Langleybury and the Grove Development Brief

LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

June 2012 LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Abbots Langley

Langleybury

The Grove

M25 Watford

Croxley Green

Rickmansworth

District Context Plan

II LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Contents

Introduction 1

Policy Background 3

The Sites and Their Context 5

Objectives / Uses 15

Development Guidelines/Parameters 17

Site Constraints and Parameters 24

Indicative Development Concept 29

Delivery 33

Appendix A 35

This document has been published with assistance from Ralph Trustees Ltd.

All Ordnance Survey mapping with permission of Her Majesty’s Stationary Office. © Crown Copyright reserved. Licence number: 100018686

ID12411-009 KEY

Langleybury Mansion 1 Remains of walled garden 2 1970s school buildings 3 2 Home Farm 4

The Grove Mansion 1 1 Main Hotel 2 4 The Stables 3

Golf course 4 3 Golf maintenance building 5 Walled garden 6 and childrens’ nursey Football pitch 7 A41

M25

LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

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6 7 Langleybury Mansion 1 KEY Remains of walled garden 2 1970s school buildings 3 Langleybury Mansion 1 2 2 Home Farm 4 Remains of walled garden 2 1 3 1970s school buildings 3 1 2 The Grove Mansion 1 Home Farm 4 Main Hotel 2 4 3 4 The Stables The Grove Mansion 1 1 Golf course 4 3 Main Hotel 2 Golf maintenance building 5 4 The Stables 3 Walled garden 6 N Golf course 4 3 and childrens’ nursey Golf maintenance building 5 Football pitch 7 A41 Walled garden 6 and childrens’ nursey Football pitch 7 KEY A41 M25 RTL freehold ownership Project The Grove and Langleybury Herts CC freehold ownership Development Brief area M25 Title Annotated Site Plans M25 and spur

A41 Client Ralph Trustees Limited Grand Union Canal Date August 2011 Scale 1:100,000 @ A3 N Drawn by PBa

Drg. No IL12411/009 CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A

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Development Brief Area and Land Ownership

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RTL freehold ownership Project The Grove and Langleybury Herts CC freehold ownership Development Brief area Title Annotated Site Plans KEY M25 and spur

Client Ralph Trustees Limited A41 RTL freehold ownership Grand Union Canal Date August 2011 Project The Grove and Langleybury ScaleHerts CC1:100,000 freehold @ A3 ownershipN DrawnDevelopment by PBa Brief area Title Annotated Site Plans Drg. No IL12411/009 M25 and spur CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A A41 Client Ralph Trustees Limited Grand Union Canal Date August 2011 Scale 1:100,000 @ A3 N Drawn by PBa

Drg. No IL12411/009 CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Introduction

This Development Brief for the Langleybury and The Grove Estates has been prepared by Three Rivers District Council (TRDC), working with the current landowners, Ralph Trustees Limited (RTL) and Hertfordshire County Council (HCC).

Background In the early 1990’s HCC identified the Langleybury School (mansion and modern secondary school buildings) on the Langleybury Estate for disposal. In response to this TRDC produced in 1995 a Planning Brief for the estate which set out future development guidelines.

Following a number of disposal attempts by HCC, RTL the owners of The Grove purchased part of the Langleybury Estate (mansion and secondary school) in 2007.

Development Brief Area The Development Brief Area is formed by the Langleybury Estate, comprising of the mansion, secondary school, Home Farm, Charitable Childrens’ Farm and associated agricultural fields and The Grove Estate, limited to the area bounded by Grove Mill Lane and Langleybury Lane.

The Brief area is in the freehold ownership of HCC and RTL. Part of the Langleybury site is currently tenanted.

Why is the Development Brief being prepared? As set out in the TRDC and RTL Agreed Statement to the Core Strategy Examination, 23 May 2011, the future restoration and enhancement of the Langleybury Estate is best linked to the use and operation of The Grove, given the similar planning considerations, landownership, physical proximity and potential functional synergy between the two Estates.

As a result, TRDC are preparing this Development Brief to guide the future development potential of both sites, on an inter-dependant basis.

Purpose and Status of the Development Brief The purpose of the Development Brief is to: • Inform the potential allocation of both sites within the TRDC Site Allocations document; and • Set out the guidelines / parameters for future proposed development.

This Development Brief will be used as an evidence base document in relation to the TRDC Site Allocations document and will be a material planning consideration when determining any future planning application(s) on the sites.

Consultation Consultation on a draft brief took place between 23 January and 2 April 2012. The responses received to this consultation have informed the final brief which was adopted by the Council as a material consideration for development management purposes on 25 June 2012.

1 LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Development Brief Structure The structure of the Development Brief is as follows: • Section 2 - Provides a summary of the relevant planning policy • Section 3 - Describes the sites and their context • Section 4 - Sets out the development objectives and acceptable uses • Section 5 - Sets out development guidelines/parameters • Section 6 - Outlines the site constraints and development parameters • Section 7 - Outlines RTL’s indicative development concept • Section 8 - Sets out the planning application, consultation and delivery requirements

2 LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Policy Background

The Development Plan comprises the East of England Plan (May 2008), Hertfordshire Structure Plan

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(April 1998, saved September 2007),▲ Three Rivers Core Strategy (October 2011) and Three Rivers

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Local Plan (2001, saved September▲ 2007). ▲ ▲

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Farm ▲ ▲ ▲ ▲ Both the Langleybury ▲Estate and The Grove are located within the Metropolitan Green Belt,

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Chilterns Landscape▲ Area, and Central River Valley Landscape Area. In addition, part of The Grove has

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205been designated as a ‘local wildlife site’ and identified▲ as an ‘area liable to flooding’. Part of The Grove

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estate is also ▲ located within the Grove Mill conservation area.

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▲ Development proposals will be assessed against the Development▲ Plan, with particular attentionEnvironment Policies: Development Policies: B

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drawn to policies▲ in the following table. o ▲ a ▲ d Area of Outstanding Natural Beauty Business / Industrial Site

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Three Rivers District Council shall be taken as the

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N2 Conservation Area THALL LANE limit of District-wide policies. ● ● ● ● Town Centre Inset HAR ● ●

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• Employment - CP6 ● ▲ Table 3a - Five year housing land availability, April 1998 - 2003 ● ●

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Guidance on Planning for Tourism are also material. ▲ ● ▲ ●

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Metropolitan Green Belt Housing Development Site ●

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● Metropolitan Green Belt Housing Development Site ▲

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▲ ● ● ● ● ● This Development A Brief supersedes the 1995 Langleybury School Planning Brief produced for the ●

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R I Central River Valleys● Landscape Area Publicly Accessible Open Space ▲ R ● ● ●

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BRIDGE ● ●

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Hunton Bridge ▲ ▲ ● W ● Hertsmere Borough ▲ ● ●

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Environment Policies: ▲ ▲▲ Development Policies:

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Business / Industrial Site ● Area of Outstanding Natural Beauty ●

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Area of Outstanding Natural Beauty Business / Industrial Site ● ●

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Proposed Cycle Routes 2 ●

South Herts Plateau Landscape Area ▲ ●

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Chilterns Landscape Area Shopping Frontage (Policies S1-3) ● ●

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Metropolitan Green Belt ● ● ●

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Metropolitan Green Belt ▲ Housing Development Site ▲ ●

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● ● ● Chilterns Landscape Area Shopping Frontage (Policies S1-3) ●

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KEY: ●

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Metropolitan Green Belt Housing Development Site ● ●

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Langleybury Secondary ●

Chilterns Landscape Area ● ●

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Site of Special Scientific Interest Area Liable to Flooding ●

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Modern School Publicly Accessible Open Space ● ● ● ●

Central River Valleys Landscape Area ● ●

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Environment Policies: ● Development Policies: ▲

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Area of Outstanding Natural Beauty Business / Industrial Site ● ●

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H14 ●

Environment Policies: Development Policies: ● ● 946

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Central River Valleys Landscape Area Publicly Accessible Open Space▲ ● ● ●

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Metropolitan Green Belt Housing Development Site ● 2 1

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Metropolitan Green Belt Housing Development Site ●●●●●Central River Valleys Landscape Area ● H15 ● 2 H17

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Publicly Accessible Open Space ●

● Central River Valleys Landscape Area ● ●

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Area Specific Policies ● ▲ Local Wildlife Site ●

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South Herts Plateau Landscape Area Proposed Cycle Routes ●

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Proposed Cycle Routes ●

South Herts Plateau Landscape Area ●

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Langleybur y Lane 1 2 3 ● ● ● 946

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▲ Chilterns Landscape Area Shopping Frontage (Policies S1-3) ● ● H32 ● ● ● ●●● ● H35

● ● ● ● 945 ● H15 ● ● 1 ● ●

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● ● H32 Area of Outstanding Natural Beauty Business / Industrial Site ● ● ▲ ● 944

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●●●●● ● ● H17

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▲ Area of Outstanding Natural Beauty Business / Industrial Site ● ▲ ●

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South Herts Plateau Landscape Area Proposed Cycle Routes ● ● ● ●

● Nature Reserve (LNR or Wildlife trust) Site of SpecialDistrict Scientific Boundary Interest ● 2 ●

1 ● ●

● ● ● ● ● ●

Site of Special Scientific Interest Area Liable to Flooding ● ● ●

● ● ● ● ● ● ● ● 2 ● ● ●

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Area Liable to Flooding ●

Site of Special Scientific Interest ● ● ● ● ●

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●

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▲ ● ●

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Central River Valleys Landscape Area Publicly Accessible Open Space ● ● ● ●

▲▲ ● ● ● ●

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W ● ● ● ●

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▲ ● ● ● ●

H14● ● ● ●

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● ● H14 ●

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●

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● ● ● H36

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▲▲ ● H36 ●

● 2 ● ● ● ●

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▲ ● ●

2 ● H16 2 ● ● ● 2 ●

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● 1 ● ● ●

●

● ●

● ● W ● ● ▲ NB: The boundary of the administrative area of ●

● H14

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● H32 ● ● ● ● ● ● ● ● ● ●

● ● ●

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Central River Valleys Landscape Area Publicly Accessible Open Space ● ● ● ● ● ●

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● 1 2 3 ● ● 2

▲▲ ● ● ● ● ● ● ●

▲

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Chilterns Landscape Area Shopping Frontage (Policies S1-3) 2 ● ● ▲ ●

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● 1

● ● ● 1

● MAP COVERAGE

Three Rivers District Council shall be taken as the ● ●

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H14 ●

● ● ● 945

1 2 3 ● ● ●

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● ▲

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● ● ●

Chilterns Landscape Area● Shopping Frontage (Policies S1-3) H16

▲▲ ● H15 2 THREE RIVERS ●

● 2 ● ▲ 1 ● ●

H15 ● 2 ● Site of Special Scientific Interest Area Liable to Flooding

LocalConservation Wildlife SiteArea LocalLocal Wildlife WildlifeArea Site SiteSpecific Policies Area Specific Policies ● ● ● ● ● ● ●

● W S5a W ● ● ● ● ● ● ● ● ●

W Wlimit of District-wide policies. ● ● ● 1 ● ● ● ● S5a ●

● W 2 ● W ●

●●●●● Produced by: ● ● ● H17

● ● ● ●

●

● 2 ●

▲▲ ● ● ●

● ● ● ●

● ● ● ▲ ● Watford Borough ●

▲▲ ● ●

● ● ● ●

▲ ● ●

South Herts Plateau Landscape Area Proposed Cycle Routes ● 2 ●

● ● ● ●

● ● ●

● ●● ● ● ● ● ● ● ● H6

● ● ●

● ●● ● ● ● ●

●

● 945

● 2 ● ● H6

● ●

● ● ● ● ● ● ● ●

▲ ● ●

● ● ● ● H36

▲▲ ● ● ●

▲ Town 2

●

● ● ● ● 2 ● ●

● ● ● ● ● ● ●

Council Development Plans & ● ●

● ● ●

Centre ● 1 ● ● ● ● ●● ●●●● ● ● ● ●

LOCAL PLAN ● ●

Please note, the policy reference numbers contained within the ● ● ● 2 ● ● ●●●●● ● ● ● ● H17

W ● ● ● ●

● ● ● ●

● ●

Inset ● ● ● ● ● ● ● ● ● ▲

● H15

▲

● ● ● ● ●

South Herts Plateau Landscape Area Proposed Cycle Routes Transportation Section ● ● ● ● ●

● ● ● 944 ● ●

● ●

● ● H15 ● 2 ● ● ● 1

Central River Valleys Landscape Area Publicly Accessible Open Space ● ● ● ● ● ● ● ●

● ● ● ● ● H32 ●

Housing Development Site notation relates to the reference number ● ●

● ● ● ● ● ● 944 ● 2 ●

Planning and Leisure Department ● ● ● ● ● ● ● ● ● ▲ ● ●

▲▲ ● ● ● ●

● ● ● ● ● ● ● ● ●

Nature Reserve (LNR or Wildlife trust) District Boundary● ● ● ● ●

● ●

● ● ● ● ● ● ● ● ●

● ● ● H15 ● 2 ●

Central River Valleys Landscape Area Publicly Accessible Open Space ● ●●● H14 ●

Site of Archaeological Interest ● ● ● ● ● ● ● ● ●

● ●

Local Wildlife Site Area Specific Policies ● ● ● ●

Site of Archaeological Interest Three Rivers District Council ● ● ● ● ●

● ● ●

▲ Nature Reserve (LNR or Wildlife trust) outlinedS5a in theDistrict following Boundary tables in the Written Statement: ● ●

W W ● ● ● ● ●● ● ● ● H16 ● ● ● ●

● ● ●

● ●

● ● ●

● ● 2 ● ●

● ● ●

●

● ● ● ● ● ● ● ● ● ● H14● 2 1 ● ● ● ● ●

Site of Special Scientific Interest Area LiableThree to RiversFlooding House 1 ● ● ●

199 ● ● ● ● ● ● ● ● ●

● ● ● 2 ●

▲▲ ● ● H32

Table 3a - Five year housing land availability, April 1998 - 2003 ● ● ● ● ▲

1996 - 2011 ● ● ● ● H16 ●

● 2 ● ● ● ● ● ● ● ● ● ● H6

● ● ● ● ● ● ●

Northway ● ● ● ● ● ● 2

● ● ● ● ● ● ● ● ● ● ● ● 2 ●

● ● ● ●

NB: The boundary of the administrative area of ● ● ● W ● ● ●

● ● ● ●

AB ● ● ● ● ● ● ● ●● 945 ● 2 ● ●

▲▲ Table 3b - Other Sites, pre 2006 ● ● ● ● ● ●● ● ▲ ● ● ● ▲ ● ● ● ● ●2

● 2 ● ● ● ●

Rickmansworth ● ● ● ● 2 ●

● ●

NB: The boundary of the administrative area of ● ● 2 ● ● ● ● ● H36

Three Rivers District Council shall be taken as the ● ● 2 ● ● 1 2 ● ● ●

● ●

Site of Special Scientific Interest Area Liable to Flooding ● ● ● ● 945

● 2 ● ● ●

●●●●● ● ● ● ● H17

Table 3c - Long term housing sites, April 2006 - 2011 ● ● ● H15 ●

● ●

▲ W ●

▲ ● ● ● ● ● WD3 1RL ● ● ▲

0123 km ● ● ● ● ● ● ●

South Herts Plateau Landscape Area Proposed Cycle Routes ● ● ● 944

● ●

Conservation Area ● ● ● ●

(ADOPTED VERSION)● ● ● ● ● ● ● ● ●

●●●●● limit of District-wide policies. 1 ● ● ● ●

Three Rivers District Council shall be taken as the ● ● ● 943

2 ● ● ●

●●●●● ● ● ● H17 ● ● ● ●

● ● ● ●

● ●

● ● ●

▲ Proposed Cycle Routes ● ● 1 ● ● ▲ ●

● ● ● ●

Proposed Cycle Routes ● ▲▲ South Herts Plateau LandscapeThe Area Grove ● ● ● ● ●

● ● Nature Reserve (LNR or Wildlife trust) District Boundary ●

Scheduled Ancient Monument ● ● ● ● ● ●

● ●

Conservation Area ● ● H36

● ● ● ● ●

● ●●●● ● ● ●

limit of District-wide policies. 2 ● ● ● ● 2 ● ●

● ● ●

● ● ● ● ●

● ▲ H15 2

▲▲ ● ● ● ● ● ●

The policy reference numbers contained within the ●

Area Specific Policies ● Local Wildlife Site ●

● ● ● ●

S5a ● ● ● ● ●

W W Based upon the Ordnance Survey ● ● ● 2 ● Please note, the policy ● reference numbers contained within the ● ● ● ●●●● ● ● ● 1 ● ● ● ● ● ●

● ● ● ● ● ● ●

● ● ●● ● H32 ● ● ●

▲ ● ● 1 ● ● ● ● ● ● ● ● Area Specific Policies notation relates to the numbered policy ● ● ● ● 2

1:10,000 mapping with the permission ● ● ● ● ● ●

● ● ●● ● 2 ●

Housing Development Site notation relates to the reference number ● ● 1 ● ● ● 2 H6 ● ● ● ● ●

W ● ● N22 ● ● ● ● ● ● ● ●

NB: The boundary of the administrative area of ● ● ● H322 ●

Please note, the policy reference numbers contained within the ●● ● ● ● ●

▲ ● ● ● H15 ● 2 ●

of the controller of Her Majesty's Proposals Map B ● ● ●

● ● ● ● ● ● Local Wildlife Site Area Specific Policies ●

within the Written Statement. ● ● ● ● ● ● ● ● S5a Site of Archaeological Interest ● 2 ● ●

W W Area Liable to Flooding outlined in the following tables in the Written Statement: ● ● 2 ● ● ● ● ● ● 1 ● ● 2

Site of Special Scientific Interest Area Liable to Flooding ● ● ●

● ● ● ● ● ●

Three Rivers District CouncilStationery shall Office. be taken as the ● ●● ● ● ● ● ● ▲ ● ● ●

Housing Development Site notation relates to the reference number ● ● ● ● ● ● ● ● ● 2

● ● ● ● ● ● ● ● ● ● ● H15 ●

● ● ● ●

CD Table 3a - Five year housing land availability, April 1998 - 2003 ● 2 2 ● ● ● ● ● ● ● ● ● ● ● 1 ● ● ●

Site of Special Scientific Interest Area Liable to Flooding ● ● ● H6 944●

Conservation Area ● ● ● ● ● ● ● ● ●

▲ ● ● 2 ● ● ●

Site of Archaeological Interest limit of District-wide policies. ● ● ● ● ● ● ● ● ● ● ● ● outlined in the following tables in the Written Statement: ● ● ● ● ● ● ● ● ●

● ● ●

Table 3b - Other Sites, pre 2006 ● ● ●

● ● ● ● ● 2 Unauthorised reproduction infringes ● ● ● H36 ●

Scale 1:10,000 ● ● ● ● ●

W Nature Reserve (LNR or Wildlife trust) District Boundary 2 ● ● ●

● ● ● ● ●

▲ ● ●

● ● ● ● ●

Table 3a - Five year housing land availability, April 1998 Table- 2003 3c - Long term housing sites, April 2006 - 2011 ● ● ● ● ● ● ● ● ● ● ● ● Crown copyright and may lead to ● ● ● ●

● H15 ● ● ●

● ● ●

● ● ● ● ● ● H36 ● 2 ● ● ▲ 944

● ● ● ● ●

● 943 ● ● ● ●

Table 3b - Other Sites, pre 2006 0 100m 500m 1 km ● ● ● ● ● ● ● ● 1 ● ● ●

prosecution or civil proceedings. ● ● 2 ● ● Please note, the policy reference numbers contained within the ● ● ●

● ● ● ● ● ● ●

Scheduled Ancient Monument ● ●

● ● ● ● ● ▲ District Boundary ● ● ● ● ● ● ● ● Nature Reserve (LNR or Wildlife trust) District Boundary ● ●

● 2 ●

● ● ● ● ● ● ● ● 2

1 ● 2 ● ● ● Table 3c - Long term housing sites, April 2006 - 2011 ● ● H15 2 ● ●

W The policy reference numbers contained within the ● ● ● ● ● ● Local Wildlife Site Area Specific Policies NB: The boundary of the administrative area of ● ● ● ● ● ●

Housing Development Site notation relates to the reference number ● ● ● ●

S5a ● ●

W W ● ● ● ● ● ● 2 2 ● ▲ ▲ ● ● ● ● ●

▲ ▲ ▲ ▲ ▲ ▲ ▲ ● ● ● ● ● ● ● ●

● 943

1 1 ● ● ● ●

● ● ● ●

H15 ● 2 ●

r o ve M i Area Specific Policies notation/ relates to the numbered/ policy● ● ● ● ● ● ● ● ▲ Local Wildlife Site l Area Specific Policies ●

G l L a n 0 4 2 mile ● ● ●

e Site of Archaeological Interest Three Rivers District Council shall be taken as the ● ● ●

W W S5a Scheduled Ancient Monument outlined in the following tables in the Written Statement: ● ● ● ● ● ● ●

● N22 ● ● H6 ● ● ●

● ● ● ● ● ●

●

● 2 ●

● 2

● 2 ●

●

● ● ● ▲ within the Written Statement.

● ● ● ●

Conservation Area ● ● ●

NB: The boundary of the administrative area of The policy reference numbers contained within the ● ● ●

limitTable of 3a District-wide - Five year housing policies. land availability, April 1998 - 2003 ● ● ● ● H6 ●

● ● 2 ●

● ● ● ● ● ●

● ● 2 ●

● ● ● ●

▲ ● ● ●

● ● ● ● ●

Three Rivers District Council shall be taken as the AreaTable Specific3b - Other Policies Sites, pre notation 2006 relates to the numbered policy ●● H15● ● ● ●

● ● ● ● ● ● 2 ●

● ● ● 944 ●

● ●

● ● N22 ● W ● ● ● ● ● ●

▲ 0 25m 50m ● ● ● ● ●

● ● ●

Conservation Area ● ● ● ● H15 ● ●

● ● ●

limit of District-wide policies. withinTable 3c the - Long Written term Statement. housing sites, April 2006 - 2011 ● ● ● ● ● ● ● ● ●

W Nature Reserve (LNR or Wildlife trust) District Boundary Please note, the policy reference numbers contained within the ● ● ● ● ● ● ● ● ● 944 ●

● ● ●

WLocal Plan Proposals Map▲ Extract ● ● ● ● ● ● ● ●

● ● ● 943 508 509 510 511 512 513 ● ● ●

● ● ● ● ● ●

● ● ● ● ● ● 2 ●

● ● ● ●

● ● 942

Nature Reserve (LNR or Wildlife trust) District Boundary ● ● ● ● ● ● ● Housing Development Site notation relates to the reference number ●

Digitally produced by ESR Cartography Ltd. Maidenhead, SL6 8BR. ● ● ● ● 2

Scheduled Ancient Monument ● ● ● ● ● ● ● ●

● ● ●● ● ● ● ●●● ● ● ● ● ●

● ● ● ● ● 2 ● ●

● ● ● ● ● ● ● ● ● ● ●

MAP COVERAGE ● ● ● ● ● ● ●

● ● ● ● ● ● ● ● ●

The policy reference numbers contained within the ● ● ●

Please note, Sitethe policy of Archaeological reference numbers Interest contained within the ● ● ● ● ● ● ● ● ● ● ● ● outlined in the following tables in the Written Statement: ● ● ●

● ● ● ● ● ● ● 2 2 ● ● ● ●

KEY ●

● ● ● ● ● ● ● NB: The boundary of the administrative area of ● ●

● ● ● ● 2 ● ● ● ● ● ● ● ● L8

● ● ● ● ● ● ● ● ● Area Specific Policies notation relates to the numbered policy ● ● ● ● ● ●

Housing Development Site notation relates to the reference numberTable 3a - Five year housing land availability, April 1998 - 2003 ● ● ● ● ● ● ● 2 2 ● ● ●

● ● ● ●

● ● ● ● ● ●

1 NB: The boundary of the administrative area of ● ● ● ● ● ● N22 ● ● ● ●

Langleybury Manor ● ● ●

Three Rivers District Council shall be taken as the ●● ● ● ● ● ●

● ● ● ● ● ●

Site of Archaeological Interest withinTable 3b the - OtherWritten Sites, Statement. pre 2006 ● ● ● ● ● ● ● ● ● ● ● ● ●

outlined in the following tables in the Written Statement: ● ● ● 2 H33 ● ● Project ●

The Grove Hotel and Spa ● ●

● ● ● ●

2 ● ● ●

Conservation Area ● ● ● ● Three Rivers District Council shall be taken as the ● ● ● ● ● ● ● ● ● ●

The Grove ● ●

limit of District-wide policies. ● ●

● ● ●● ● ● ● ● ● ●

Table 3c - Long term housing sites, April 2006 - 2011 ● ●

Table 3a - Five year housing land availability, April 1998 - 2003 ● ●● ● ● ● W ●

● ●

● ● ● ● ● ●

Conservation Area Title ● ●

Plan 1 ●

● ● ● ● ●

limit of District-wide policies. ● ●

● ● ● ● 943

● ● ● ●

UDP Extract from Three Rivers ● ● ● ● ● ● ● ●

Table 3b - Other Sites, pre 2006 ● ● ● ● 2 ●

●

● ● ● ●

Local Plan 1996-2011 ● ● ● ● ● ●

● ●

Scheduled Ancient Monument ● ● 942

● ● ● ● ● ● (Adopted Version) ● ● ●

●

● ● 2 ● ●

Please note, the policy reference numbers contained within the ● ● ● ● ● ● ● ● ● ● ● ●

Table 3c - Long3 term housing sites, April 2006 - 2011 ● ● ●

The policy reference numbers contained within the ● ● ● ● ● ● ● ● ●

Town MAP COVERAGE ● ● ● ● ● ●

Client ●

Ralph Trustees Limited ● 2 ● ●

● ● ● ● ● ● ● 2 ●

● ● ● ● ● ●

HousingPlease note, Development the policy Sitereference notation numbers relates containedto the reference within thenumber ● ● ● ● ● ● ● ● ● ● ● ● ● ● 943 ● ●

● 2

Date January 2011 Centre ● ● ● ● ● ● ● ● ● ● ● ●

Area Specific Policies notation relates to the numbered policy ● ● W L8

● ●

● ● ● ● ● ● ● ●

Scheduled Ancient Monument ●

● 2

● ● ●

● ● ● ● ● ● ● ● ● ●

Scale NTS @ A4 ● ● ● N22 ● ● ● 2 ● ● ● ● ●

Site of Archaeological Interest Housing Development Site notation relates to the reference number ● ● ● ● ●

●

outlined Nin the following tablesInset in the Written Statement: ● ● ● ● ● ● ● 2 ● ●

The policy reference numbers contained within the ● ● ●

within the Written Statement. ● ● ● ● Drawn by MHo ●

●

● H33 ●

● ● ● 2 ● ●

● ● ● ●

● ● ● ● ●

● ● ● ●

● ● Site of Archaeological Interest ● ● 942

outlinedTable 3a -in Five the year following housing tables land availability,in the Written April Statement: 1998 - 2003 ● ●

Drg. No IL12411/002

● ● ● ● ●

Area Specific Policies notation relates to the numbered policy ● ● ● ● ● ● ●

● ● ● ●

● ● ●

● CL12411-002 ●

● ● ● ● ● ● MAP COVERAGE ● ●

● ● ● N22 ● ●

Based upon Ordnance Survey mapping with the permission of Her Majesty’s ● ● ● ● ●

Table 3a - Five year housing land availability, April 1998 - 2003 ● ● ●

Table 3b - Other Sites, pre 2006 ● ● ● 2 ● Stationery Office. © Crown Copyright reserved. Licence number AL50684A

● ● ●

● ●

within the Written Statement. ● ● ● ●

● ● ● ● ● ● ●

● ●

● ● ● ● ● ●

●

● ● ● ● ●

Table 3c3b - LongOther term Sites, housing pre 2006 sites, April 2006 - 2011 ● ● ● ● 2 ● ● ● ● ● L8

● ● ●

●

● ●

Town ● ● ●

● ● ● ● ●

● ● ● W ● ●

● ● ● ● ●

● ● ● 943

● ●

Table 3c - Long term housing sites, April 2006 - 2011 ● ● ● ● ● ●● ● ● ●

● ●

● ● ● ●

Centre ● ●

● ● ● ●

●

● H33 ● ● ●

●

Scheduled Ancient Monument ● ● ● ● ● ● ● ●

● ● ● 943 ●

● ● ● ● 2 ● ●

● ●

● ● ● ●

Inset ● ● ●● ● ● ● ●

● ●

● ● ●

The policy reference numbers contained within the ● ● ● ● 942 ●

●

● ● ● ● ● ● Scheduled Ancient Monument ●

● ● 2 ● ● ● ● ● ● ● ● 941 ● ●

● ● ● ●

2 ●

● ● ● ● ● ●

● ● ● ●

● ● MAP COVERAGE ●

The policy reference numbers contained within the ● ● ● ●

● ● ● ●

Area Specific Policies notation relates to the numbered policy ● ● ●

●

● 2 ● ● ● ● ● ● ●

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N22 ● ● ● ● ● ● ●

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Area Specific Policies notation relates to the numbered policy ● ● ●● ● ●

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● ● ● ● ● ● ● 941

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0123 km ● ● ● ● ● ● ● ● ●

● ● ● ● ● ● 942

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MAP COVERAGE ● ● W ● ● ● ● ● ●

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Centre ● ● ● ● ● ● 942 L8

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MAP COVERAGE ● ● ● ● 942 H18

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Centre ● ● ● ● ● N22

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W ● ● 056 ● 057 058 059 ● 060 ● 061 062 063 064 ●

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Project The Grove, Hotel and Spa ● ● ● ● ● ▲ ● 2 ●

0123 km2 ● ● ● ● ● ● ▲ ▲ ● 941

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▲ 056 057 ● 058 059 060 061 062 063 064

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● ▲ ● ●

● ▲ ● Dacorum Borough Council

● ● ● ● ● ● ● ● 941

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Title ▲ W ● ●

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056 057 ▲ 058 059 060 061 062 063 064

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Date August 2010 ▲ ●

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4 LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

The Sites and Their Context

Socio-Economic Context The surrounding residential areas are characterised by low unemployment levels and above average earnings. The nearest large commercial centre is Watford which is the key economic focus of the area.

The Grove is a significant economic asset to the local area and the region providing: • Substantial supplier spends year-on-year • Significant business and recreation services to the local community • A stable source of local employment for over 400 permanent staff and 200 seasonal staff, 70% of whom live in the local area

In terms of non-quantifiable economic contributions, The Grove plays an important role promoting the local area and region on an international stage by attracting leading international organisations such as Google, Deutsche Bank, HSBC and Warner Bros., as well as providing a base for the England football team and visiting NFL Super League teams, before games at Wembley.

Photographs of The Grove - Kitchen Staff and World Golf Championship

Photographs of 1970s school buildings and Langleybury Mansion (March 2011)

5 LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Movement and Access Vehicular access for Langleybury (mansion and secondary school) is currently taken from a priority junction on the western border of the site off Langleybury Lane. A separate priority junction immediately to the south of the above access provides access to Home Farm.

The mainN vehicular access for The Grove is taken from a priority junction on the eastern border of the site off the A411 Hempstead Road. A secondary access is located on Grove Mill Lane for service vehicles, staff and regular users of the spa and golf course.

Both sites have access to bus services (No. 318, 319, 500/501, and 550) providing access throughout Watford and the local area, as well as destinations further afield.

The closest railway station to Langleybury is Kings Langley located approximately 2.2km to the north of the site. The closest railway station to The Grove is Watford Junction, located approximately 3.2 km to the south east of the site. The stations are not within easy walking distance of either site. Cycle parking facilities are available at both stations.

An off-road cycle route is provided along the Grand Union Canal which flows parallel to the route of the A41 Watford Road and the A411 Hempstead Road. This provides safe cycle access to Kings Langley and Hemel Hempstead to the north and west Watford and Croxley Green to the south.

KEY

Development Brief area Project The Griove Hotel and Spa Watford town centre Watford rail station Title Wider Context Plan Motorway

A41 Client Ralph Trustees Limited Grand Union Canal Date August 2011 Scale 1:100,000 @ A3 N Railway Drawn by PBa

Drg. No IL12411/010 CL12411 Development Brief Area context: showing close relationship to Watford and Abbots Langley Based upon Ordnance Survey mapping with the permission of Her Majesty’s Woodland Stationery Office. © Crown Copyright reserved. Licence number AL50684A

KEY 6 Development Brief area Project The Griove Hotel and Spa Watford town centre Watford rail station Title Wider Context Plan Motorway

A41 Client Ralph Trustees Limited Grand Union Canal Date August 2011 Scale 1:100,000 @ A3 N Railway Drawn by PBa

Drg. No IL12411/010 CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Woodland Stationery Office. © Crown Copyright reserved. Licence number AL50684A Langleybury Lane To Kings Langley

A41

Hempstead Road M25

To Watford Junction

LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

Grove Mill Lane Development Brief area Langleybury Lane To Kings M25 and spur Langley A41 Grand Union Canal Footpath Project The Griove Hotel and Spa Byway open to all traffic Bridleway Title Movemement and Access Restricted Byway

Bus stops Client Ralph Trustees Limited Vehicle access Date April 2012 Scale NTS N Access drive Drawn by PBa Secondary access Drg. No IL12411/030 CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Railway Stationery Office. © Crown Copyright reserved. Licence number AL50684A A41

Hempstead Road M25

To Watford Junction

Grove Mill Lane Development Brief area Movement and Access around the Development Brief Area M25 and spur A41 Grand Union Canal Footpath Project The Griove Hotel and Spa Byway open to all traffic Bridleway Title Movemement and Access Restricted Byway 7

Physical Context Langleybury and The Grove were originally manor houses located in prominent positions in the Chiltern landscape on the plateau edge overlooking the steep-sided Gade valley. The River Gade and Grand Union Canal run through the centre of the Valley, providing a distinctive feature of the landscape and flood zones 3b, 3a and 2 extend into the brief area.

Langleybury overlies Groundwater Source Protection Zone 2, and The Grove overlies Groundwater Source Protection Zones 1 and 2.

Landcover is a mix of farmland and parkland with woodland plantations and the more recent introduction of recreational uses including golf and playing fields. The landscape as a whole is contained both by the valley itself and by woodland, which generally follows the boundary of the parkland Estates.

Urban fringe sits on the valley sides to the south and east and includes housing and large industrial buildings, most notably Leavesden Studios.

The M25 and the A41 are significant detracting features within the landscape particularly where they cross the Grand Union Canal. These have a more significant impact on the landscape of Langleybury than The Grove. To the west of The Grove the landscape is influenced by industrial quarrying activity with regular activity from quarry vehicles on surrounding country lanes. Ecology and Biodiversity There are no designated wildlife sites within the Langleybury site, although the Grand Union Canal at the south east boundary of the site is designated as a local wildlife site (83/045). The Environment Agency have identified land at the south east of the Langleybury site adjacent to the Canal as potentially appropriate for the creation of a wet woodland which would increase priority habitat in the area. This is shown on the Langleybury constraints plan.

There are two designated local wildlife sites within The Grove site at Heath Wood (83/015/01) and Air Raid Shelter (83/015/02). The Grand Union Canal wildlife site (83/045) follows the eastern boundary of the site. Whippendell Woods Site of Special Scientific Interest is adjacent to the southern boundary of the site.

The River Gade / Grand Union Canal corridor is identified as a key Green Infrastructure asset and priority for conservation and enhancement in the District.

Landscape Character and Zone of Visual Influence The zones of visual influence for both Langleybury and The Grove are contained by natural landscape features.

The Langleybury site, whilst more prominent in the landscape is seen in the context of significant detracting elements from external major infrastructure to the poor quality, large scale school buildings on the site.

The Grove is more secluded but also has a higher sensitivity to change due to the relatively few negative features intruding in views across and to the hotel.

8 LANGLEYBURY AND THE GROVE DEVELOPMENT BRIEF

KEY

Landscape Character Types: Project The Grove and Langleybury 1. Parkland & formal Langleybury ZVI 2. Woodland Langleybury Mansion & Stables Title Landscape & Visual Analysis Topic Paper Plan 1: Grove ZVI, Character 3. Suburban development The Grove ZVI Types and Views 4. Historic village The Grove Mansion & Stables Client Ralph Trustees Limited Ordnance Survey © Crown Copyright 2011. All rights reserved. Licence number 100020449. Plotted Scale -1:15000 Date July 2011 5. Farm Site survey undertaken on 1 March 2011 Scale NTS N KEY 6. Urban fringe open field Drawn by PBa 7. Major infrastructure/ quarry Drg. No IL12411/009 CL12411 Landscape Character Types: Based upon Ordnance Survey mapping with the permission of Her Majesty’s Project The Grove and Langleybury Stationery Office. © Crown Copyright reserved. Licence number AL50684A 1. Parkland & formal Langleybury ZVI 2. Woodland Langleybury Mansion & Stables Title Landscape & Visual Analysis Topic Paper Plan 1: Grove ZVI, Character 3. Suburban development The Grove ZVI Types and Views

4. Historic village The Grove Mansion & Stables Client Ralph Trustees Limited

Date July 2011 5. Farm Site survey undertaken on 1 March 2011 Scale NTS N 6. Urban fringe open field Drawn by PBa 7. Major infrastructure/ quarry Drg. No IL12411/009 CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A

Visual Analysis N

M25 Motorway & spur Project The Grove and Langleybury Landscape Character Types: Project The A41Grove and Langleybury 1. Parkland & formal Langleybury ZVI Title Site Features 2. Woodland Langleybury Mansion & Stables Title LandscapeGrand & UnionVisual Analysis Canal Topic Paper PlanRailway 1: Grove ZVI, Character 3. Suburban development The Grove ZVI Types and Views Client Ralph Trustees Limited 4. Historic village The Grove Mansion & Stables Client RalphTPO’s/Woodland Trustees Limited Date August 2011 Date July 2011 5. Farm Site survey undertaken on 1 March 2011 Water Scale NTS N Scale 1:100,000 @ A3 N 6. Urban fringe open field Drawn by PBaLocal road network Drawn by PBa 7. Major infrastructure/ quarry Drg. No IL12411/009 Drg. No IL12411/010 Contours CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s CL12411 Stationery Office. © Crown Copyright reserved. Licence number AL50684A Based upon Ordnance Survey mapping with the permission of Her Majesty’s Buildings Stationery Office. © Crown Copyright reserved. Licence number AL50684A

Development Brief areaDevelopment Brief area physical features Urban area

M25 Motorway & spur Project The Grove and Langleybury A41 9 Title Site Features Grand Union Canal Railway Client Ralph Trustees Limited TPO’s/Woodland Date August 2011 Water Scale 1:100,000 @ A3 N Local road network Drawn by PBa Drg. No IL12411/010 Contours CL12411 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Buildings Stationery Office. © Crown Copyright reserved. Licence number AL50684A