HIGH LEIGH GARDEN VILLAGE DESIGN & ACCESS STATEMENT OCTOBER 2013

DOCUMENT REFERENCE: HOD-DOC-SUPP-14 DOCUMENT REFERENCE: HOD-DOC-SUPP-14 Section 01 Introduction 01 Section 02 Assessment 05 Section 03 Involvement and Evaluation 31 CONTENTS Section 04 Design 43 Section 05 Conclusion 145

01 INTRODUCTION

The opening chapter of this Design and Access Statement provides an introduction to the development proposal, sets out the purpose of the document and its structure and provides details of the consultant team involved in its preparation.

1 DOCUMENT REFERENCE: HOD-DOC-SUPP-14

2 DESIGN & ACCESS STATEMENT INTRODUCTION

Planning application summary The High Leigh Garden Village site, which is the subject The planning application is in outline, with all matters reserved except for: of this Design and Access Statement, is located to the This document is structured as follows: west of the town of in . It is a. means of access from the Dinant Link Road controlled by two parties: Lands Improvement Holdings and Lord Street; and (LIH) and Hubert C Leach Limited (HCLL) (High Leigh Garden Village Partnership). The site covers an area of b. sustainable urban drainage systems with associated earthworks to enable the delivery of phase 1. 39.42 hectares (ha) and stretches from Road in the Part 02: Assessment north down to land adjacent to the High Leigh Conference Centre in the south and from the edge of the existing urban The purpose of this document An analysis of the strategic, design and local context, including area in the east to the A10 in the west. It largely comprises a summary of the site’s constraints and opportunities. agricultural fields. The planning application boundary is This document comprises the Design and Access shown on the aerial plan opposite. Statement (DAS), one of a suite of documents that has been submitted in support of the planning application for the site. The format of this document follows national The development proposal planning guidance for Design and Access Statements (DCLG Circular 01/2006). It has also been produced within Part 03: Involvement and evaluation High Leigh Garden Village will be a residential-led, mixed the context of CABE guidance entitled ‘Design and Access use new community, comprising: Statements: How to write, read and use them’ (2006). An explanation of the process of involvement that has informed the • Residential Development (Use Class C3) of up to 523 The DAS deals with the context, principles, concepts, proposals as well as explanation as to how the scheme has evolved. Units (with delivery of a 1FE Primary School) or up to amounts, locations and design characteristics 485 Units (with delivery of a 2FE Primary School); of the development. • Local Shop (Use Class A1) (up to 370 sq m); The document explains the rationale for the proposed • Hotel (Use Class C1) up to 60 bedrooms including Gym development and its broad range of attributes. It tells (Up to 100 sq m) and Restaurant (Use Class A3/A4 up the story of how the submitted parameter plans and Part 04: Design to 370 sq m), or in the alternative B1 Commercial (Use illustrative masterplan have been arrived at. Class B1 - up to 1860 sq m); The details of the design including development description, • B1 Commercial (Use Class B1 – up to 465 sq m); illustrative masterplan layout, development parameters, character areas, access proposals and phasing / implementation. • Residential Care Home (Use Class C2) (up to 80 beds); The team • Primary Education (including nursery provision) To help with the preparation of this planning application, (Use Class D1); an experienced design and technical consultant team has been assembled by the High Leigh Garden Village • Public open space and landscaping comprising Partnership, comprising: equipped and unequipped play areas, allotments, formal sports provision (including associated pavilion), Broadway Malyan (masterplanning); Part 05: Conclusion informal open space and landscaping, amenity Savills (planning); greenspace, landscaped acoustic bund and fence, WSP (transport and engineering); and hard landscaping; Hankinson Duckett Associates (ecology and landscape); • Creation of Sustainable Drainage Systems (SuDS), including surface and underground attenuation, The Heritage Network (archaeology and cultural heritage); together with site profiling, earthworks and delivery PPS (public consultation); of utility services; and Indigo (economic assessment); • All associated infrastructure including internal ADAS (arboricultural); and road networks. Aspire (project management) DESIGN & ACCESS STATEMENT 3

Site Boundary

02 ASSESSMENT

This section assesses the site and surrounding area. It starts with a strategic assessment of the wider context, including location, transport and landscape as well as planning policy. It then examines the historic growth of the town and its existing character as part of a design assessment. Finally, it focuses on the site itself and its key features.

5 DOCUMENT REFERENCE: HOD-DOC-SUPP-14

6 DESIGN & ACCESS STATEMENT STRATEGIC ASSESSMENT SITE LOCATION

The town of Hoddesdon is located in Hertfordshire, WARE approximately 25 miles (39km) north of central London and 4 miles (6.4km) south east of the county town of Hertford. It is located within Borough and is at the WELWYN northern end of a continuous belt of urban development GARDEN CITY (including Waltham Cross, and Broxbourne) stretching across the Borough from the M25 in the south to Hoddesdon itself in the north. It is surrounded to the west by open countryside and to the east by the Lea Valley Country Park.

HERTFORD At a more local level, the town is connected to the surrounding urban conurbation to the south by the A1170. HODDESDON The main strategic road link is the A10 which runs from Kings Lynn (via Cambridge) in the north to London in the HARLOW south. The A10 also connects Hoddesdon to the M25. THE SITE The town’s rail links are provided at Rye House station in the north east of the town. Further rail connections are provided at Broxbourne Station to the south of Hoddesdon. This station is located on the Hertford East branch of A1170 the West Anglian main line. Typical services from this station comprise two trains per hour to London Liverpool Street (via Hale) and two trains per hour to Hertford A10 East. Typical journey times to London Liverpool Street are 35 minutes.

GOFF’S OAK CUFFLEY

POTTERS BAR

CHESHUNT

WALTHAM CROSS

M25

ENFIELD DESIGN & ACCESS STATEMENT 7

Key STRATEGIC ASSESSMENT Secondary School Woodland Waterbody / Watercourse Railway Primary School Recreation Community / Leisure Station TOWN WIDE CONTEXT Employment Barclay Park Residential Town Centre / Local Shops Other Open Space Major Road

The site is located to the west of Hoddesdon, the Borough’s second largest town (after Cheshunt) with a population of just over 20,000 (Census, 2001). The site’s south eastern corner lies some 800m from the town centre, equating to an approximate walk time of around 10 minutes. The town centre is home to several national retail multiples and two large supermarkets (Sainsbury’s and Asda) as well as several cafes, pubs and restaurants. These are located in and around the High Street. The southern end of the High Street, around the junction with Cock Lane, features a cluster of health and community facilities such RYE HOUSE as Hoddesdon Health Centre, Amwell Street Surgery, STATION Hoddesdon Library, Broxbourne Civic Hall and the Lowewood Museum. The Mayhem Theatre Arts Centre is also located in the town centre.

The town has a number of primary schools and two BOX WOOD RYE PARK secondary schools. The closest secondary school to the site is Sheredes, located to the south of Barclay Park and approximately 15 minutes walk from the site. WESTFIELD SCHOOL In terms of leisure and recreation, the town’s main sports ROAD centre, the John Warner Centre, is located to the north east INDUSTRIAL ESTATE of the town and within 2km of the centre of the site. The town’s main park, Barclay Park, lies in close proximity to the site and provides a wonderful green asset for the town and ensures that Hoddesdon has more than adequate provision of this type of open space. Further, more formal recreation facilities can be found at the Lowfield Sports Ground HODDESDONPARK WOOD HIGH STREET (located in the eastern corner of Barclay Park) where LOWFIELD Hoddedson Town Football Club play their home games. SPORT GROUND Lowfield is also the site of the town’s cricket club. Another area of recreation is Rye Park, around a 15 minute walk from the site.

BARCLAY PARK The town’s major employment location, the Essex Road Industrial Estate, is situated to the east of the town and largely comprises industrial and storage/distribution uses. Parts of this estate lie within 1.6km of the site. Rye House station is located just to the north of the industrial estate and just over 2km from the site.

Although the town has a wide range of services and facilities, the western areas appear to be deficient COCK LANE at present, an issue that could be resolved through SHEREDES the development of High Leigh Garden Village and the SCHOOL additional facilities that this could bring. DOCUMENT REFERENCE: HOD-DOC-SUPP-14

8 DESIGN & ACCESS STATEMENT STRATEGIC ASSESSMENT PLANNING POLICY AND CONTEXT

Planning policy The Local Plan review National planning policy Other material considerations

The ‘plan led’ approach required by Section 38 (6) of the Broxbourne Core Strategy The National Planning Policy Framework Non-statutory policies Planning and Compulsory Purchase Act 2004, requires In 2007 Broxbourne Borough Council (BBC) started on The National Planning Policy Framework (NPPF) was BBC has adopted a number of other documents in the that development proposals are determined in accordance the preparation of a suite of Development Plan Documents published on 27 March 2012. Its purpose is to bring form of Supplementary Planning Documents (SPD), with the Statutory Development Plan unless material (DPDs) to replace the Local Plan - the intention being to together national planning policy into a single, Supplementary Planning Guidance (SPG) and interim considerations indicate otherwise. The Statutory replace the Local Plan with Core Strategy, Development concise document and to help make the planning system policies, planning which are material considerations Development Plan comprises: Management Polices and Site Allocations DPDs. less complex and more accessible. It is accompanied in the determination of applications. These are: • the saved policies of the Broxbourne Local Plan by technical guidance covering flood risk and minerals In December 2010, BBC submitted its Core Strategy to • Borough-Wide Supplementary Planning Guidance 2nd Review 2005; policy which retains key elements of the revoked PPS25 (August 2004) the Secretary of State for examination. The Inspector and minerals policy which are considered necessary • Hertfordshire Waste Core Strategy and Development conducting the examination concluded that the Core to be retained as an interim measure pending a wider • Car and Cycle Parking Management Policies document, November 2012; and Strategy could be found sound, but only if a number review of planning guidance. Standards (2011) • the saved policies of the Hertfordshire Minerals of policies were changed or deleted. In particular, the • Interim Policy for Residential Car parking Local Plan Review 2002 – 2016, March 2007. Inspector concluded that the Council had failed to justify The NPPF sets out the Government’s planning policies Standards (2012) its strategy with sufficient evidence to support its proposed for and how these are expected to be applied. An important material consideration in the determination expansion of Greater Brookfield into a sub-regional retail It sets out that the purpose of the planning system is to • Interim Policy for retail, business, hotels, residential of any planning application is that of Government and leisure centre. The Inspector recommended deletion of contribute to the achievement of sustainable development. institutions, assembly/leisure and motor trade related planning policy in the form of the National Planning Policy the chapter on Greater Brookfield. In addition, the Inspector car parking standards (2012) Framework (NPPF). Other material considerations include concluded that the plan would not deliver sufficient new The NPPF does not change the statutory status of the • Hoddesdon Town Centre Strategy (May 2010) the revoked Regional Strategy for the East of England homes to meet the East of England Plan requirements. Development Plan as the starting point for decision making. Plan, various supplementary planning documents and It advises that proposed development that accords with an • Broxbourne Economic Development interim policies adopted by the Council and elements On 24 July 2012 the Council decided not to adopt the up-to-date Local Plan should be approved, and proposed Strategy (2010 - 2013) of the Council’s local plan evidence base. Core Strategy as recommend by the Inspector. However, development that conflicts should be refused unless other • Broxbourne Employment Opportunity Report, Derrick the Council has not withdrawn the Core Strategy. A report material considerations indicate otherwise. The NPPF Wade Waters (2010) to the Council’s Local Plan Working Group on December constitutes guidance for local planning authorities and • Broxbourne & Hoddesdon Urban Transport Plan (2010) The Development Plan 2012 advised Members that the policies, when read in decision-takers both in drawing up plans and as a material conjunction with the Inspector’s Report, can be given a consideration in determining applications. • Herts Local Transport Plan (2011) The Broxbourne Local Plan Second Review covers the degree of weight in determining planning applications. period 2001-2011 and was adopted in December 2005. It explains how land in the Borough will be used and In addition, any recommendations of the Inspector developed and contains policies which the Council uses would also need to be read in conjunction with the NPPF to determine planning applications. which post-dates his report.

The plan pre-dates the now revoked East of England Plan The Council is currently preparing a new Local Plan, and the NPPF. In terms of Annex 1 of the NPPF, paragraph with a consultation on options expected later in 2013, 215 applies and due weight should be given to the leading to adoption in late 2015. A number of studies have relevant policies of the plan according to their degree been undertaken to support the Local Plan, which contain of consistency with the NPPF. information which may be material to the determination of an application. DESIGN & ACCESS STATEMENT 9

National design guidance In respect of the principles of sustainable development and best practice in urban design, the application has been prepared in light of the following documents:

By Design: Urban Design in the Planning System - Towards Better Practice, DETR and CABE (2000) This guidance outlines the urban design objectives derived from the study of common characteristics of successful places, and explores mechanisms for achieving these in new developments. Local Plan evidence base studies A number of elements of the Local Plan review evidence The Urban Design Compendium (2000) by English base also provide context for the consideration of any Partnerships and The Housing Corporation planning application, including: The Urban Design Compendium examines a spectrum of core design issues through different • Strategic Flood Risk Assessment (December 2007) stages of the development process, from concept • Broxbourne Landscape Character Assessment to detailed design. (October 2008) • Hertfordshire Renewable and Low Carbon Energy Manual for Streets (2007) by the Technical Study (March 2010) Department for Transport Manual for Streets provides guidance for practitioners • Delivering Renewable and Low Carbon Energy involved in the planning, design, provision and Opportunities in Hertfordshire: Opportunities approval of new residential streets, and modifications for District Heating to existing ones. It aims to increase the quality of life • Broxbourne Sustainable Transport Study through good design which creates more people- (September 2008) orientated streets. • Draft Strategic Housing Market Assessment (February 2013) Safer Places: The Planning System and Crime Prevention (2004) • Sustainable Community Strategy for 2010-2021 This guidance focuses on seven attributes of • Green Belt Review (Scott Wilson 2008) sustainability that are particularly relevant to • Review of the Inner Boundary of the Green Belt crime prevention. (Prospect Planning 2008) • Strategic Housing Land Availability Assessment (2010) • Affordable Housing Viability Study (Fordham Research, 2010) DOCUMENT REFERENCE: HOD-DOC-SUPP-14

10 DESIGN & ACCESS STATEMENT

STRATEGIC Highways ASSESSMENT TRANSPORT & MOVEMENT A10

High Leigh Garden Village will provide a significant element of the local HERTFORD ROAD need for new homes situated in a sustainable location and close to the town centre. It will provide a number of opportunities for local journeys to be undertaken by bus, on foot and by bicycle to destinations within the

Hoddesdon and Broxbourne area, whilst also offering access to the A10 DINANT LINK ROAD strategic highway network and minimising travel via local urban streets.

This section briefly summaries the key existing aspects of the local transport system covering highways, public transport, and walking and cycling.

LORD STREET

A1170

The site is bordered by a number of key movement corridors: the A10 to the west, Hertford Road to the north and Lord Street to the south. The site is dissected by the Dinant Link Road, which is the main vehicular arrival route into the town (from the A10). This is a two lane dual carriageway, with a derestricted (70mph) speed limit.

Lord Street to the south of the site is characterised by narrow width and on street parking. The road is lacking in a continuous footpath, so walking links into town are currently limited. The road is, however, wide enough to accommodate the maximum legal vehicle width of 2.5m.

Hertford Road to the north of the site is a single lane feeder road, with a footpath on its south side. DESIGN & ACCESS STATEMENT 11

Public transport Walking and cycling

Main Road National Cycle Route

Railway Line Local Cycle Route

Bus Route Footpath - Right of Way

Station

There are a number of bus services in the surrounding area. The number 641 runs between Broxbourne, There is currently a Public Right of Way and Byway (Bramble Lane) that runs through the site from north to Ware, Turnford, Hatfield, Hoddesdon and Hertford and passes the site along the Dinant Link Road – the south, connecting Hertford Road with Lord Street via a 4.5m wide underpass under the Dinant Link Road. This nearest available bus stop for this service is in the town centre. route connects into Barclay Park, which features a network of footpaths, connecting areas further afield, including Broxbourne Woods National Nature Reserve and Hoddesdonpark Wood. To the north of the site, the footpath The C3 service, runs between Harlow and Waltham Cross and into Hoddesdon town centre and network extends out towards Dells Wood and Herford Heath Nature Reserve. A further pedestrian link is provided the nearest bus stop is on Hertford Road, next to the Merck Sharpe & Dohme complex. from Paddick Close and into the northern half of the site.

The town is served by Rye House railway station, which has rail links to London, Cambridge and Hertford. There is a good network of cycle routes which run through and around the site. The main local route in the town It also has good links to Broxbourne Station to the south. runs through the site from Lord Street to Westfield Road and eastwards beyond. This route also connects into National Route 61, which runs through the Lea Valley Country Park. To the west, the Hertford Circular Route runs in a loop, connecting into Bayford, Brickendon and Hertford. DOCUMENT REFERENCE: HOD-DOC-SUPP-14

12 DESIGN & ACCESS STATEMENT STRATEGIC ASSESSMENT LANDSCAPE CHARACTER

1

• stream corridors (including , This section examines the local landscape Broxbourne landscape character The land to the west of the A10 and ) that run character and the key landscape features Key characteristics west-east, towards the Lea Valley to the east; that will influence the site’s design. It also Broxbourne Borough Council (BBC) commissioned the • gently undulating topography with shallower slopes provides a more detailed assessment Broxbourne Landscape Character Assessment (LCA) in than the ridgeline to the west but with more pronounced 2008. The site is located within Character area C1: High topography then the floodplain; of the site’s characteristics. Leigh and Carnles Green. Key characteristics include: • the A10 which is a significant feature and ‘introduces • areas of parklands with mature parkland trees scattered a constant source of noise and visual intrusion’; across the character area; • remaining roads are often tree lined and • an irregular mixture of medium to large grazed pasture more rural in character; fields with mature hedgerow boundaries, generally considered to be in good condition; • lines of pylons that cross the landscape; and • small copses of mixed and deciduous woodland; • scattered farmsteads. 2 Local landscape character The urban settlement of Hoddesdon to the east of the site

KEYKEY The local landscape character is described below,

north north Site SiteBoundary Boundary with associated images (right).

Borough of Broxbourne Boundary Borough of Broxbourne Boundary 1. The land to the west of the A10 is wholly rural in D1 Urban Areas Urban Areas character and displays many of the key characteristics D1 A- Plateau Ridges and Slopes: Wooded Ridge of Character Area C1. This includes medium to large A1 Wormley and Hoddesdonpark Woods A- Plateau Ridges and Slopes: Wooded Ridge fields in pasture, a gently undulating topography, stream C- Plateau Ridges and Slopes: Wooded Parkland corridors, hedgerow boundaries and enclosure provided and FarmlandA1 Wormley and Hoddesdonpark Woods

C1 High Leigh and Carneles Green by the large woodlands to the west. C- Plateau Ridges and Slopes: Wooded Parkland Dand River Farmland Valley Floodplain: Flooded Gravel Pits 2. Hoddesdon is an urban settlement to the east, contained and Marshes C1 High Leigh and Carneles Green D1 Mid Lea Valley between the A10 and the River Lea. The settlement edge has expanded west, with new development on Cock Landscape character types and areas taken fromD River ‘Landscape Valley Character Floodplain: Types and Flooded Areas Gravel Pits Lane, (at Harmonds Close) bringing the settlement edge inand Broxbourne Marshes Borough” part of the Broxbourne 3 A1 Landscape Character Assessment. adjacent to the A10. D1 Mid Lea Valley 3. The site is situated in a landscape defined by the A10 The site Landscape character types and areas taken and the settlement boundary of Hoddesdon, forming from ‘Landscape Character Types and Areas in Broxbourne Borough” part of the Broxbourne a transitional landscape between the urban settlement Landscape Character Assessment. A1 to the east and the wholly rural countryside to the west of the A10. There is a gradual change in urban influences from north to south across the site, leading

CLIENT: High Leigh Garden Village Partnership to the separate assessment of the northern and PROJECT: C1 High Leigh Garden Village southern parcels of the site later in this section. TITLE: Local Character Areas SCALE AT A3: DATE: 1:12,500 September 2013 4. Spital Brook lies to the south of the site within a valley

2130.23 / 04B FIGURE 7.4 stretching from Barclay Park on the western edge of Hoddesdon to the rural landscape beyond the A10. D1 The character changes from formal parkland with treed CLIENT: High Leigh Garden Village Partnership footpaths and parkland trees to a wooded stream with 4 PROJECT: open pasture fields located on valley sides. The valley C1 High Leigh Garden Village TITLE: is free from development and is enclosed by rising Broxbourne LCA Character Areas Local Character Areas SCALE AT A3: DATE: landform and belts of trees on the upper slopes. Spital Brook Valley to the south of the site 1:12,500 September 2013

2130.23 / 04B FIGURE 7.4 D1 DESIGN & ACCESS STATEMENT 13

KEY Green Belt

Existing urban edge

STRATEGIC ASSESSMENT Major road corridor

Existing road running DENSE through site WOODLAND BLOCKS Visual detractor Wooded brook corridors LANDSCAPE CONTEXT Significant green A10 CORRIDOR corridor within site

Slopes

Intervisibility between site and existing urban edge Local footpaths and bridleways HODDESDON High Leigh Conference Centre (wooded / parkland landscape)

Key factors influencing the design A10 (T)

High Leigh Green Belt - The site is within the Metropolitan Green Belt, which extends Landscape features – Significant green corridors exist within the site. A Farm Woolens brook runsruns throughthrough from the edge of Hoddesdon, across the A10 and into the rural countryside central corridor is formed by the woodland, trees and vegetation associated urbanurban areasareas ofof Hoddesdon.Hoddesdon. to the west of the study area. with Bramble Lane (a Public Right of Way that runs north-south through the site). Another corridor is located along Woollens Brook, which forms the eastern A10 - The A10 is a noticeable and intrusive feature within the local landscape. boundary to the northern parcel of the site. To the south of the site, parkland The road, along with its embankments and cuttings, provides strong separation trees and copses extend from Barclay Park to the south-east and across the between the site and the landscape to the west. The site is split into north and High Leigh Conference Centre. There is the potential to extend the tree planting DENSE south parcels by the Dinant Link Road, which runs east from the A10. WOODLAND across the southern edge of the site to meet the copses and planting to the BLOCKS KEY south-west of the site. The undulating topography and local tree lines and ROOK Urban edge – The western urban edge of Hoddesdon forms the eastern Green Belt L B copses give the site considerable enclosure. PITA boundary of the site and has a strong visual relationship with the site S Existing urban edge

(particularly the northern parcel), emphasized by the landform of the site, 0 100 200 300 400 500m Movement – Aside from the A10, there is only one road, Lord Street, which runs north Major road corridor sloping down towards the town. through the southern parcel of the site. The footpath along Bramble Lane runs Existing road running DENSE north-south across the two sites, with an underpass allowing pedestrians to cross through site Topography - Hoddesdon lies on the western valley floor and lower and middle WOODLAND Landscape factors influencing the design between the two sites and under the Dinant Link Road. There are footpath links Visual detractor valley sides of the Lea Valley. The land rises to the west to a main ridge roughly BLOCKS to the north and south of the site allowing access to the wider area, as well as Wooded brook along the line of Ermine Street. Immediately west of the town, on the undulating a footpath that runs east from Bramble Lane, connecting to the residential area KEY corridors Significant green middle slopes, is a belt of farmland, large farmsteads and rural development Green Belt of Paddick Close. A key footpath runs to the south ofA10 CORRIDORthe site from Barclay Park, corridor within site (including the High Leigh Conference Centre). The upper slopes, to the west westwards to the wider countryside, along the Spital Brook valley. Existing urban edge Slopes of the A10, are largely occupied by extensive mixed woodlands, including Major road corridor Intervisibility between site Hoddesdonpark Wood and Box Wood. From the ridge, a series of small streams and existing urban edge Existing road running drain eastwards, joining to form Woollens Brook and Spital Brook, whichDENSE run Local footpaths and through site bridleways WOODLAND through Hoddesdon to the River Lea. High Leigh Conference HODDESDONVisual detractor BLOCKS Centre (wooded / parkland Wooded brook landscape) corridors Significant green A10 CORRIDOR corridor within site Transitional Landscape Slopes Intervisibility between site andA10 existing (T) urban edge Local footpaths and High Leigh bridleways Farm HODDESDON High LeighWoolens Conference brook Centre (woodedruns through / parkland landscape)urban areas of Hoddesdon.

A10 (T)

High Leigh Farm Woolens brook runs through DENSE urban areas of WOODLAND Hoddesdon. BLOCKS K ROO L B ITA SP

0 100 200 300 400 500m north A10 Site Urban area DENSE WOODLAND BLOCKS

ROOK L B ITA SP

0 100 200 300 400 500m north DOCUMENT REFERENCE: HOD-DOC-SUPP-14

14 DESIGN & ACCESS STATEMENT

This plan shows the key landscape features of the site and surrounding area.

Site and surrounding area - landscape features DESIGN & ACCESS STATEMENT 15 STRATEGIC ASSESSMENT SITE CHARACTER

North Parcel South Parcel The northern parcel (to the north of the Dinant Link Road) is The southern parcel (to the south of the Dinant Link Road) has a mixture of medium to large pasture fields separated by hedgerow flatter landform than the surrounding character areas and comprises boundaries and mature tree belts. There is a copse of wet mixed a mixture of medium to large grazed fields in pasture. The site woodland to the south of the parcel, adjacent to the Dinant Link continues to be contained to the north and west by major roads Road. The settlement of Hoddesdon lies directly to the east of the and associated roadside planting and by the built development site and has a strong visual relationship with the northern parcel, of Hoddesdon to the east. Settlement within the remainder of the emphasized by the landform sloping towards the town. The site’s southern parcel is restricted to High Leigh Farm and associated location and structure are similar to those of the existing built up dwellings and the scattered dwellings along Lord Street, with High area – the middle and lower slopes of the western valley side, within Leigh Conference Centre located to the south-east of the site. the A10 / Lea Valley linear belt and strongly contained by the A10, The A10 forms a robust edge to the character area and separates rising ground and woodlands to the west. The urban influences on the development from the wider agricultural landscape to the west. this landscape from Hoddesdon and the visual containment of this Groups of trees and hedgerow vegetation contain the majority of the land from the wider landscape by the tree belts along Bramble southern edge of the site. There are three pylons located in Lane and the A10, gives a strong sense of enclosure. the southern section of the site, with power lines crossing the site and the Dinant Link Road. DOCUMENT REFERENCE: HOD-DOC-SUPP-14

16 DESIGN & ACCESS STATEMENT

Key factors influencing the design - north parcel SITE CHARACTER • The wooded dell that fills a valley side adjacent to Bramble Lane. • The trees and scrub adjacent to the Woollens Brook. • The vegetation that runs along Bramble Lane. This consists of a These trees provide a visual foil to the industrial and NORTH PARCEL mature tree belt that runs alongside the southern part of Bramble residential buildings to the east. Lane and a mature hedgerow to the north with hedgerow trees. • The ditch, hedgerow and hedgerow trees that run The tree belt and hedgerow appear as a continuous feature east from Bramble Lane to meet the vegetation that forms a local skyline. at Woollens Brook, to the north of the site. • A belt of mature pine trees running west to the A10 • The Dinant Link Road has tree planting along the from Bramble Lane. central reservation and to the north-east of it. • Individual mature oak trees within the field to the south-west of the northern parcel.

View east from Bramble Lane

Looking south-east from A10 Junction

View east from south end of north parcel DESIGN & ACCESS STATEMENT 17

Key factor influencing the site - south parcel SITE CHARACTER • The hedgerows that run either side of Lord Street. • The tree belt adjacent to Bramble Lane. This is a continuation SOUTH PARCEL of the same tree belt to the north and also forms a local skyline. • The hedgerows that line the access route to High Leigh Farm, which connect to an area of scrub that runs to the northern boundary of the southern parcel. • Trees and vegetation associated with West Lodge and the High Leigh Conference Centre to the south.

Looking north-west from Bramble Lane

Looking east along Lord Street on western edge of site

View south-west across land to the south of Lord Street DOCUMENT REFERENCE: HOD-DOC-SUPP-14

18 DESIGN & ACCESS STATEMENT DESIGN ASSESSMENT HISTORIC CONTEXT

The historic pattern of Having undertaken an assessment of the wider strategic context, the next development to date has been in a north, south and east direction. few pages assess the design of the surrounding area. It starts by examining The physical constraints and influences identified have the historic evolution of the town before assessing the area’s urban informed this growth pattern. structure, fabric and density. However, today, High Leigh Garden Village offers the chance to utilise a deliverable site that will rebalance the town and The evolution of Hoddesdon provide housing in a logical location that could bring many The plan (opposite), depicts how the town of Hoddesdon has evolved over the benefits that include an improved years. The town largely grew up as a coaching stop on the main route between Original 16th century inn on the High Street gateway to Hoddesdon, sustainable links to the town the cities of London and Cambridge. The passing traffic through the town brought and country and the ability to integrate into the existing urban trade and employment and several inns were built in the town centre in the 16th and fabric and provide benefits for 17th centuries, some of which stand today and give the town a series of attractive those who live there today. These are all explored later landmarks along the present day High Street. in this document. Until the introduction of the railways, Hoddesdon predominantly grew in a linear north-south pattern, but the introduction of a station at Rye House led to expansion in a north east direction which was then followed by further residential expansion to the north and employment to the east. Development to the west was largely confined to a linear pattern of development around Lord Street and was largely curtailed by Victorian terraces on Lord Street the proximity of Barclay Park and the grounds of High Leigh House. The A10 was constructed in the 1970s as a bypass around a number of towns in the Lea Valley and today forms the western edge of the settlement, albeit development has not yet extended up to this physical barrier. The town centre also developed in the late 20th century with the development of the Tower Centre and large supermarkets. Today, the town centre is the subject of several redevelopment schemes / proposals, including the redevelopment of the Tower Centre.

Post-war western expansion of the town DESIGN & ACCESS STATEMENT 19

A10

RYE PARK STATION

Hoddesdon town centre today

Historic Core

Pre 1920’s

Inter-war period (1920-1950)

Post war period (1950-1980)

1980’s - Present Day A1170

The evolution of Hoddesdon The A10 DOCUMENT REFERENCE: HOD-DOC-SUPP-14

20 DESIGN & ACCESS STATEMENT DESIGN ASSESSMENT URBAN STRUCTURE

An analysis of the urban structure of the immediate The site, which is located on this node is, therefore, a surrounding local context has been undertaken. major gateway to Hoddesdon and will provide visitors with The urban structure generally comprises the main their first impressions of the town. The landmarks in this Other key districts within urban elements that: location comprise the existing High Leigh Farm buildings Hoddesdon (which are numbered and the High Leigh Conference Centre. However, neither on the opposite plan) include: • underpin and bond an area together; are clearly visible from the Dinant Link Road. The actual • give identity to individual localities within the area; first impressions one has of the town is on arrival at the junction node north of the town centre. Here, the scene is 1. Town Centre - historic and commercial • includes artefacts that render the area legible, car dominated and two of the three landmarks comprise core with buildings spanning between the imaginable and memorable; and a high rise residential tower and the back of a shopping 16th - 21st century. • generally stay consistent over time. centre (currently being redeveloped). Therefore, the existing approach into Hoddesdon is currently unattractive and The urban structure elements of Hoddesdon have relatively non-descript. 2. Southern end of Hoddesdon - lower density been mapped using a “Lynch analysis technique” based housing in spacious grounds, including Yewlands, on mapping structural elements such as paths (travel The plan also shows a number of districts within the town a street originally laid out in the early 20th century corridors), edges (real or perceived boundaries in the – identified on the basis of each having a set of common and containing homes designed by renown High Leigh Conference Centre community), landmarks (highly identifiable features in the features. The two closest districts to the site lie to the north architects such as Ballie Scott. community), nodes (destinations or activity areas) and and south of the Dinant Link Road. The district to the north districts (sub areas in the community that have an inherent A), located around Westfield Road, largely comprises post uniqueness or quality). war terrace and semi-detached housing of a similar age and 3. North Road - area of high density housing density. The district to the south, B) centred on Lord Street, comprising pockets of Victorian terrace housing. The plan (opposite) shows the analysis of the site and comprises a more diverse mix of housing of differing ages wider town. The A10, the Dinant Link Road and the junction and densities, ranging from Victorian to present day. between the two act as major movement corridors, arrival 4. College Road - area of mixed housing of points to the town and its western physical edge. various age and character and largely comprising detached properties set within large plots. Mix of public and private roads.

Dinant Link Road

House on Lord Street DESIGN & ACCESS STATEMENT 21

A10

RYE HOUSE STATION

4

A 3

DINANT LINK ROAD

B 1

LORD STREET

2

A1170

The urban structure of Hoddesdon DOCUMENT REFERENCE: HOD-DOC-SUPP-14

22 DESIGN & ACCESS STATEMENT DESIGN ASSESSMENT URBAN FABRIC

Numerous statutory and non-statutory controls and appraisals, many of which overlap, but include: By Design; 1. Urban Design Compendium; and Hertfordshire’s Building Local character Futures 2011 document all promote an understanding of Character is defined in By Design (DETR 2000) The character of the conservation area is in contrast the local context when designing new development, so that as a place with its own identity: with the remainder of the surrounding residential it sensitively integrates into its surroundings. areas, which were constructed in the early 20th century with the majority being from the inter war and post The Hertfordshire Building Futures Design document in “The positive features of a place and its war periods. particular advocates the promotion of local distinctiveness people contribute to its special character and the creation of built environments that are responsive and sense of identity. They include The intermediate residential hinterland surrounding to the context of Hertfordshire. It is important to note landscape, building traditions and materials, the town centre comprises high density Victorian and that this document stipulates that new development patterns of local life, and other factors that Edwardian townhouses and terraces. Beyond that, the in Hoddesdon should not necessarily seek to replicate residential character is influenced by Garden City layout historic buildings, as this often denies the authentic quality make one place different from another. The principles, consisting of medium to low density low of the original building. The document promotes the use best places are memorable, with a character rise dwellings set in open green plots. of contemporary design which “does not dominate which people can appreciate easily.” or ignore the historic building or area.” The area surrounding the site (to the west of Ware Hoddesdon’s historic centre is protected by the listing Road) in particular features a range of early 20th The urban fabric (which largely comprises the built of buildings and a conservation area. The plot layout century and post war housing, which for the most part form within the urban structure whose details do not of the town centre is medieval in origin and features are two storey, semi-detached and are medium density. dramatically influence the overall pattern of a place) of long, narrow plots set at a right angle to the High There are some exceptions to this characteristic the surrounding area has, therefore, been assessed. Street. The architectural style within the town centre is townscape close to the site such as Hertford Road and This assessment is presented over the following pages, mixed, having been altered over the centuries. Many College Road, which feature very low density detached including a photographic assessment of the local 16-17th century buildings, however, still remain. The dwellings set in generous landscaping. Another vernacular and a density study. building scale is generally low rise. 2-3 storey buildings contrast is Lord Street, which is typified by high density Victorian terraces. The density studies on the following This section provides an understanding of the local are common, with some 3-4 storey feature Georgian pages demonstrate this range of different housing 2. character, to ensure that the proposals for the site are buildings for emphasis. There are some taller buildings typologies and densities. responsive to the surrounding context and existing around the edge of the town centre. townscape. This analysis will help to inform the character Pockets of residential development close to the areas within the site as well as suitable building town centre and within the conservation area, which heights, scale and densities. generally date from 1880s-90s onwards, are detached and set in large, mature landscaped plots. DESIGN & ACCESS STATEMENT 23

3. 5. 8. 11.

6. Images

1. The formal, Georgian townhouses on the High Street at the junction of Brocket Road.

2. Large, arts & crafts style villas influenced by the Garden City movement.

3. War memorial marks the historic market square, with the 16th century timber framed White Swan pub in the background.

4. Leafy street with formal, Victorian townhouses at the gateway to the town centre, and on the corner of High Street and Cock Lane.

5. The layers of architectural history are evident 4. 9. along the southern end of the High Street.

6. Medieval origins with intricate timber frames, lead glazed windows and carved panel detailing.

7. Run of 5 low rise detached dwellings in very large plots set back and well screened from Hertford Road.

8. The spire of the 18th century St Catherine & St Paul’s Church is visible beyond the historic high street

9. Row of high density 1.5 storey worker cottages on Lord Street, at the junction of the High Street. 7. 10. 10. The large detached dwellings along College Road, which feature large, attractive front and rear garden space.

11. Small, high density Victorian and Edwardian terraces along Lord Street, which have smallplots, but feature boundary walls, attractive planting and are often elevated above street level, which creates a strong division between the private and public realm. DOCUMENT REFERENCE: HOD-DOC-SUPP-14

24 DESIGN & ACCESS STATEMENT

In addition to the local architectural vernacular, an analysis of density in the surrounding area adds to the understanding of the local character and built DENSITY STUDIES form and can help form the basis of any future masterplan. The density studies here are analysed as figure ground diagrams, which depict the relationship between built form and open space. The examples are taken from a number of locations in and around the site, as shown on the plan (opposite top-right).

Hertford Road • Large detached post war bungalows 6 HA • Low roof pitch • Parking on plot • Very long, narrow plots VERY LOW • Set back and below street level on sloping land DENSITY • Well screened by vegetation

College Road • Large contemporary 2 storey detached houses 11 HA • Heavily landscaped with tall, formal street trees • Generous plots • Arts & crafts architectural influence LOW • Parking on plot in driveway / front garden DENSITY • Set back from street • Consistent, straight building line

Briscoe Road • Mix of 2/2.5 storey detached, semi-detached and terraced housing 16 HA • Consistent, straight building line • Some street trees • Strong sense of enclosure LOW-MED • Small front gardens DENSITY • Parking on street • Levels afford views towards Hoddesdon DESIGN & ACCESS STATEMENT 25

The analysis of the surrounding area shows that Hoddesdon has a wide range of residential densities, ranging from 6 dph on Hertford Road to the north of the site, to 46 dph on Lord Street to the south east of the site. This mix of HERTFORD ROAD BRISCOE ROAD densities helps to create a sustainable and well balanced community with varying house types. In discussion with Broxbourne Borough Council it became clear that rather than low density housing (such as Hertford Road) which could COLLEGE ROAD be questionable in terms of sustainability or high density housing (such as parts of Lord Street), the aim should be to WESTFIELD ROAD provide medium density family orientated housing, following the principles of the Garden City movement e.g lower than

30 dph, with gardens and housing typologies focused towards detached and semi-detached housing. Achieving this LORD STREET

principle also requires other design criteria to be achieved including tree-lined streets and a high quality public realm. BOMBAY COTTAGES

Westfield Road • 2 storey post war semi-detached • Consistent, straight building line 35 HA • Low roof line pitch • Some grass verges • Lack of enclosure due to • Parking on street and on wide front to front spacing and driveways/front yards lack of tree planting • Varied garden size due MEDIUM • Little separation between footpath to shape of block DENSITY and front garden and little planting: lack of defensible space

Bombay Cottages, Rose Vale • 3 storey Victorian large semi detached villas • High roof line pitch adds formality and enclosure 38 HA • Building line steps forward at end of row for emphasis • Historic features such as bays and porches create strong distinctive character MED-HIGH • Well planted front gardens DENSITY • Boundary wall and planting delineates defensible space • Parking on street • Small, narrow garden space

Lord Street • 2 storey Edwardian and Victorian • Some historic features terraced cottages such as bays and chimneys 46 HA • Elevated above street level create interest • Continuous building line forms • Well planted front gardens strong sense of enclosure • Boundary wall and planting HIGH delineates defensible space DENSITY • Varied roofline • Lack of street planting • Parking on street • Very long, narrow garden space DOCUMENT REFERENCE: HOD-DOC-SUPP-14

26 DESIGN & ACCESS STATEMENT

4

1 5 HERTFORD ROAD 3 Adjacent housing in Kennedy Avenue Adjacent properties on Lord Street

A10

2

2 6

Land within the site, adjacent to Bramble Lane The A10, viewed from Lord Street bridge

7 8

DINANT LINK ROAD

3 7 1

Views across to the MSD site Views across to adjacent housing / MSD site 5 LORD STREET 6

4 8 8

The A10, towards the north of the site Adjacent housing on Paddick Close DESIGN & ACCESS STATEMENT 27 SITE ASSESSMENT DESCRIPTION

Having undertaken an assessment of the site’s surrounding The site description Southern area The site covers an area of 39.42 hectares (ha). It is The land to the south of the Dinant Link Road covers an strategic context and local design features, the remainder dissected by the Dinant Link Road which runs in an east area of 17.44ha and is flatter in nature. The Dinant Link of this section examines the site itself, including an overall west direction. The land to the north and south of the Road itself forms the northern edge of this land, whilst the Dinant Link Road largely comprises agricultural land and A10 again, comprises the western boundary and is, at this description and an analysis of its key features. whilst the south site is generally flat in nature, the north point, in cutting. The eastern boundary abuts the edge of site slopes down in an west-east direction. the urban area, which in this instance comprises a relatively new residential development at Kennedy Avenue, a bowling green and the High Leigh Conference Centre. Northern area Importantly, the south eastern corner of this site offers views out east over the town of Hoddesdon, thus making Land within the site and to the north of the Dinant Link a visual connection between the site and the town centre. Road covers an area of 21.98ha and slopes upwards in The southern boundary comprises areas of open an east-west direction. It is surrounded largely by existing countryside. The south site is more open in nature, mature trees. The northern area is bordered by a mix of although is again broken up by existing vegetation in the land uses, with its eastern edge adjoining the urban area form of tree belts and hedgerows. The buildings at High of Hoddesdon, which in this area contains housing and Leigh Farm sit at the centre of the site, but do not form the UK headquarters of Merck Sharp & Dohme (MSD). part of the site or the proposed development opportunity. The north of the site comprises a row of low density/ low Lord Street, a road that runs from the town centre and rise houses, whilst the western edge adjoins the A10. The out towards Hoddesdon park Wood, also cuts through Dinant Link Road forms the southern edge. Other notable the southern area. features of the northern area include Woollens Brook - a watercourse that runs along the eastern edge and a block Two notable features span both the northern and southern of mature woodland on the southern edge. The majority parts of the site. Bramble Lane is a Public Right of Way of the site is relatively open, but the western parts are connecting Lord Street in the south with Hertford Road in compartmentalised by a series of north-south/ east-west the north. Its form is diverse in nature being part track, part tree belts/ hedgerowns that break up the land form underpass (under the Dinant Link Road) and part woodland and screen views. path. It does, however, provide a key existing link across the site. The other feature is the overhead power lines that enter the northern part of the site from the adjacent residential area. The power line (which is a high voltage 132kV line) then crosses the Dinant Link Road and enters the southern half of the site, turning around the northern edge of the High Leigh Farm buildings and then heading south west and parallel with the A10. DOCUMENT REFERENCE: HOD-DOC-SUPP-14

28 DESIGN & ACCESS STATEMENT SITE ASSESSMENT KEY FEATURES

This Design and Access Statement is one of a The main site features are: suite of documents in support of the planning Transport Archaeology application. This suite of documents includes • Dinant Link Road, which divides the site in two • A locally listed building at High Leigh Farm. and is a busy/ fast road with a derestricted speed more detailed technical reports relating to the limit of 70mph. Ecology site, including matters such as transport, ecology, • Lord Street, which is a narrow road and does not have a continuous footpath. • Green corridors formed by the network landscape and noise. The plan opposite highlights of hedgerows, tree groups and scrub lines. • Bramble Way (a Public Right of Way and Byway), the key site features that have been identified which passes through the site. • Isolated infield trees and tree groups. by the technical work and which will need to be • Woollens Brook and the associated Noise vegetated corridor. considered in the masterplanning and design • Off site low status bat roosts. • Road traffic noise, particularly from the process. None of the site features preclude A10 dual carriageway. development of the site. Landscape Services • Inter-visibility between the site and the adjacent employment area and housing. • 132 kV and 11kV overhead power lines. • Steeper gradients of parts of the north site, • A UKPN substation. ranging between 1:10 and 1:30. • A 450mm pumped water main, a partially uncovered unrecorded 420mm diameter pipe and an unrecorded culvert. Flood risk and drainage • Steep contours and existing water features. Ground conditions • Poor on site infiltration. • Potential sources of contamination on site • Small area of zone 2 and 3 flood risk. related to landfills, made ground and agriculture. DESIGN & ACCESS STATEMENT 29

Key

Noise barrier

Restricted byway

Public footpath

Existing road HERTFORD ROAD A10 Bus route

Made Ground (Over Degradable Waste)

Made Ground (Inert Fill)

Overhead 11Kv Cable

Overhead 132Kv Cable (and extent of approx 60m easement)

Water Main (and extent of approx 10m easement)

Underground pipeline

Hedgerow Offset

Extent of Woodland

Woodland/Tree

Important Hedgerow

Borderline Important Hedgerow DINANT LINK ROAD Woollens Brook

Existing Ditch

Flood Zone 3

LORD STREET Flood Zone 2

Site analysis

03 INVOLVEMENT & EVALUATION

This chapter sets out the initial vision and design principles for the site, summaries the engagement process which has been undertaken since and explains how such engagement has informed the evolution of the design.

31 DOCUMENT REFERENCE: HOD-DOC-SUPP-14

32 DESIGN & ACCESS STATEMENT INTRODUCTION VISION

The recently published National Planning Policy Framework (NPPF) sets out the Government’s planning policies for The proposals for High Leigh Garden Village have evolved England and how these are expected to be applied. One of the aims of the NPPF is to significantly boost the supply of over the last year and have been considered and tested high quality homes. Paragraph 52 of the NPPF states that through an engagement and involvement process. “the supply of new homes can sometimes be best achieved through planning for larger scale development, such as new settlements or extensions to existing villages and towns that The approach to preparing the masterplan has been follow the principles of Garden Cities”. open and transparent throughout and our aim has been The Garden City vision was developed by Sir Ebenezer Howard in the late 1800s as a response to the overcrowding to involve as broad a cross section of the community as and deterioration of the nation’s cities. The concept was to create planned, self-contained communities surrounded possible in consideration of the issues and opportunities by Green Belts containing proportionate areas of housing, arising from the development. The purpose of the employment and food production. Howard’s Garden City movement is particularly relevant to Hertfordshire, where engagement process has been to confirm and endorse the two original Garden Cities were built: Letchworth Garden City and . One of the architects the approach being taken and to test the robustness who took Howard’s vision forward and designed the first of the design. Garden City at Letchworth (Raymond Unwin) later moved on to work on the creation of Garden Suburbs, which took many of the principles of Garden Cities, but applied these This section demonstrates the process that has been to the edges of towns and cities across the UK. undertaken, from the initial vision for the site through The Town and Country Planning Association (TCPA) marked its 108th anniversary by calling for Garden Cities and to the final masterplan layout. It starts by setting out the Garden Suburbs to be applied to present day large scale developments, an approach that has subsequently been vision and the key design principles to achieve this endorsed by the Government and now forms a key element vision, before briefly describing the main consultees in the NPPF. The TCPA’s recently published document entitled “Creating Garden Cities and Suburbs” is one of who were involved in influencing the design. The section a suite of documents that provides the basis of what 21st concludes with a series of plans which show how the century Garden Cities and Garden Suburbs should be. involvement process with stakeholders and the local community has helped shape the design along with the key decisions made in this period.

Images: Garden Cities of Hertfordshire DESIGN & ACCESS STATEMENT 33

Key Garden City principles include: • strong vision, leadership and community We have used these principles and interpreted engagement; them in a way that is relevant to the scale of • land value capture for the benefit of the development being proposed at High Leigh. The Vision community; Furthermore, in order to make it a place that also responds to its surrounding context and • community ownership of land and long-term environment (as set out earlier in this document) stewardship of assets; and is not just a development that could High Leigh Garden Village offers a wonderful opportunity to • mixed-tenure homes that are affordable for be“anywhere and everywhere”, the vision also ordinary people; needs to consider and appreciate: create a new mixed use family orientated development in a setting • a strong local jobs offer in the development • the character and attributes of Hoddesdon that combines the very best of town and country living. itself, with a variety of employment as a whole; opportunities within easy commuting distance of homes; • the site’s key surrounding attributes – close proximity to the countryside (open natural • high-quality imaginative design (including spaces, walking, cycling and fresh air) A high quality living and working environment will be achieved homes with gardens), combining the very best and the town centre (shops, employment, of town and country living to create healthy leisure and transport); through the creation of well-designed buildings set within attractive homes in vibrant communities; • the site’s key features (Woollens Brook, • generous green space linked to the wider existing woodland, hedgerows and streets and varied open spaces that make the most of its unique natural environment, including a mix of undulating topography); public and private; • the need to create a sustainable place with landscape setting. • networks of well managed, high-quality local facilities and services, a mix of housing gardens, tree-lined streets and open spaces; and where walking, cycling and public • opportunities for residents to grow their own transport take priority over the car; The site’s sustainability credentials will not only be achieved through food, including generous allotments; • the need to create a new gateway • access to strong local cultural, recreational to the town; and its buildings, but also through its walkability - both to the town and shopping facilities in walkable • the need to provide more family neighbourhoods; and accommodation in Hoddesdon (a town centre and the on-site community facilities, including employment, • integrated and accessible transport systems which has fewer family homes than any – with a series of settlements linked by rapid other urban area within the Borough). education and recreational opportunities. transport providing a full range of employment Using the above as a basis, a vision was created opportunities (as set out in Howard’s vision for High Leigh Garden Village. of the ‘Social City’). The site’s key features will be respected, retained and enhanced and first impressions of Hoddesdon improved - benefitting the town as a whole. DOCUMENT REFERENCE: HOD-DOC-SUPP-14

34 DESIGN & ACCESS STATEMENT DESIGN PRINCIPLES

The vision informed a set of design principles for the site which provided the basis behind our original design concept. The vision and design principles were presented to Broxbourne Borough Council who supported the approach and design direction being taken.

Walkable jobs Town and country living

Design principles Walkable jobs – an accessible and walkable range of jobs, Connected and varied green spaces – mixture Mixed housing for all generations – much needed varying from large research and development industries of interconnected open spaces including formal sports housing choice in the town ranging from smaller starter and offices in the wider town, to on-site opportunities in pitches, river corridors, woodland walks, pocket parks units and affordable accommodation to larger family retail, hospitality and elderly care. and children’s play space. housing and elderly care.

Town and country living – the town centre is only a Improved first impressions – a new front door to the New community focus – new accessible facilities 10 minute walk to the east, whilst the open countryside town of Hoddesdon with active and high quality buildings in the west of the town, comprising a new primary school lies less than 10 minutes walk to the west. creating an impressive gateway for its residents, workers and local centre. and potential future investors. Protected assets – development that seeks to protect and enhance the natural and physical assets of the site, by Sustainable links – improved public transport serving the improving the river corridor, retaining and managing key existing and new residents in the town as well as improved woodland areas and the protection of existing buildings. pedestrian and cycle links to, from and through the site. DESIGN & ACCESS STATEMENT 35

Protected assets Improved first impressions

Footpath National trail Footpath - roman road Cycleway Existing bus route Proposed bus route

Connected and varied green spaces Sustainable links DOCUMENT REFERENCE: HOD-DOC-SUPP-14

36 DESIGN & ACCESS STATEMENT SUMMARY OF CONSULTATION

Having established a vision and set of design principles, an extensive consultation programme has been carried out. This programme has sought to involve and engage local representatives, stakeholders and the wider community in helping to shape and inform the proposals for High Leigh Garden Village.

The process has provided a range of opportunities and Stage one of the public exhibition Stage two of consultation channels for feedback and was centred around two public exhibition events. This process is fully outlined in the Public exhibition notification Public exhibition notification Statement of Community Involvement, submitted as part The first stage of the consultation programme was centred The second stage of the consultation programme also The public exhibition consisted of twelve display boards of this planning application. The consultation programme on public exhibitions held on 25th and 26th April 2013. centred on public exhibitions, which were held on presenting information about the feedback received has sought to identify and address any issues or concerns 28th and 29th June 2013. during the first round of consultation and subsequently the raised by local residents, in line with local and national • 5,409 invitation leaflets were sent to local addresses changes that had been made to the emerging proposals. guidance. The pre-application consultation programme within a one mile radius of the site. • 5,409 invitation leaflets were sent to the addresses The boards also explained how attendees could leave and responses to the consultation are set out in the • Further to the invitation leaflet, a quarter page colour that were invited to the first stage of the consultation their feedback and get in touch with the team following the following paragraphs. advert was placed in the Hoddesdon & Broxbourne (properties within a one mile radius of the site). consultation event. edition of the Hertfordshire Mercury which is the local • A quarter page colour advert was placed in the newspaper with the highest readership in the area. Hoddesdon & Broxbourne edition of the Hertfordshire Members of the team were present to discuss the evolving Pre-application meetings This was accompanied by a story publicising the event. Mercury accompanied by an article publicising the event. proposals with attendees and answer any questions or queries they had. As with the previous stage of consultation, Formal pre-application meetings took place with a number • Local councillors and stakeholders were invited to • Prior to the exhibition residents living in High Leigh Barns feedback forms were provided at the exhibition and of local stakeholders to discuss the opportunities and an exhibition preview session which was held on the and those adjacent to the site were invited to a meeting attendees were encouraged to complete the form before constraints of the application site and the emerging afternoon of Thursday 25th April 2013 to give local held on Tuesday 18th June to discuss with members of they left. There was also the opportunity to send completed proposals. This included frequent meetings with senior representatives the chance to view the materials on the team measures which could be put in place to ensure forms to a freepost address following the exhibition. officers at Broxbourne Borough Council (BBC), including display in advance of the public exhibition. a sensitive development around their properties planning policy, development control, urban design and • These residents were also invited to a preview session June’s exhibition was attended by just under 375 people sports and recreation. Public exhibition held on the evening of Thursday 27th June 2013 to view with over 130 feedback forms submitted during this second stage of consultation. The partnership has held pre-application meetings with: The public exhibition was held on Thursday 25th April and discuss changes to the proposals following the first 2013 from 5pm-9pm and on Friday 26th April 2013 from stage of consultation. • MSD (the company adjacent to the site) 5pm-9pm at the Mayhem Function Hall in Hoddesdon. • The residents of Lord Street who left their contact details • High Leigh Conference Centre This venue was chosen because of its central location, during the first round of consultation were also invited to ease of access, size and availability. • Residents living in and around the site a separate preview session on Thursday 27th June 2013. The consultation events were • Hoddesdon Football Club The public exhibition consisted of thirteen display boards • Similarly, Broxbourne Borough Council councillors were presenting information about the application site and the invited to a preview of the exhibitions held on Thursday supplemented by a dedicated • Hoddesdon Cricket Club emerging proposals and explaining how attendees could 27th June 2013. This gave local representatives the project website: • The Bowls Club leave their feedback. chance to view the materials on display in advance of the public exhibition. www.highleighgardenvillage.com • Friends of Barclay Park Members of the project team including masterplanners, an email address: • The Hoddesdon Society transport consultants and planning consultants were on Public exhibition • The Hoddesdon Town Centre Business Forum hand to discuss the scheme with attendees and answer [email protected] any questions or queries they had. The second round of public exhibitions was held on Friday • Officers at Broxbourne Borough Council 28th June 2013 from 5pm-9pm and Saturday 29th June and community phone line: 2013 from 10am-4pm at St. Catherine’s C of E Primary • Hertfordshire Police Constabulary A feedback form was provided at the exhibition and attendees were encouraged to complete the form School in Hoddesdon. This venue was chosen because of 0808 178 1318 before they left. However, there was also the opportunity its central location, ease of access, size and availability. to send completed forms to a freepost address These communication channels were available following the exhibition. throughout the consultation process to provide information, updates and an opportunity for April’s exhibition was attended by over 1,000 people local residents to contact the team with their with over 300 feedback forms submitted during the feedback and questions. first stage of consultation. DESIGN & ACCESS STATEMENT 37

Public exhibition 1: at Mayhem Function Hall, Hoddesdon (25th-26th April 2013) Public exhibition 2: at St Catherine’s C of E Primary School, Hoddesdon (27th-29th June 2013) DOCUMENT REFERENCE: HOD-DOC-SUPP-14

38 DESIGN & ACCESS STATEMENT

The following pages show how the engagement process DESIGN EVOLUTION has informed the evolution of the masterplan.

1 2

Initial sketch exploring basic site strategy Initial framework diagram incorporating • Extended employment area shown south initial technical information and seeking of Dinant Link Road along A10 frontage and • Main vehicular access from Dinant Link Road, to enhance viability below retained power lines with subsidiary access points from Lord Street and Hertford Road • Land adjoining Kennedy Avenue removed • Initial SuDS strategy shown along Woollens Brook corridor and adjoining Lord Street • Key pedestrian routes through the site identified as outside client’s ownership including a Dinant Link Road crossing • Vehicular access from Hertford Road • Partial removal of lower quality woodland shown • Employment areas located to north and south removed and associated employment area of Dinant Link Road, and in north of site replaced with residential (accessed via Hertford Road) • Vehicular access from Lord Street refined and • School located in centre of site with small is now independent of Box Lane community hub adjoining

• Power lines shown retained with substantial open space or employment areas below DESIGN & ACCESS STATEMENT 39

3 4

OPTION A OPTION B

Revised framework diagram, responding to officer • Care home now shown adjoining bowls club Two framework diagram options to enable • Pedestrian route south to Spital Brook shown comments, incorporating increased technical on the closest part of the site to the town centre consideration of the retention or removal following consultation with officers information and seeking to enhance viability • Alignment of vehicular access north of of the powerlines • Indicative school shape revised to reflect acoustic • Impact of powerline removal scoped, showing Dinant Link Road into site revised following • Community hub now located at central focal/ and orientation constraints increased residential development area to detailed levels analysis gateway point adjoining north access off • Option A (powerlines retained) shows employment both sides of Dinant Link Road • Location of primary school to west Dinant Link Road area and hotel/restaurant located south of Dinant • Employment area located either side of Dinant of Bramble Lane explored • Two focal locations for childrens’ and young Link Road along A10 boundary Link Road access with gateway features identified • Development block structure adjusted peoples’ play shown following consultation • Option B (powerlines removed) shows employment including hotel/restaurant following detailed levels analysis with officers area located south of Dinant Link Road and hotel / • Sports pitch provision shown on land south • Block structure adjoining A10 adjusted • Sports provision refined and additional landscape restaurant north of Dinant Link Road as part of of Lord Street, with additional residential area following detailed acoustics analysis planting shown following levels analysis and community hub between pitches and Lord Street to ensure a • Small development parcel shown adjoining consultation with officers level of surveillance Hertford Road • SuDS strategy revised along Woollens Brook and with increased area shown south of Lord Street DOCUMENT REFERENCE: HOD-DOC-SUPP-14

40 DESIGN & ACCESS STATEMENT

5 6 7

Revised framework diagram showing Revised framework diagram, responding Revised framework diagram following presentation final powerlines strategy and incorporating to education authority comments to members and discussions with officers updated survey information • School now shown as potential 2 form entry • Area south of Dinant Link Road previously • Powerlines now shown as retained across size with associated pitch provision following shown as employment now investigated Woollens Brook and removed elsewhere education authority comments as residential use • Updated tree survey information shown and • Community hub area reduced and redesigned development edges adjusted accordingly, to accommodate increased school size including retention of tree belt between Bramble • Access locations off Lord Street adjusted to Lane and A10 boundary facilitate more direct access through development • Key focal spaces within residential layout between Lord Street and Dinant Link Road identified more strongly • Design of community hub area revised DESIGN & ACCESS STATEMENT 41

8 9

Revised illustrative masterplan following public Revised illustrative masterplan, following • Dinant Link Road roundabout and associated consultation event and further discussions with second public consultation event and further crossings design further refined officers and the Education Authority discussions with officers • Buildings set back and additional landscaping • School now moved back into the centre of the site • Access to residential units to the south of Lord • Indicative dwelling mix revised to reduce apartments added at south entry off Dinant Link Road as required by the Education Authority Street moved to the east and away from the by around 75%, leading to reduction in overall • Increased planting buffer shown around High Leigh existing residential property • Road access from land to the north of Lord Street dwelling numbers and average density Barns and Cottages now removed, as suggested by local residents • Neighbourhood greens increased in area and linked • Additional neighbourhood green added (apart from one emergency access point) more directly to wider landscape framework within south-west area

• Care home moved to the west of the site, • Existing woodland within centre of site now shown • Southern play area relocated to adjoin relocated closer to the local centre and on advice from as fully retained sports pavilion and extent of development south of potential operators • Additional arrival green added at north entry Lord Street slightly reduced. Two dwellings added off Dinant Link Road in previous play location • Northern play area and MUGA relocated to adjoin school