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Call for Sites 2021 Justification Statement V3
Planning Justification Statement Representation to Hertsmere Local Plan Process Commercial Redevelopment Land and Buildings at the Mercure Hotel Watford, A41 Bypass WD25 8JH March 2021 Contents 1. Introduction 2 2. The Site 4 3. The Proposal 7 4. Exceptional Circumstances 12 5. Economic Need 16 6. Green Belt and Landscape 25 7. Transport and Accessibility 31 8. Flood Risk 34 9. Ecology and Trees 37 10. Heritage 40 11. Other Technical Matters 41 12. Case of Exceptional Circumstances 43 13. Conclusion 51 Appendix A: Site Planning History 1 1. Introduction This Planning Justification Statement is submitted by Warner Planning on behalf of Regen Properties LLP. This submission is made to the Hertsmere Borough Council 'Employment Land Call for Sites' 2021. We promote land and buildings at the Mercure Hotel Watford, A41 Bypass WD25 8JH for allocation for B8 with ancillary B1 commercial development. The hotel has been struggling for several years, which has been further compounded by the Covid-19 Pandemic, and the hotel is due to close in late 2021/early 2022. This statement, therefore, provides representations in respect of the whole site, including the hotel buildings and the land to the south-east of the building, which is part of the same plot. Through this statement, we will demonstrate that this is a credible and deliverable opportunity with no technical issues. This submission is supported by a wealth of technical reports, including: • Masterplans – UMC • Economic Benefits Assessment - Lichfields • Landscape Visual Overview – CSA Environmental • Ecology Overview- CSA Environmental • Aboricultural Assessment – DCCLA • Flood Risk and Drainage Apprisal – EAS • Transport Review – EAS • Desk Based Phase 1 Environmental Site Assessment – TRC • This Statement – Warner Planning • Market Report – Knight Frank • Employment Call for Sites Submission Form There are limited alternatives to this proposal. -
Valentine Cottage, 34 Green Street, Milton Malsor, Northamptonshire NN7 3AT
Valentine Cottage, 34 Green Street, Milton Malsor, Northamptonshire NN7 3AT A picturesque detached Location cottage set in the heart Milton Malsor is a popular village lying about three miles to the south-west of Northampton. of this popular village It is conveniently placed for access to the M1 motorway at junctions 15 and 15a. The village is about sixteen miles from Milton Keynes which has excellent shopping and The Property leisure facilities as well as a mainline station Probably dating from the 19 th century with fast trains to London Euston taking 35 Valentine Cottage is brick and ironstone minutes or less. The village has a primary built with a slated roof. The cottage stands school, post office, church and two public in the conservation area of this popular houses. Collingtree Park golf course is only a village. It has seen many uses over the short distance away. years having been a butchers shop, an • Northampton 3 miles antique shop, a hairdressers and finally a • Trains to London Euston 55 minutes post office, prior to its conversion to a • M1 (Junction 15) 2 miles house in 1996. • Milton Keynes 16 miles Features • Towcester 6 miles (Distances/time approximate) • Picturesque detached cottage • Popular conservation village in South Northants Directions (NN7 3AT) From Northampton and the Hunsbury • Living room with staircase to first floor roundabout, adjacent to Tesco’s, proceed • Well fitted kitchen south towards Milton Malsor. Cross the M1 • Two first floor bedrooms motorway and on reaching the village take the • Bathroom first left hand turn into Lower Road. As the road bends to the right, take the second left hand turn into Green Street. -
March Barn, Cornhill, Pattishall, Northamptonshire NN12 8LQ
March Barn, Cornhill, Pattishall, Northamptonshire NN12 8LQ March Barn, Cornhill, Pattishall, Northamptonshire NN12 8LQ Guide Price: £500,000 A fabulous and rarely available converted barn situated in the hamlet of Cornhill with far-reaching countryside views. The versatile accommodation extends to covered porchway, reception/dining hall, sitting room with wood burning stove, kitchen/dining room, utility, cloakroom, huge landing/study, master bedroom with en-suite, two further double bedrooms and family bathroom. There is a gated entrance to the community, off- road parking for several cars, large single garage/workshop, generous lawned front garden and pretty, enclosed, courtyard rear garden. Features • Fabulous converted barn • Small gated community • Far-reaching countryside views • Vaulted ceilings and beams • Sitting room with wood burner • Reception/dining hall • Kitchen/dining room • Utility & WC • Stunning vaulted landing/study • Master bedroom with en-suite • Two further double bedrooms • Family bathroom • Front & rear gardens • Large garage & allocated parking • Energy rating C Location Situated in the pretty South Northamptonshire countryside, the hamlet of Cornhill is between the villages of Bugbrooke and Pattishall. Pattishall boasts a church, parish hall, primary school with pre-school and nursery, a large playing field with football, cricket and tennis facilities with play equipment, two further play areas, pub, restaurant, and a variety of groups and societies. ‘Pattishall in the Park’ is an annual music festival. A fish & chip van, mobile library and mobile butcher visit the village on a weekly basis. There is good access to the main arterial roads including M1 motorway at junction 15a, the M40 and A43 with train stations at Milton Keynes and Northampton offering services to London Euston with journey times of around 35 minutes and 1 hour respectively. -
160 Great Britain for Updates, Visit Wigan 27 28
160 Great Britain For Updates, visit www.routex.com Wigan 27 28 Birkenhead Liverpool M62 36 Manchester Stockport M56 Mold Chester 35 Congleton Wrexham 59 M6 Shrewsbury 64 65 07 Wolverhampton Walsall West Bromwich Llandrindod Birmingham Wells Solihull M6 03 Coventry Warwick02 Carmarthen Hereford 01 51 60 Neath M5 Swansea 06 Pontypridd Bridgend Caerphilly Newport Cardiff M4 13 Barry Swindon M5 Bristol 61 14 Weston-super-Mare Kingswood 31 Bath 32 M4 05 Trowbridge 62 Newbury Taunton M5 20 Yeovil Winchester Exeter Southampton 55 Exmouth M27 Poole Lymington Bournemouth Plymouth Torbay Newport GB_Landkarte.indd 160 05.11.12 12:44 Great Britain 161 Wakefield 16 Huddersfield Hull Barnsley Doncaster Scunthorpe Grimsby Rotherham Sheffield M1 Louth 47M1 Heanor Derby Nottingham 48 24 Grantham 15 Loughborough 42 King's Leicester Lynn 39 40 Aylsham Peterborough Coventry Norwich GB 46 01 Warwick Huntingdon Thetford Lowestoft 45 M1 Northampton 02 43 44 Cambridge Milton Bedford Keynes Biggleswade Sawston 18 M40 19 Ipswich Luton Aylesbury Oxford Felixstowe Hertford 21 50 M25 M11 Chelmsford 61 30 53 52 Slough London Bracknell Southend-on-Sea Newbury Grays 54 Wokingham 29 Rochester Basingstoke 22 M3 Guildford M2 M25 Maidstone Winchester 23 M20 17 M27 Portsmouth Chichester Brighton La Manche Calais Newport A16 A26 Boulogne-sur-Mer GB_Landkarte.indd 161 05.11.12 12:44 162 Great Britain Forfar Perth Dundee 58 Stirling Alloa 34 Greenock M90 Dumbarton Kirkintilloch Dunfermline 57 Falkirk Glasgow Paisley Livingston Edinburgh Newton M8 Haddington Mearns 04 56 Dalkeith 26 Irvine Kilmarnock Ayr Hawick A74(M) 41 Dumfries 25 Morpeth Newcastle Carlisle Upon Whitley Bay 12Tyne 08 South Shields Gateshead 09 11 Durham 49 Redcar 33 Stockton-on-Tees M6 Middlesbrough 10 38 M6 A1(M) 37 Harrogate York 63 M65 Bradford Leeds Beverley M6 28 M62 Wakefield Wigan 16 27 Huddersfield Birkenhead Liverpool Manchester Barnsley M62 Scunthorpe 35 36Stockport Doncaster Rotherham Sheffield GB_Landkarte.indd 162 05.11.12 12:44 Great Britain 163 GPS Nr. -
BUCKING Hal\T!SHIRE. FAR 259
TRADES DIRECTORY.] BUCKING HAl\t!SHIRE. FAR 259 Tack Thomas, The Firs, Steeple Clay- TownsendJohnEmberton,Newprt. Pagnll Webb Joseph, Mount Pleasant, ~fiddle don, Winslow Townsend J. W. Gayhurst, :Newprt. Pgnll Craydon, Steeple Claydon S.O Talbot William, The Hyde, Olney S.O Treadwell J. Winchendon Up. Aylesbury Webster Samuel, North Crawley, New- Tanner Henry, Twyford, Buckingham Treadwell Samuel, Windmill hill, Wad- port Pagnell Tapping Henry, Wendover dean, Wen- desdon, Aylesbury WeedonThomasBrown,NewHousefarm, dover, Tring Treadwell Tom, Stowe, Buckingham Chalfont St. Giles,Gerrard's Cross R.S.O TappingJ. H. Weston Turville, Aylesbury Treadwell J. jun. Tingewick, Buckingham Welch George, Gold hill, Chalfont St. Tapping John Henry, Manor farm, Stoke Tucker John, Little Totteridge, Hazle- Peter, Gerrard's Cross R.S.O Mandeville, Aylesbury mere, High Wycombe Welch T. Layter's green, Chalfont St. Tarrant J. Eton wick, Eton, Winsdor Turner W. Great Brickhill, Bletchley Peter, Gerrard's Cross R.S.O Tattam John, Deverells, Swanbrne. W nslw Turney C. T. Chicheley, K ewport Pagnell Wells J ames, Ley hill, Chesham R.S.O Tayler G. Kickles frm. Newport Pagnell Turney J. Slapton, Leighton Buzzard West Arthur, Twigside, Ibstone, Tetswrth Taylor David, Haddenham, Thame TurneyJameFJ,Soulbury,LeightonBuzzrd West GBo. Stokenchurch, Wallingford Taylor G. Little Missenden, Amersham Turnham Henry, London road, Wycombe West Geor"e, Hundridae, Chesham R.S.O Taylor Henry, Newton Blossom ville, Twidell W. Dagnall, Great Berkhamstead West Robe~t, Daws hill~Radnage, Stoken- Newport Pagnell Tyler Thomas, Loosely row, Princes church, Wallingford Taylor J. Milton Keynes, Nwprt. Pagnell Risborough S.O West W. Lewkner-up-Hill,High Wycombe Taylor James, Lane farm, Kingswood, Uff Richard, Westcott, Aylesbury Westaway Mark A. -
The M1 Motorway (Junctions 5 – 6A
THE M1 MOTORWAY(JUNCTIONS 5–6A) TEMPORARYOVERNIGHT CLOSURES Notice is hereby given that Highways England Company Limited(a) intends to make an Order on the M1 Motorway,inthe County of Hertfordshire, under Section 14(1)(a) of the Road Traffic Regulation Act 1984 because works areproposed to be executed on the road. The effect of the Order would be to authorise the overnight closureofthe following – (a) the slip roads leading to and from both carriageways of the M1 at Junction 5(A41, A4008); (b) the slip roads leading to and from both carriageways of the M1 at Junction 6(A405); and (c) the link road leading from the southbound carriageway of the M1 at Junction 6A to both carriageways of the M25 at Junction 21. These measures would be in the interest of road safety to enable contractors to undertake cyclical maintenance work. It is expected that the work would take place for approximately 1-2nights for each closureat(a) –(c) above every two months at the following times: Monday-Thursday nights 22:00 –05:30 Friday nights 23:00 –06:00 Saturday nights 22:00 –06:00 Sunday nights 22:30 –05:30 The Order would come into force on 1August2017 and have amaximum duration of twelve months. During the closures outlined above, traffic affected would be diverted using other junctions of the M1, the A41, the A405 and the A410. The slip road closures, link road closureand diversion routes would be clearly indicated by traffic signs throughout the works periods. MTaylor, an official of Highways England Company Limited Ref: HA/M1/35/3/1894 (a)Registered in England and Wales under company no. -
The Old Brewery Milton Malsor
THE OLD BREWERY TOWCESTER ROAD • MILTON MALSOR • NORTHAMPTON • NN7 3AP 4,840 sq ft (450 sq m) approx Available Leasehold or Freehold FREEHOLD OFFICES WITH ALTERNATIVE • Three storey prestigious offices with detached garage/store. USE OPPORTUNITIES (SPP) • Potential for alternative uses (subject to planning permission). FOR SALE / TO LET • Ample on-site car parking spaces The Old Brewery • Towcester Road • Milton Malsor • Northampton • NN7 3AP Location Description Accommodation The premises are located in Milton Malsor just off the A three-storey property being former Headquarter offices, Towcester Road approximately 4 miles to the southwest of with detached garaging/store. Sq Ft Sq M Northampton Town Centre. • To be fully fitted buildings with carpeting, heating and Ground Floor 1,380 128 Excellent access is offered to the Town’s principal trunk roads lighting including Junctions 15 (4 miles) and 15a (3 miles) of the M1 First Floor 1,330 124 • Secluded setting within established mature gardens motorway. Second Floor 1,415 131 • Suitable for a variety of uses, subject to planning Travel Time permission where appropriate Basement 725 67 Approximate travel time by foot and car to local amenities and Total 4,850 450 road networks. Potential uses The premises have formerly been used as offices and it is • The Greyhound pub - 3 minutes walk The floor areas are approximate on a gross internal basis considered that the building may be suitable for a variety of having been rounded. • Bus Stops - 3 minutes walk alternative uses including; community, nursery etc subject to the appropriate planning permission being granted. • Village Store – 5 Minutes walk • M1 Motorway - 10 minutes drive Anti-Money Laundering In order to comply with the EU's 5th Money Laundering Directive, we are obligated to obtain satisfactory evidence of any Tenant’s / • Northampton town centre - 15 minutes drive Purchaser’s identity. -
CT4 Policy Approach to Northampton Fringe Areas: Review and Assessment
Daventry Landscape Assessment CT4 Policy Approach to Northampton Fringe Areas CT4 Policy Approach to Northampton Fringe Areas: Review and Assessment Land Unit NF1 – Land to the South of Upper Harlestone Area: 174ha Plan NF1a – Plan Showing Relevant Current Planning Designations and Environmental Constraints, Public Access and Recreational Routes, and Consented Development Rationale for selecting the NF1 is at the northwest extent of the Northampton Fringe within land unit: Daventry District. The land unit has been selected for review and assessment as an area of land between Upper Harlestone and the suburb of New Duston in Northampton. NF1 is adjacent to an area of planned growth to meet the needs of Northampton (Sustainable Urban Extension (SUE) – see below) which is within and just outside the District boundary. 6053.027 Version 1.0 June 2017 Page 1 Daventry Landscape Assessment CT4 Policy Approach to Northampton Fringe Areas Relevant current planning Special Landscape Area (Daventry District Council Saved designations and known Local Plan Policy EN1) within the northwest part of NF1. environmental constraints The land in the northeast part of NF1 (to the northeast of (see inset plan above): Port Road) is currently designated as ‘Green Wedge’ (Daventry District Council Saved Local Plan Policy EN10). Woodland blocks and belts within and adjacent to the southwest part of NF1 are designated as Local Wildlife Sites. The northwest boundary of NF1 (which follows a tributary watercourse) is in Environment Agency Flood Zone 3. There are a number of Grade II Listed Buildings in Upper Harlestone to the north of NF1. Northampton West SUE (N4) allocated on land within Daventry District which rises up from A428 at northwest edge of Northampton, between Round Oak Plantation and the District boundary, including Fleetland Farm. -
Northamptonshire Past and Present, No 61
JOURNAL OF THE NORTHAMPTONSHIRE RECORD SOCIETY WOOTTON HALL PARK, NORTHAMPTON NN4 8BQ ORTHAMPTONSHIRE CONTENTS Page NPAST AND PRESENT Notes and News . 5 Number 61 (2008) Fact and/or Folklore? The Case for St Pega of Peakirk Avril Lumley Prior . 7 The Peterborough Chronicles Nicholas Karn and Edmund King . 17 Fermour vs Stokes of Warmington: A Case Before Lady Margaret Beaufort’s Council, c. 1490-1500 Alan Rogers . 30 Daventry’s Craft Companies 1574-1675 Colin Davenport . 42 George London at Castle Ashby Peter McKay . 56 Rushton Hall and its Parklands: A Multi-Layered Landscape Jenny Burt . 64 Politics in Late Victorian and Edwardian Northamptonshire John Adams . 78 The Wakerley Calciner Furnaces Jack Rodney Laundon . 86 Joan Wake and the Northamptonshire Record Society Sir Hereward Wake . 88 The Northamptonshire Reference Database Barry and Liz Taylor . 94 Book Reviews . 95 Obituary Notices . 102 Index . 103 Cover illustration: Courteenhall House built in 1791 by Sir William Wake, 9th Baronet. Samuel Saxon, architect, and Humphry Repton, landscape designer. Number 61 2008 £3.50 NORTHAMPTONSHIRE PAST AND PRESENT PAST NORTHAMPTONSHIRE Northamptonshire Record Society NORTHAMPTONSHIRE PAST AND PRESENT 2008 Number 61 CONTENTS Page Notes and News . 5 Fact and/or Folklore? The Case for St Pega of Peakirk . 7 Avril Lumley Prior The Peterborough Chronicles . 17 Nicholas Karn and Edmund King Fermour vs Stokes of Warmington: A Case Before Lady Margaret Beaufort’s Council, c.1490-1500 . 30 Alan Rogers Daventry’s Craft Companies 1574-1675 . 42 Colin Davenport George London at Castle Ashby . 56 Peter McKay Rushton Hall and its Parklands: A Multi-Layered Landscape . -
British Waterways Board General Canal Bye-Laws
BRITISH WATERWAYS BOARD GENERAL CANAL BYE-LAWS 1965 BRITISH WATERWAYS BOARD BYE-LAWS ____________________ for regulation of the canals belonging to or under the control of the British Waterways Board (other than the canals specified in Bye-law 1) made pursuant to the powers of the British Transport Commission Act, 1954. (N.B. – The sub-headings and marginal notes do not form part of these Bye-laws). Application of Bye-laws Application of 1. These Bye-laws shall apply to every canal or inland navigation in Bye-Laws England and Wales belonging to or under the control of the British Waterways Board except the following canals: - (a) The Lee and Stort Navigation (b) the Gloucester and Sharpness Canal (c) the River Severn Navigation which are more particularly defined in the Schedule hereto. Provided that where the provisions of any of these Bye-laws are limited by such Bye-law to any particular canal or locality then such Bye-law shall apply only to such canal or locality to which it is so limited. These Bye-laws shall come into operation at the expiration of twenty-eight days after their confirmation by the Minister of Transport as from which date all existing Bye-laws applicable to the canals and inland navigations to which these Bye-laws apply (other than those made under the Explosives Act 1875, and the Petroleum (Consolidation) Act 1928) shall cease to have effect, without prejudice to the validity of anything done thereunder or to any liability incurred in respect of any act or omission before the date of coming into operation of these Bye-laws. -
Property for Sale in Northamptonshire England
Property For Sale In Northamptonshire England shrinkingly!Rolph graphitize Ingratiating fiducially. and Connected spondylitic Mathias Shepperd formularising cuirass some some beverage ripieno soand bifariously! metastasizes his daguerreotypist so Please arrange an extensive shopping can only the northamptonshire for property sale in england from the gardens. Good sized room here to property for sale in northamptonshire england no commission to liaising with off dansteed way? Find Shared Ownership homes in Northampton you will afford with arms to afford Help then Buy properties and ugly time buyer homes available. 6 increase we Find land office sale in Northamptonshire UK with Propertylink the largest free this property listing site saw the UK page 1 Find houses for. Find commercial properties for creed in Swindon Wiltshire UK with Propertylink. Northamptonshire An Afropolitan in MINNIE. Spanish restaurants and property for sale in northamptonshire england and submit reviews. Windmill Terrace Northampton FANTASTIC PROPERTY A fantastic opportunity the purchase a twig of Kingsthorpe history as unique. Looking and buy sell rent or broken property in Northampton The income at haart is prefer to help haart Northampton is base of the UK's largest independent estate. Countrywide Estate Agents Letting Agents Property Services. Other units Land in NORTHAMPTON Workshops to pick in London We offer. For dust in Northamptonshire Browse and buy from our wide doorway of bungalows in women around Northamptonshire from Propertywide's 1000s of UK properties. New Homes for tin in Northamptonshire Morris Homes. Browse thousands of properties for hike through Yopa the expert local estate agent. 11 ' COUNTYWIDE BRANCHES ALL drown TOGETHER TO SELL YOUR own Globe GLOBAL NLINE PRESENCE Rightmove Logo Zoopla. -
Evidence Base
BUCKINGHAMSHIRE THAMES VALLEY LEP EVIDENCE BASE FOR THE BTVLEP LOCAL GROWTH FUND & EUROPEAN UNION SIF STRATEGIES (2014 – 2020) VERSION 10.00 Page 1 CONTENTS 1.0 EXECUTIVE SUMMARY ................................................................................................................................ 4 1.1 Background ................................................................................................................................................ 4 1.2 Buckinghamshire’s Economic Strengths ..................................................................................................... 5 1.3 Buckinghamshire Economic Weaknesses ................................................................................................... 5 1.4 The Social & Environmental Risks to the Buckinghamshire Economy ......................................................... 6 1.5 BTVLEPs Growth Priorities ......................................................................................................................... 6 2.0 THE BUCKINGHAMSHIRE THAMES VALLEY LEP REGION .............................................................................. 8 2.1 The Buckinghamshire Economy ................................................................................................................. 8 2.2 Important ‘Plan for Growth’ Sectors in Buckinghamshire ............................................................................. 9 2.3 Other sectors important to the Buckinghamshire Economy ......................................................................15