectory Lane & St Nicholas* This Conservation Area forms part of Old Stevenage and includes a number of older buildings along Rectory Lane. Most of this Conservation Area lies within the area covered by the Stevenage and North Herts Action Plan (SNAP). Shephall This Conservation Area preserves the centre of the old village of Shephall, including the green and church. There are four listed buildings in this Conservation Area. Symonds Green This Conservation Area preserves the remains of a small agricultural hamlet which predates the new town neighbourhood surrounding it. * Part of Conservation Area lies outside of the area covered by this document.
44 PPS1 45 Planning Policy Guidance 15: Planning and the Historic Environment (PPG15) 46 Conservation Area Review (BEAMS, 2005)
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Conservation Areas within the area covered by this document
9.6 The review, designation and control of development in Conservation Areas are carried out under different laws to the ones we use to produce our planning documents. Because of this, we are not proposing a policy in this document or consulting on this issue. The Conservation Areas in Stevenage will be shown on the adopted proposals map.
Character Areas
9.7 Character Areas identify parts of the town with similar design features. These features can be in the design of buildings, or the way in which they are laid out on the ground. Not all buildings within an area will necessarily look the same. It simply means that it is possible to identify some common features that we think should influence the design of new developments. 121 Stevenage LDF Site Specific Policies DPD
9.8 Most towns in England have developed over many hundreds of years and it is possible to identify features and buildings from different periods such as Georgian town houses, or streets of Victorian terraced houses. Stevenage is different because of the way that, within the area covered by this document, it has been almost completely planned and developed in the last sixty years.
9.9 We know that in some of the neighbourhoods, changes in the way we live mean that some of the original ideas used to design the town are no longer suitable. One example is that, in the 1950s and 1960s, some areas were designed to provide enough parking for one car in every four households. In Stevenage there is now more than one car for each household47. However, there are also more successful parts of the new town neighbourhood designs that we think developers should think about and include in their plans when coming up with proposals for new development.
New Town housing at Austen Paths; Modern development at Chells Manor
9.10 We have undertaken an assessment48 to identify the most important features in each part of the town. We will use this assessment to help us produce a Design Guide Supplementary Planning Document (SPD). This will set out the detailed design criteria that we will require in new developments and the features that we would like to see in new developments. We are not consulting you on this issue as the decision to produce this SPD has been taken through the Core Strategy. This document cannot change or set policies for other planning documents.
47 2001 Census: Table KS17 Cars and Vans, Office for National Statistics 48 Stevenage Urban Character Assessment (SBC, 2008)
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10 Implementation and monitoring
10.1 Government guidance49 says that we must show how our plans will be delivered, how we will change our plan or policies if things change and explain how we will measure its effects. If we do not show how we will do this, we will not be allowed to adopt this plan and use its policies to make our decisions.
10.2 This section of the document explains how we will make sure that the sites in this document are developed or protected in accordance with our policies (implementation) and how we will measure whether or not this is happening (monitoring). It explains the steps we will take to ensure the plan is delivered, any alternatives that we will consider if circumstances change, and how we will monitor the plan’s progress.
10.3 The Government has published a list of indicators that we must measure every year. These are reported in our annual monitoring reports. Many of these can be used to measure whether the policies in this document are working correctly. We will also identify local indicators where we think it is important to gather more information.
Housing
10.4 One of the main purposes of this document is to find sites that can provide new housing. We have identified 33 sites that we think can deliver more than 1,900 homes over the lifetime of this document.
10.5 Compared to many towns, a lot of land in Stevenage is in public ownership. This means that it is owned by organisations such as the Borough Council and Hertfordshire County Council. This can make it easier for us to make sure that these sites come forward for development as many of the sites we have suggested are owned by us, or other organisations we work closely with.
10.6 We will deliver the housing sites identified in Section 4 by:
Z Making sure that departments in the Council work together to make the best use of our land. This includes the programme to redevelop a number of the Local Centres and Neighbourhood Centres to provide more housing. This project is being led by our Regeneration Team. Z Assisting Hertfordshire County Council, particularly with its Building Schools for the Future programme. If the County’s bid for government funding is successful, several large sites become available for housing later in the plan period; Z Talking to other public organisations, such as English Partnerships, to encourage them to bring forwards appropriate sites for development; and Z Negotiating with private landowners.
10.7 We will monitor whether or not this is happening by reporting on the following each year in our annual monitoring report:
Z Counting the number of new homes that have been built; Z Working out how many new homes have been given planning permission but have not yet been built; and
49 PPS12.
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Z Calculating whether we can keep delivering new homes for at least the next five years.
10.8 There are also risks that may stop some of these sites from coming forwards. Some of these issues are beyond our control, such as the on-going ‘credit crunch’ which means that it is more difficult for developers to build and sell new homes. However, if our monitoring information shows that there is a problem, we will take the following steps:
Z Allow sites that we have said shouldn’t be developed until a later period to be brought forwards for development; and Z If we think that a significant number of sites are unlikely to be developed, we will undertake a review of our evidence base50 to try and find other sites that can help us to meet our targets.
Employment
10.9 This document identifies Pin Green as an Employment Area and states that B-class uses will be granted planning permission subject to other relevant policies. This site is already fully developed for business use and has a high level of occupancy. As a result, no specific measures are needed to make sure that sites come forward for development.
10.10Our Regeneration Team will continue to promote Stevenage as a good location for companies to do business. Where sites within Pin Green become available for redevelopment, we will hold pre-application discussions where these are requested by the landowner.
10.11We will monitor this policy by reporting the following information in our annual monitoring reports:
Z The amount of employment development that has happened in Pin Green; and Z Whether any employment sites have been redeveloped for other uses.
10.12We do not think that we need to identify any alternative approaches to this issue as the employment site already exists and is occupied.
Local shopping
10.13Section 6 of this document identifies eight Local Centres and ten Neighbourhood Centres where local shopping and community facilities should be provided. As explained above, many of these sites are owned by the Council and we are currently developing a programme to improve a number of the sites.
10.14We will deliver the policy requirements by:
Z Continuing to develop and implement the Neighbourhood Centres Investment & Renewal Programme. This project is being led by our Regeneration team and will result in new and / or refurbished facilities being provided in a number of centres; and Z Applying for funding from relevant sources, including the Government’s Growth Area Fund to help to deliver the renewal programme.
10.15We will make sure this is working policy by monitoring the following indicator in our annual reports:
50 North Hertfordshire and Stevenage Strategic Housing Land Availability Assessment (NHDC / SBC, 2008)
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Z Completed retail, office and leisure floorspace
10.16We will also develop a retail survey of our neighbourhood centres. This will report on the floorspace available in each centre and use class of each of the retail units.
10.17There is no need for alternative measures relating to this policy as we are not proposing to develop any new centres in the area covered by this document. Any applications for new development can be assessed against the criteria we have set.
Social and community facilities
10.18Social and community facilities include buildings that are needed for education, health and leisure. At the present time, it is considered most likely that Hertfordshire County Council’s Building Schools for the Future (BSF) programme will meet the town’s future education needs by redeveloping its existing school sites.
10.19Stevenage Borough Council is responsible for making public leisure provision in the town. We think that a lot of the town’s future leisure needs can also be met through the BSF programme by allowing the public in to (new) school facilities when they are not being used by students.
10.20We have identified two sites where we will support new buildings to provide healthcare facilities. One of these is on a school site.
10.21To make sure that we provide appropriate policies for social and community uses we will:
Z Continue to assist Hertfordshire County Council in developing their Building Schools for the Future programme; Z Talk with the Primary Care Trust to identify any further sites that are needed to meet the town’s future needs in terms of healthcare provision; Z Make sure that departments within the Council work together to provide enough opportunities for leisure in the new town neighbourhoods.
10.22If there are any changes to the BSF programme, or if Hertfordshire County Council’s bid for funding is not approved, we will work with these groups to try and identify an alternative approach. If we need to identify any new sites for education, leisure or health as a result of this we will include these in the next version of this document.
The natural environment
10.23Our natural environment policies cover a wide range of issues including wildlife sites, open spaces and the Green Belt. These policies mainly relate to existing natural features so we do not need to take any specific measures to develop or significantly change them.
10.24The Council’s Parks and Amenities department are currently producing an Open Space Strategy. This builds on the findings of our evidence base51 and will set out how we will manage the open spaces in the Borough, including the Principal Open Spaces identified in Section 8.
10.25Our evidence says that we should try and use some of our recreation grounds to provide park facilities. We will work with our Parks and Amenities team to make sure that this happens.
51 Open Space, Recreation and Sport Study (PMP, 2006)
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10.26To make sure that we are giving other sites the correct level of protection we will:
Z Continue to talk to the Herts and Middlesex Wildlife Trust and Hertfordshire Biological Records Centre to keep our information on important wildlife sites up to date. Z Work with Hertfordshire County Council’s Historic Environment Unit to ensure an appropriate level of survey, recording and preservation is carried out on sites of archaeological importance.
10.27To monitor these policies we will develop an indicator for our annual monitoring reports which looks at open spaces. We will also collect information on the number and area of wildlife sites.
The built environment
10.28We have not identified any site specific policies relating to the built environment. Any policies on this topic will be set out in other relevant plan documents. Implementation and monitoring information will be provided to accompany the policies.
Other Issues
10.29We are currently undertaking two further studies which will help to show how many new homes can be built in Stevenage and the facilities which we need to support this growth. These studies are:
Z Water Cycle Study – Most of the waste water in Stevenage is currently treated at Rye Meads, near Hertford. However, this facility is near to its full capacity. The East of England Plan says we must show how we will deal with this issue before we can adopt our plan documents. The Water Cycle Study will show how many more homes can be built before Rye Meads is full. It will also look at where we can provide new facilities and when these can be built. Z Transport Study – Our transport study will look at the effect that building new homes and businesses in Stevenage will have on the roads. It will identify any new road schemes that are needed to allow new development to happen.
10.30The findings of these studies will be used to inform the next version of this document. These studies may say that we can only build a certain number of homes before new roads or water treatment facilities must be built. We will reflect any such requirements in our policies.
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Appendix 1: Evidence Studies
The following studies have been produced / commissioned by the Council to inform the development of policies in our Local Development Framework. Most of the completed reports below are freely available to view on our website, www.stevenage.gov.uk.
Z affordable housing Development Economics Study (Adams Integra, 2007) Z Aspirational Homes Survey (David Couttie Associates, 2008) Z Biodiversity Action Plan (Herts & Middlesex Wildlife Trust, 2006) Z Conservation Area Review (Beams, 2005) Z Education Study (DTZ, 2006) Z Employment Capacity Study (DTZ, 2007) Z Employment Land Survey Evidence Base (DTZ, 2005) Z Gunnels Wood Focus on the Future (Stevenage Borough Council, 2004) Z Gunnels Wood Masterplan (Buro Happold, 2005) Z Housing Needs Survey (David Couttie Associates, 2003) Z Landscape Sensitivity and Capacity Study (Halcrow, 2005) Z Neighbourhood Centres Investment and Renewal Programme (Matrix, 2007 & 2008) Z North East Hertfordshire Gypsy and Traveller Accommodation Assessment (ORS, 2006) Z North East Hertfordshire Gypsy and Traveller Potential Areas (Scott Wilson, 2007) Z North Hertfordshire and Stevenage Landscape Character Assessment (Babtie, 2005) Z Open Space Study (PMP, 2006) Z Population Forecasts (DTZ, 2006) Z Skills and Employment Study (DTZ, 2005) Z Stevenage Urban Transport Plan (Faber Maunsell, ongoing) Z Strategic Flood Risk Assessment (Faber Maunsell, ongoing) Z Strategic Housing Land Availability Assessment (Stevenage Borough Council / North Hertfordshire District Council, 2008) Z Strategic Housing Market Assessment (David Couttie Associates, 2008) Z Town Centre Retail Capacity Assessment (King Sturge, 2007) Z Town Centre Retail Assessment (Cushman Wakefield Healy and Baker, 2005) Z Transport and Utilities Capacity Study Phase 1 (ARUP, 2005) Z Transport and Utilities Capacity Study Additional Development Areas (ARUP, 2006) Z Transport and Utilities Capacity Study West Stevenage Access Options (ARUP, 2006) Z Transport and Utilities Capacity Study Impact of Utility Capacity Provision (ARUP, 2007) Z Water Cycle Study (Hyder Consulting, on going)
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Appendix 2: Glossary
The following is a glossary of words used in this document. You may find these useful to help understand some of the terms and names used in this and other planning documents.
Acronym: An acronym is a shortened form of a longer word or title, thus East of England Regional Assembly becomes EERA and Local Development Framework becomes LDF.
Annual Monitoring Report (AMR): This measures how the Council is progressing with the timetable set out in the LDS. It also assesses the effectiveness of the various policies contained in the other Local Development Documents and monitors key indicators, such as house-building, employment land take-up, etc. This is a statutory document.
Area Action Plan (AAP): These provide the planning framework for areas where significant change or conservation is needed or anticipated. These plans will have Ordnance Survey based maps, which will act as insets to the main proposals map. These are voluntary Development Plan Documents that, if written, are statutory documents.
Biodiversity: The variety of life in all its forms.
Brownfield (previously developed) land: Land previously developed for another purpose and occupied by a permanent structure and associated fixed surface infrastructure. Term is commonly used in connection with housing development where Government states local authorities should set a target for the amount of new homes that should be built on brownfield sites. A full definition of what constitutes brownfield land can be found in Annex B to PPS3.
Comparison retail floorspace: Comparison retailing is the form of shopping provision that is made up of items not usually purchased on a frequent basis. It includes items such as clothing, footwear, household and recreational goods. For a fuller description of comparison retailing see Table 3 of Annex A to PPS6.
Conformity: Government requires that the Core Strategy (cf) of each LDF (cf) be in conformity with the RSS (cf) and that every other DPD (cf) in the LDF should be in conformity with the Core Strategy. In the case of the Core Strategy’s conformity with the RSS, the test is of ‘general conformity’, which means where an inconsistency or omission from the DPD would cause significant harm to the implementation of the RSS. The issue of conformity is tested at the submission stage (cf) of the DPD.
Conservation Area: Any area that meets the standards for designation can be designated by a local authority as a Conservation Area. Conservation Areas are areas of special architectural or historical interest, the character of which it is desirable to preserve and enhance. There are currently five such areas in the borough, including the Old Town High Street.
Convenience retail floorspace: Convenience retailing is the provision of everyday essential items, essentially foodstuffs, drinks, newspapers/magazines and confectionery. For a fuller description of comparison retailing see Table 3 of Annex A to PPS6.
Core Strategy: The DPD (cf) that sets out the key elements of the planning framework for the area of the Local Planning Authority (cf). It comprises a spatial (cf) vision and strategic objectives for the area; a spatial strategy; core policies; and a monitoring and implementation framework with clear objectives for achieving delivery. Once adopted, all of the other DPDs must be in conformity (cf) with it.
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Daneshill House: Headquarters of the Council. The offices are located on Danestrete in the heart of Stevenage town centre, directly opposite the bus station and a few minutes walk from the train station.
Development Plan Documents (DPD): These are the documents that must be taken into account in determining planning applications. Planning permission must be granted in accordance with these documents unless material considerations indicate otherwise. Development Plan Documents must be subjected to independent examination (cf) before being adopted.
District Plan (SDP2R): See ‘Local Plan’.
East of England Development Agency (EEDA): Established in April 1999, EEDA is the Government sponsored regional economic development agency for the East of England region. Charged with the responsibility of ensuring economic prosperity across the region, its wide-ranging remit includes working in the following areas:
Z Economic development and social & physical regeneration Z Business support, investment and competitiveness Z Skills and employment Z Sustainable development and high-quality environment Z Creating a public profile for the region
EEDA promotes the benefits of investing in the East of England and acts as a powerful lobbying and influencing voice. It also brings together the work of partners and businesses at a regional level, enabling the spread of best practice.
East of England Plan (EoEP): See Regional Spatial Strategy.
East of England Regional Assembly (EERA): Established in 2001, EERA is the Government sponsored voluntary regional chamber charged as the Regional Planning Body responsible for producing the Regional Spatial Strategy (cf). EERA comprises representatives of all 54 county, unitary and district/borough councils in the region (the counties of Hertfordshire, Bedfordshire, Cambridgeshire, Essex, Norfolk and Suffolk) together with a wide range of other public and private sector stakeholders. For further information about EERA’s composition and constitution visit: www.eera.gov.uk.
Examination: All DPDs (and the SCI) must be submitted to Government for independent examination, whether or not any representations are received, as the purpose of the examination is to consider whether a DPD is sound (cf). An inspector will be appointed by Government to conduct the examination, who will consider all of the written representations made (which may be supplemented through oral evidence presented to the inspector). The presumption will be that a DPD is sound unless it is shown to be otherwise as a result of evidence considered at the examination. Further information on examinations of DPDs can be found in PPS12.
FAQs: Frequently Asked Questions i.e. the most useful information for readers.
Government (role of, in development plans): The role of the Government in local planning is to establish the national legislative and statutory framework within which Local Planning Authorities (cf) work, to set out national policy and guidance, to require local authorities to produce various documents (such as the LDS, DPDs, the AMR, etc), to monitor performance against nationally-set targets (Best Value indicators), to provide guidance, comment and encouragement, to set the regional planning framework (through the RSS), to intervene (if necessary) and to stop plans that
129 Stevenage LDF Site Specific Policies DPD are unsatisfactory. Government is, arguably, the principal customer of the development planning system.
Green Belt: Although widely held by the press and public to be any open countryside area outside towns, Green Belts are – in fact - not widespread across the UK, although almost all major UK cities and conurbations now have Green Belts surrounding them. A Green Belt is a planning designation designed to prevent urban sprawl and coalescence between towns, cities and villages. The most important attribute of any Green Belt is its openness. There are five purposes set out by Government for designating Green Belts and, once designated, the land contained within them has a positive role to play in meeting six objectives. For more details on Green Belts see PPG2. Stevenage is, for the most part, fairly tightly constrained by the Metropolitan Green Belt, which is designed to prevent the sprawl of Greater London.
Greenfield development: Any development on a piece of land upon which there has not been any previous development (i.e. the opposite of brownfield land (cf)). In contexts, such as around Stevenage, where the countryside (which is inherently greenfield) is also designated as Green Belt, the two terms can become effectively coterminous.
Key Issues stage of DPD: To inform the preferred options stage DPDs (cf) Authorities are required to consult with the community and stakeholders after, or whilst, they are creating their evidence base. At this early stage in the evolution of DPDs, ideas are not fully formed. Therefore, it is neither possible nor necessary to consult on every issue that may influence the shape of the final plans. It is important to concentrate on the broad principles that shape policy choices. It is the broad choices at this stage that will help to inform and shape the selection of the more detailed policies at later stages. In 2008, the Government changed the rules governing how a DPD must be produced. The Key Issues stage of the DPD has now been replaced by Regulation 25 Consultation (cf).
Listed Building: The Government designates and maintains lists of buildings of special architectural or historic interest. Once a building is listed, consent is required from the Local Planning Authority for its demolition, in whole or in part, and for any works of alteration or extension which would affect its character as a building of special architectural or historic interest. It is a criminal offence to carry out such works without consent. Controls apply to all works, both external and internal, that would affect a building's special interest, whether or not the particular feature concerned is specifically mentioned in the list description. The criteria for the listing of such buildings are set out in PPG25.
Local Development Documents (LDD): These documents can be Development Plan Documents (DPDs) and Supplementary Planning Documents (SPDs), both of which are used to guide development and by the Council in the determination of planning applications. The Statement of Community Involvement (SCI) is also an LDD.
Local Development Framework (LDF): This is the term used to describe all of the planning documents produced by LPAs (cf) under the new planning system. The LDF comprises a number of different types of document - Local Development Scheme, Annual Monitoring Report, Statement of Community Involvement, Local Development Documents, Development Plan Documents and Supplementary Planning Documents.
Local Development Scheme (LDS): This document sets out which documents are part of the Local Development Framework and the timetable for their review and the preparation of new documents. It is essentially a programme management document (cf). This is a statutory document, although not a Local Development Document (LDD).
Local Plan: A document produced under the old planning system that set out all the Council's policies on the development and change of use of land and buildings. The existing local plan – 130 Stevenage LDF Site Specific Policies DPD called the Stevenage District Plan Second Review (SDP2R) - was automatically ‘saved’ for three years from its adoption in December 2004. This means that its policies and provisions continued to have statutory force during that three years period. In September 2007, the Secretary of State issues a direction to continue saving certain parts of the local plan. Those policies can continue to be used to determine planning applications until they are replaced through the LDF. Approximately one-third of the local plan policies were deleted on December 8th 2007 and can no longer be used to determine planning applications.
Local Planning Authority (LPA): A local authority charged by central Government with the statutory duty to prepare development plan documents and undertake other duties under the Town and Country Planning Acts (and other, ancillary, legislation). District Councils, sometimes styled as Borough Councils, have planning powers for all development in their administrative areas with the exceptions of minerals and waste. County Councils have planning powers for minerals and waste within their administrative areas. Unitary authorities (i.e. where there is no county council) have all the planning powers of both county and district councils within their own administrative areas. There are no unitary authorities in Hertfordshire.
Planning Policy Guidance (PPGs): PPGs are old-style statements of Government planning policy and best practice produced prior to the 2004 Planning and Compulsory Purchase Act. These are now being replaced by PPSs (cf).
Planning Policy Statements (PPSs): PPSs are statements of Government planning policy produced since the 2004 Planning and Compulsory Purchase Act. These are slowly replacing PPGs (cf).
Preferred options plan: The preferred options stage was the third stage in the evolution of a DPD (following evidence gathering and key issues stage consultation) and the second stage at which public consultation is statutorily carried out. In 2008, the Government changed the rules governing how a DPD must be produced. The Preferred Options stage of consultation has now been removed from the process, though documents which had previously reached this stage can continue to the submission stage (cf).
Previously developed land: See ‘brownfield land’.
Project/programme management: Project management is the discipline of defining and achieving targets while optimising the use of resources (time, money, people, materials, energy, space, etc…) over the course of a project. In contrast to on-going (or process-orientated) work, a project is a ‘temporary endeavour undertaken to create a unique product or service’. The duration of the project – the time taken from its start to its completion – can take days, weeks, months or – in the case of each of the DPDs – years.
Programme management provides a layer above project management. It is the process of managing a portfolio of multiple on-going inter-dependent projects. Programme management also reflects the emphasis on co-ordinating and prioritising resources across individual projects, departments and Authorities to ensure that competition for scarce and valuable resources is managed from an over-arching focus. The LDS (cf) is a programme management tool.
Regional Spatial Strategy (RSS): This is the successor to both the non-statutory Regional Planning Guidance and to the statutory Structure Plan (cf). The RSS for the east of England region is the East of England Plan, which was adopted in May 2008. It sets the strategic context for development across the region, including setting the level of new housing to be accommodated.
Regulation 25 Consultation: In 2008, the Government changed the rules governing how a DPD must be produced. These changes reduced the number of stages that a document must go through before it can be adopted. Regulation 25 places a duty on LPAs (cf) to consult with the 131 Stevenage LDF Site Specific Policies DPD public when preparing their plan and must take place before submission (cf). It is up to the individual authority to decide what to consult on, how long to consult for, and how many times to hold consultation. However, it must be proportionate to the scale of issues involved.
Statement of Community Involvement (SCI): This sets out the Council's policy on involving the community in policy-making and major planning applications. It is a Local Development Document (cf).
Strategic Environmental Assessment (SEA): Required under the terms of the European directive 2001/42/EC for "environmental assessment of certain plans and programmes, including those in the field of planning and land use". SEA is undertaken in conjunction with the Sustainability Appraisal (cf).
Structure Plan: The Structure Plan was the document produced by Hertfordshire County Council under the old planning system (pre-2004) to consider strategic issues such as the number of homes which should be built in each authority. The Structure Plan has now been largely superseded by Regional Spatial Strategy (cf).
Submission plan: The version of a DPD (cf) sent to the Government for independent examination in the final form that the preparing local authority prefers, with fully detailed policy wording and reasoned justification for those policies. There will be a second SEA and SA (cf).
Supplementary Planning Documents (SPD): SPD are documents produced under the new planning system which provide more details on policies contained in DPDs (cf). There is no legal requirement to take these documents into account in determining planning applications, so their nature is to provide guidance to applicants wishing to develop land. The community will be involved in their preparation, but there is no independent examination of the document.
Supplementary Planning Guidance (SPG): Similar to SPD, SPG were produced under the old planning system to explain policies in the local plan (cf). We can no longer produce SPG.
Sustainability Appraisal (SA): An assessment of the impact the proposals contained within a Local Development Document would have on the environment, economy and society. SA is an iterative process; it should be used to improve the sustainability of subsequent versions of the document. It is to be carried out in conjunction with the Strategic Environmental Assessment (cf).
Sustainable development: An over-arching concept that encompasses any form of development that allows the best of today’s environment to be retained for the use of the future population. Sustainable development can also mean fostering types, forms and patterns of development that allow the aims of the concept to be met. One of the Government’s key aims for the town planning process is that it should encourage sustainable development.
Typologies (open space): Typologies are sub-categories of matters, such as retailing or open space. The Borough Council’s open spaces study uses a number of grouping or typologies of open space types to assist in both analysis and policy formulation. See the Open Space Study for further details.
Urban extension: An urban extension is a large-scale development provided next to the edge of an existing town. These planned extensions will be particularly appropriate where it is possible to utilise existing physical and social infrastructure and there is good access to public transport, jobs, schools, shopping and leisure facilities. Some planned urban extensions can be so large that they make their own provision for the facilities listed above. Stevenage West is an urban extension.
Use Classes Order: A national planning tool that groups certain types of development together into similar classes of development. Changes of use within use classes (and sometimes between 132 Stevenage LDF Site Specific Policies DPD classes) do not require planning permission. There are currently 5 categories of A use classes (retail and similar uses); three categories of B type uses (associated with industry and offices); three categories of C type uses (residential type uses); and two types of D uses (non-residential institutions). Further details of the Use Classes Order are available on the ODPM website.
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