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Strategic Sites Delivery Study East Herts Strategic Sites Delivery Study Final Report September 2015 Peter Brett Associates With : On behalf of East Hertfordshire District Council Project Ref: 31122 Date: September 2015 Office Address: St George’s House, 6 St George’s Way, Leicester, LE1 1SH E: [email protected] East Hertfordshire Strategic Sites Delivery Study – Final Report 2015 Document Control Sheet Project Name: East Herts District Council Local Plan Project Ref: 311002-002 Report Title: East Hertfordshire Strategic Sites Delivery Study – Final Report Date: September 2015 Name Position Signature Date Prepared by: Shilpa Rasaiah Senior Associate SR 14/09/2015 Reviewed by: Elliot Page Senior Associate EP 14/09/2015 Approved by: John Baker Partner JB 15/09/2015 For and on behalf of Peter Brett Associates LLP Revision Date Description Prepared Reviewed Approved Appendix E Transport Chris 1 29/09/2015 EP 29/09/2015 Assessment added Heaney Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk. © Peter Brett Associates LLP 2015 September 2015 ii East Hertfordshire Strategic Sites Delivery Study – Final Report 2015 Contents EXECUTIVE SUMMARY ......................................................................................................................... 6 1 STUDY SCOPE AND APPROACH .............................................................................................. 7 1.1 Introduction .................................................................................................................... 7 1.2 Status of this study and how it will inform the next steps .............................................. 7 1.3 The study approach ....................................................................................................... 9 2 DEVELOPMENT CONTEXT ....................................................................................................... 11 2.1 Introduction .................................................................................................................. 11 2.2 The Interim Development Strategy for East Herts ...................................................... 12 2.3 The scale of growth assessed by this study ................................................................ 14 3 THE POLICY CONTEXT............................................................................................................. 18 3.1 Introduction .................................................................................................................. 18 3.2 The importance of viability testing to ensure Draft Plan is deliverable ........................ 18 3.3 Deliverability and developability considerations of the Plan ....................................... 18 3.4 Infrastructure planning ................................................................................................. 19 3.5 Mineral policy ............................................................................................................... 20 3.6 Community infrastructure levy and strategic sites ....................................................... 20 4 INFRASTRUCTURE ASSESSSMENT ....................................................................................... 21 4.1 Introduction .................................................................................................................. 21 4.2 Approach to strategic site infrastructure assessment ................................................. 21 4.3 The infrastructure assessment will continue to evolve ................................................ 23 5 WARE STRATEGIC SITE INFRASTRUCTURE ASSESSMENT .............................................. 24 5.1 Introduction .................................................................................................................. 24 5.2 Infrastructure assessment and the deliverability of the scheme ................................. 27 5.3 Moving towards a delivery strategy beyond Examination ........................................... 28 6 GILSTON AREA STRATEGIC SITE INFRASTRUCTURE ASSESSMENT .............................. 29 6.1 Introduction .................................................................................................................. 29 6.2 Infrastructure assessment and the deliverability of the scheme ................................. 32 6.3 Moving towards a delivery strategy beyond Plan Examination ................................... 35 7 EAST OF WELWYN GARDEN CITY STRATEGIC SITE INFRASTRUCTURE ASSESSMENT .. ..................................................................................................................................................... 37 7.1 Introduction .................................................................................................................. 37 7.2 Infrastructure assessment and the deliverability of the scheme ................................. 40 7.3 Moving towards a delivery strategy beyond Examination ........................................... 42 8 BISHOP’S STORTFORD SOUTH STRATEGIC SITE INFRASTRUCTURE ASSESSMENT ... 43 8.1 Introduction .................................................................................................................. 43 8.2 Infrastructure assessment and the deliverability of the scheme ................................. 45 8.3 Moving towards a delivery strategy beyond Examination ........................................... 46 9 SITE COMMENCEMENT AND DELIVERY RATE ..................................................................... 48 9.1 Introduction .................................................................................................................. 48 September 2015 iii East Hertfordshire Strategic Sites Delivery Study – Final Report 2015 9.2 Research into delivery rates of strategic sites ............................................................. 48 9.3 Effect of mineral assessment and extraction on commencement ............................... 49 10 VIABILITY ASSESSMENT ......................................................................................................... 52 10.1 Introduction .................................................................................................................. 52 10.2 Viability assumptions ................................................................................................... 52 10.3 Plan policy costs .......................................................................................................... 56 10.4 Strategic site appraisal outputs ................................................................................... 59 10.5 Strategic site CIL charge options ................................................................................ 61 11 A DEVELOPABLE AND DELIVERABLE PLAN ....................................................................... 62 11.1 Introduction .................................................................................................................. 62 11.2 Are the strategic sites developable? ........................................................................... 62 11.3 North and East of Ware ............................................................................................... 62 11.4 East of Welwyn Garden City ....................................................................................... 63 11.5 Gilston Area ................................................................................................................. 64 11.6 South of Bishop’s Stortford .......................................................................................... 66 12 CONCLUSIONS AND RECOMMENDATIONS .......................................................................... 68 12.1 General conclusions .................................................................................................... 68 12.2 Important caveats ........................................................................................................ 68 12.3 Recommended next steps ........................................................................................... 69 Appendices Appendix A Stakeholder consultations Appendix B Sand and gravel belt map Appendix C Infrastructure assumptions Appendix D Viability appraisal summaries Appendix E Transport assessment September 2015 iv East Hertfordshire Strategic Sites Delivery Study – Final Report 2015 September 2015 v East Hertfordshire Strategic Sites Delivery Study – Final Report 2015 EXECUTIVE SUMMARY 1. This report by Peter Brett Associates (PBA) and Gardiner and Theobald sets out the findings of an exploration of the developability and deliverability of four strategic sites currently included in the Draft Preferred Options District Plan 2014. The work has followed an approach to testing developability and deliverability consistent with the terms of the Framework. 2. The following strategic sites were assessed in terms
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