2.0 THE SITE

www.turner.studio DESIGN + ACCESS STATEMENT WORKS,

2.1 SITE INFORMATION 2.1.1 SITE LOCATION

2.1.1.1 SITE ADDRESS Smallford Works Smallford Lane, GLINWELL NURSERIES St Albans SMALLFORD PIT A414 AL4 0SA

SLEAPSHYDE BUTTERWICK BROOK 2.1.1.2 SITE AREA Approx. 3.5ha (8.65 acres) THE 2.1.1.3 SITE BOUNDARIES The site is bound to the east by Smallford Lane, a route connecting the A414 in the south to the A1057 in the north via and Smallford. SITE Open land, known as Smallford Pit, lies adjacent to the west, south and north of the site, screened with mature landscape. Butterwick Brook runs close to the northern part of the western boundary of the site. The Alban Way - a trail of approximately 6.5 miles for cyclists and walkers along the former SMALLFORD LANE railway line between St Albans and Hatfield - runs to the north of the site, approximately 200m away, separated from the study site by a large fishing pond, remnant of a former quarry pit. Smallford village centre, and associated amenities are located c. 0.5 of a mile to the north of the site.

2.1.1.4 OWNERSHIP Stackboune Ltd. have owned the development land for nearly 40 years.

N

aerial photo showing the immediate site context

12 2.0 THE SITE

2.1.2 CURRENT LAND USE

The subject site, which is sub divided into various plots, comprises primarily of industrial uses with open storage, storage of cars and machinery and small-scale office space associated with the storage uses on site. There are various structures on site including a number of buildings some of which are in permanent buildings whereas some are in temporary portacabins. The site is relatively enclosed and inward looking, there are a number of viewpoints where the existing industrial structures are visible from the surrounding area. The consented entrance road into the site has been largely constructed and once completed this will result in the closure of the existing access road in the south eastern corner of the site to vehicles.

Aerial view of the site

www.turner.studio 4 2 1 3

N 3 4 2 1 . View towards site entrance off Smallford Lane 1. View towards site entrance off Smallford facing North 2. View within Smallford works 3. View within site facing site entrance (south) 4. View facing site access new road (east) SMALLFORD WORKS, ST ALBANS ST WORKS, SMALLFORD STATEMENT + ACCESS DESIGN 14 2.1.3 SITE PHOTOGRAPHS 2.1.3 2.0 THE SITE

2.1.3 SITE PHOTOGRAPHS

1 2

1. View of site from Smallford Pit to the west 2. View of site boundary via footpath to the south 3. View of site from Smallford Lane (east)

1

2

3

4

N www.turner.studio DESIGN + ACCESS STATEMENT SMALLFORD WORKS, ST ALBANS

2.2 SITE CONTEXT 2.2.1 REGIONAL CONTEXT

WELWYN GARDEN CITY

M1

National Map HATFIELD ST ALBANS

The Smallford Works site is located in Hertfordshire and sits in the St Albans District SITE council, between St Albans City and Hatfield within close proximity of both the M1 and M25.

N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\A4 Figure 1 Portrait.mxd LW / 24.04.17

Sandridge J4 Northamptonshire Hatfield Garden Village Cambridgeshire A414

Bedfordshire M25 A1001 ST ALBANS

J3 Hertfordshire A1057 DISTRICT Essex ST. ALBANS DISTRICT

A1000 Oxfordshire Sleapshyde J2 Buckinghamshire

A414 Greater London

A1081 N

Berkshire Water End DISTRICT

London Colney Kent A1(M) Surrey Frogmore J22 Regional Map District Map

16 207500 207000 206500

519000 519500 520000 520500

Scale at A4: 1:10,000 0 250m

Site Boundary ± Figure 1: Site Location

Planning ● Heritage www.cgms.co.uk

© Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 Contains Ordnance Survey data © Crown copyright and database right [2017] 2.0 THE SITE

2.2.2 COLNEY HEATH CONTEXT

HATFIELD 15 MINS

SMALLFORD

St Albans Parish Boundaries ST ALBANS

17 MINS Situated in the village of Sleapshyde, Smallford Works is located within the county SLEAPSHYDE of Hertfordshire which is in the Eastern SITE region of the UK. 18.4 miles North West from the centre of London, 3.09 miles East from the centre of St Albans, 11.08 miles South East from the centre of Luton and 23.84 miles East from the centre of Aylesbury.

The local council responsible for Smallford Works is St. Albans District Council which is a District Council and the local parish council is Colney Heath Civil Parish.

N TO LONDON 47 MINS Travel Distance (Public Transport) Colney Heath Parish Map

www.turner.studio DESIGN + ACCESS STATEMENT SMALLFORD WORKS, ST ALBANS

2.2.2 COLNEY HEATH CIVIL PARISH CONTEXT

2.2.2.1 MOVEMENT AND TO HATFIELD CONNECTIVITY The routes surrounding the site follow a clear hierarchy. The dominant route from the site is Smallford Lane, running from Smallford and the A1057 in the north to the North Orbital Road (A414) in the south. Smallford Lane has a A1057 local character, and provides access to the STATION residential dwellings on Sleapshyde Lane TO ST ALBANS/ ROAD and Sleapcross Gardens. HEMEL In terms of a wider connectivity network, the A1057 provides access to both St Albans in the west and Hatfield in the east. The A414 is a more strategic connection, linking east to junction 3 of the M1. The local footpath network, including The Alban Way, provide local access, and bus route north to the A1057 provides connectivity to wider destinations via further bus routes. St Albans station is located approximately ALBAN WAY TO HATFIELD (M1) 3 miles away and provides fast services to London St Pancras in 18 minutes. The existing vehicular access is from Smallford Lane, Opposite the junction with SMALLFORD Sleapshyde Lane, this serving the whole of LANE the site by an internal roadway. SITE

SLEAPSHYDE TO ST ALBANS/ LANE NORTH ORBITAL ROAD (A414) HEMEL

COLNEY HEATH

LANE N

Aerial map of area showing movement and connectivity

18 2.0 THE SITE

2.2.2 COLNEY HEATH CIVIL PARISH CONTEXT

2.2.2.2 LANDSCAPE The site is located within the existing landscape of Smallford and environs, with open space to the north, south and west of the site boundary. The site is part of the metropolitan green belt and Watling Chase Community Forest. A belt of sand and gravel deposits stretches across the vale, so this landscape is historically dominated by aggregate extraction and, usually, subsequent landfill waste disposal sites as is the case around Smallford Pit. The boundaries of the site are well demarcated with mature trees. Beyond the site in the surrounding area, the character varies from open space to hedgerows and tree lines. Perhaps the most significant of these tree lines runs along the route of the former Hatfield and St Albans Railway to the north of the site POND A pond, from the former Smallford gravel and sand workings, lies to the north of the site and is surrounded by mature landscape. The site is excellently placed to benefit from connections to local landscape as well as movement routes. SITE

SMALLFORD PIT

BUTTERWICK BROOK

N Retail/Convenience Store Water Bodies Mature Landscape Aerial map of area showing landcape

www.turner.studio DESIGN + ACCESS STATEMENT SMALLFORD WORKS, ST ALBANS

2.2.2 COLNEY HEATH CIVIL PARISH CONTEXT

2.2.2.3 LOCAL AMENITIES St Albans Nursery The Three The site is located to the east of St Albans and Montessori Pre- Horseshoes town centre, with numerous amenities School surrounding the site and easily reached by public transport. The closest are those associated with the settlement of Smallford to the north of the site, just over ten minutes walk away, including a shop, nursery and The Three Horsehoes public house. 10 mins Walk Glinwell Numerous educational institutions are Marketing located close to the site, with Colney Heath Ltd School (Nursery, infant and junior), Nicholas Breakspear R C School (Secondary) and (further education) providing for all ages.

The Plough

SITE 5 mins Walk

Residential Business/Industrial Public House COLNEY N Retail/Convenience Store HEATH Education PRIMARY Play Space SCHOOL Aerial map of area showing local amenities

20 2.0 THE SITE

2.2.3 AREA CONTEXT

The site comprises Smallford Works, a complex of industrial units and storage yards The site is entirely covered in hardstanding with no apparent areas of soft landscaping. POND It is proposed to provide a new access road from Smallford Lane at a point 117m north of that existing. The new road will be 6.5m wide, and its construction would involve the removal of a length of about 18m of the hedgerow along the highway frontage. SMALLFORD LANE Planning approval has been granted for the proposed works (ref: 5/02/2122). The Plough

SITE

SLEAPSHYDE

N

Aerial map showing character areas

www.turner.studio DESIGN + ACCESS STATEMENT SMALLFORD WORKS, ST ALBANS

2.2.4 TOWNSCAPE CHARACTER

2.2.4.1 MATERIALITY

Mixed external material palette

2.2.4.2 FORM + MASSING

Variety in height but predominantly 2-storey semi-detached buildings with a number of detached and single storey houses. There is also a sense of symmetry between the building forms and related adjacent buildings.

2.2.4.3 FRONTAGE (BUFFER AREA)

Façades separated from street edge at various depths but mostly with defensible/ buffer spaces

22 2.0 THE SITE

2.2.4 TOWNSCAPE CHARACTER

2.2.4.4 ROOFSCAPE

Varied form and materials. Undulating form and variety makes for interesting roofscape presentation

2.2.4.5 PROPORTION

A deliberate horizontal emphasis using contrasting materials to delineate facade. There is also an apparent aspiration for the roofing materials to appear to integrate with the side walls.

2.2.4.6 PARKING

Primarily within demise with allowance for street parking.

www.turner.studio DESIGN + ACCESS STATEMENT SMALLFORD WORKS, ST ALBANS

2.3 SITE HISTORY 2.3 SITE HISTORY

The site most likely comprised agricultural land during the Anglo-Saxon and Medieval periods, potentially falling within the estate of Butterwick Farm. Between 1924 and 1937, much of the Smallford Area had been taken over for gravel quarrying and a substantial gravel pit bound the site to the west. A brickworks had been constructed on the site by this date with associated landscaping and infrastructure. By the early 1960s quarry pits extended to the north and south as well as the west of the site. Within the site itself additional works buildings had been constructed along with single track lines leading from the works buildings to the quarry pits. SITE By the mid 1970s the site had been completely redeveloped with works buildings and infrastructure). By this date Battleswick Farm had been demolished due to quarrying.

Gravel pits near Smallford Lane, Sleapshyde, 1939

24 2.0 THE SITE

2.3 SITE HISTORY

N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 4.mxd MP / 27.04.17 N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 5.mxd MP / 27.04.17 N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 6.mxd MP / 27.04.17 N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 7.mxd MP / 27.04.17 More recently the works buildings have been demolished and replaced with industrial units and storage yards. The archaeological potential for evidence of Post Medieval settlement evidence is considered to be low/nil. Buried remains of the former 20th century brickworks may be present but are considered to have little heritage interest. The closest listed building lies approximately 100m east of the study site (Ye Olde House). No Scheduled Monuments lie on or close to the site. The site is considered to have a low to moderate archaeological potential however due to past ground disturbance any archaeological remains, if they occur, will be of no more than a local significance. 1 2 3 4

Kindly refer to the associated archeological Scale at A4: 1:25,000 Scale at A4: 1:2,500 Scale at A4: 1:2,500 Scale at A4: 1:2,500 0 750 0 75 0 75 0 75 m m m m assessment report for further information. N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 8.mxd MP / 27.04.17 N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 9.mxd MP / 27.04.17 N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 10.mxd MP / 27.04.17 N:\23000-23999\23267 - Smallford Works, St Albans\Figures\Mapping\GIS\Projects\Figure 11.mxd MP / 27.04.17

Approximate Site Location Site Boundary Site Boundary Site Boundary Figure 4: Figure 5: Figure 6: Figure 7: 1822 Bryant 1840 St Peter’s Tithe 1877 Ordnance Survey 1898 Ordnance Survey Map Planning ● Heritage Planning ● Heritage Planning ● Heritage Planning ● Heritage www.cgms.co.uk www.cgms.co.uk www.cgms.co.uk www.cgms.co.uk

© Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 Contains OS data © Crown copyright [and database right] 2017 Contains OS data © Crown copyright [and database right] 2017 Contains OS data © Crown copyright [and database right] 2017 Contains OS data © Crown copyright [and database right] 2017

5 6 7 8

Scale at A4: 1:2,500 Scale at A4: 1:2,500 Scale at A4: 1:5,000 Scale at A4: 1:2,500 0 75 0 75 0 150 0 75 m m m m

Site Boundary Site Boundary Site Boundary Site Boundary 1. 1822 Bryant Figure 8: Figure 9: Figure 10: Figure 11: 2. 1840 St Peter’s Tithe Map 1924 Ordnance Survey 1937 Ordnance Survey 1960 Ordnance Survey 1976 Ordnance Survey Planning ● Heritage Planning ● Heritage Planning ● Heritage Planning ● Heritage www.cgms.co.uk www.cgms.co.uk www.cgms.co.uk www.cgms.co.uk

3. 1877 Ordnance Survey © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 Contains OS data © Crown copyright [and database right] 2017 Contains OS data © Crown copyright [and database right] 2017 Contains OS data © Crown copyright [and database right] 2017 Contains OS data © Crown copyright [and database right] 2017 4. 1898 Ordnance Survey

N 5. 1924 Ordnance Survey 6. 1937 Ordnance Survey 7. 1960 Ordnance Survey 8. 1976 Ordnance Survey

www.turner.studio ry da NORTH un Bo ct HERTFORDSHIRE tri is D DISTRICT BOROUGH

District CENTRAL Bounda BEDFORDSHIRE ry

176 177 5668 58a 58b 103 53 65 57 ry da 203 un 175 Bo ct 205 tri is D 106 111 DESIGN54 + ACCESS STATEMENT SMALLFORD WORKS, ST ALBANS 60 178 167 179 SLP25b 331 92 165 204 180 201 SLP25a 97 10 7 20c 296 11 1 131 59 152 155 ary 2 8 ound 297 4 trict B 300 170 9 Dis 258 202 20b 24966 94 130 63b63a 21 119 20a 295 69 A10 62 299298 3 SLP40 13819266 95 98 324 174 147 278173 22 277 137 140 2.4 POLICY23 CONTEXT 18 ry 67 da WELWYN un 181 Bo ct HATFIELD 139 tri 317 is 2.4.1 KEY POLICY ISSUES & CONSTRAINTS D BOROUGH 199 291164 61 272 271 27 National Planning Policy Framework:

y Paragraph 17: Core Planning Principles ar NORTH d un Bo 151 ct HERTFORDSHIRE tri is Section 1. Building a strong, competitive25 26 economy D DISTRICT 104318 261 DACORUM Section 3: Supporting a prosperous116 rural economy BOROUGH 198 D Dist is CENTRAL rict Bou SLP9 24 ndary tr 108107 ic BEDFORDSHIRE t Section 4: Promoting Sustainable Transport B 150 o u 265 n d A4 290 263 a r y Section333 7: Requiring Good Design 176 177 5668 58a 58b 103 53 65 Section 8: Promoting182 healthy73 communities 57 211 203 301 175 332 205 Section217 9: Protecting256 Green Belt land 106 111 302 54 Section 10: Meeting the challenge of climate 60 178 A11 167 179 71c SLP25b 331 WELWYN y 71a 92 ar change,71b flooding and costal change 165 180 201 SLP25a d 204 10 un 97 7 Bo ct HATFIELD 296 1 tri 11 is 20c 131 152 D 229 59 155 Section 11: Conserving228 and enhancing the natural 297 2 8 BOROUGH 300 170 4 9 259 219 258 202 DACORUM 213 20b 24966 94 75 125 130 63b63a 21 119 environment 20a 123 295 BOROUGH 288 69 A10 62 Section144 12: Conserving327 and enhancing the historic 299298 3 ary SLP40 ound rict B 146244 266 98 324 Dist environment159 13819 95 243 174 30484 157 147 328275 A15 278173 207 323 22 277 137 279 140 23 264 18 67 70221 D National208 Planning Practice Guidance: 181 is 142 139 tri 216 317 c 251 t 246 81 B 209 o 227 u 79 Para.214 23:234 Design:A26 How 282Should Buildings319 and the n 215 85 199 d 291164 a 212 A2580 ry A18 226 145 160 72 SLP10 61 307 Spaces326 Between250 Them Be Considered? 222 245 78 86 SLP18 121b121a 271272 A2 27 ry da WELWYN un Bo ct HATFIELD tri St Albans District Local Plan Review 1994: is D 126 281 D BOROUGH is 39 tr 148 ic 289 t 151 B 83 260 o Policy 1: Metropolitan Green Belt u 127 161 25 26 n 303 156 d 274 132 104 a 128 318 261 r 280 49 y A21231 198116 Policy 5: New Housing Development in Specified SLP9 24 SLP13d 210 GS1 267 108107 38 150 265 184 Settlements 37 A4 290 263 87 SLP13a 224225 333 SLP13c A20 Policy 8: Affordable Housing in the Metropolitan 182 211 73 332 301 SLP13b 306 223 74a 217 256 D is tr Green Belt 302 ic SLP28 A23 t 41 (A) B o 101 A11 u 71c n d 41 (B) 71a a 71b r Policy 19: Overall Employment162 Strategy74b y 74c 30 228 229 109SLP33 259 219 Policy 23: Business Use Development133 75 213 125 SLP26 31 288 123 96 144 327 Policy 24: Unallocated Employment A828Sites 244 159 146 WELWYN 46 243 43 (A) 255 134 30484 157 HATFIELD 310 207 328275 A15 THREE RIVERS 269 43 (B) Policy 34: Highways Considerations34 in236 323279 BOROUGH 14 SLP37 257 276 33 264 DACORUM 32 70221 208 DISTRICT 44 251142 216 BOROUGH 100 Development Control 209 246 81 227 15 241 283 79 214 234215A26 282 85 319 40 122 212 A2580 47 242189 330235149 A18 226 145 160 72 SLP10 SLP8c 307 326 250 222 245 78 86 SLP18 12 Policy315 35: Highway Improvements in Association238 A2 121b121a 42 314 29 (1)(2) 126 281 39 192 172 36 289 148 120 13 with Development 35 311 83 260127 D 303 161 156 D istrict B 200 SLP21 274 132 is ounda 191 128 tri ry 49 c SLP8a A19 237A3 280 t A21231 B 45 o u Policy 37; Commercial Servicing SLP13d 210 n GS1 267 d 38 a 190 r 184 37 y 118 87 SLP13a 224225 SLP20 325 117 SLP13c A20 Policy 39:262 Parking Standards, General 253 SLP13b D 240 306 223 74a is tr ic t SLP28 A23 B 41 (A) o SLP8b 101 u Requirements n 239 41 (B) d 89 162 74b a ry 74c 30 185 193 286 109SLP33 SLP6 Policy 40: Residential Development Parking 133 HERTSMERE 313 SLP26 96 31 D i BOROUGH s 316 99b99a A828 t r 43 (A) 46 ic Standards 255 134 t 269 43 (B) 34236310 B 257 276 33 o 186268 14 SLP37 32 u 17 48 44 n d Policy 44: Business Use, Industrial, and Storage 100 a 15 241 283 r 40 47 122189 330 y 17 SLP8c 242 235149 12 315 238 187 254 29 (1) and Distribution Parking StandardsPolicy 69: 42 314 29 (2)36 141 329 120 13 192 172 35 311 191200 SLP21 SLP8a 45 A19 237A3 ct 16 General Design and Layout 190 THREE RIVERS tri ry s a 118 Di d SLP20 325 117 DISTRICT BOROUGH un 262 o 153 240 253 B Policy 70: Design and Layout of New Housing SLP8b 89 239 114 185SLP6 193 286 Policy 74: Landscaping and Tree Preservation 313 HERTSMERE 316 99b99a District B oundary BOROUGH 194 186268 Policy 75: Green Space within Settlements 17 48 17 187 254 Policy 84A: Drainage Infrastructure 141 329 16 HERTSMERE

153 D i BOROUGH Policy 143B: Implementation s t r ic t 114 B o u n d a r 194 y

Supplementary Planning Guidance: WATFORD ct tri ry is a BOROUGH D nd ou Local Plan PoliciesB Map Background Neighbourhood Small Scale ResidentialRevised Parking Development: Policies and Standards, Parish/Town January Councils HERTSMERE 2002 Background Neighbourhood Small Scale Residential Development: Parish/Town Councils BOROUGH St Albans Local Plan Policies Maps KeyBackground Neighbourhood Small Scale Residential Development: Parish/Town Councils Key Design Note 1 – Residential Layout and Design SHLAA Green Belt Site S3 Metropolitan Green Belt L12 (Key Shopping Areas) Key SHLAA Urban Site S6 Broad Locations for Development (wider boundaries including retained Green Belt)* L16 Mixed Use Opportunity Areas SHLAA Green Belt Site SKM Green Belt Review Site SHLAA Urban Site L5 Small Scale Development in Green Belt Settlements L18 Transport Strategy (improvements in Green Belt) 2014 Draft SLP Consultation Submission Site SKM Green Belt Review Site L8 Primarily Residential Areas L21 Education (in Green Belt)* Calls for Sites 2014 Draft SLP Consultation Submission Site Calls for Sites Local PlanL9 PrimarilyPolicies Business Use Areas Map L22 Community Leisure and Sports Facilities (London Road Cemetery Extension) Completed SHLAA Sites Completed SHLAA Sites L10 Strategic Office Locations L22 Community Leisure and Sports Facilities (Leisure Facilities Enhancement Opportunity) Key L11 Special Employment Locations in the Green Belt L26 Local Green Space S3 Metropolitan Green BeltL12 (Town Centres) L12 (Key Shopping Areas) S6 Broad Locations for DevelopmentL12 (District (wider Centres) boundaries including retained Green Belt)* L16 Mixed Use Opportunity Areas L5 Small Scale Development in Green Belt Settlements L18 Transport Strategy (improvements in Green Belt) L8 Primarily Residential AreasL12 (Local Centres) L21 Education (in Green Belt)* L9 Primarily Business Use Areas L22 Community Leisure and Sports Facilities (London Road Cemetery Extension) © Crown copyright and database rights 2016 Ordnance Survey 100018953 L10 Strategic Office Locations L22 Community Leisure and Sports Facilities (Leisure Facilities Enhancement Opportunity) L11 Special Employment Locations in the Green Belt L26 Local Green Space L12 (Town Centres)*NB: the extent of the school sites shown are only indicative areas of search L12 (District Centres)and are mostly much larger than the areas that will ultimately be needed L12 (Local Centres) © Crown copyright and database rights 2016 Ordnance Survey 100018953 *NB: the extent of the school sites shown are only indicative areas of search and are mostly much larger than the areas that will ultimately be needed

26 © Crown copyright© Crown and database copyright rights 2018 and Ordnance database Survey 100018953 rights 2018 Ordnance Survey 100018953 2.0 THE SITE

2.4.1 KEY POLICY ISSUES & CONSTRAINTS

The proposed development lies in the Metropolitan Green Belt and the Colney Heath Farmland Landscape Character Area. The site also lies within the Watling Chase Community Forest and the surrounding land is a Key Biodiversity area and County Wildlife Site. The site falls within the definition of Previously Developed Land (PDL) in the glossary to the National Planning Policy Framework (NPPF), given the established industrial activities onsite. Paragraph 89 of the Framework states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt with a number of exceptions, which includes at bullet point 6: “limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the SITE purpose of including land within it than the existing development”. In view of paragraph 89 (6) and given that the site is PDL it is considered that the proposals have the potential to be considered as an exception and not therefore deemed to be inappropriate development, subject to the impact of the development on the openness of the Green Belt and the purpose of including land within it.

LEGEND

Metropolitan Green Belt

Small Scale Development in Green Belt Settlements

Conservation Area

Primarily Business Use Areas N

Listed Buildings

Historic Buildings St Albans Local Plan Policies Maps extract

www.turner.studio