Brookmans Park Site Brp4

A new neighbourhood at Brookmans Park site BrP4

On behalf of the royal veterinary college

March 2015 A new neighbourhood at Brookmans Park

A new neighbourhood at The aim of the Royal Veterinary College is to create an inclusive, vibrant and sustainable new community at Brookmans Park using land that is surplus to its own requirements. Central to its aspirations for the site is the desire to develop a vibrant new neighbourhood Brook m ans Park comprising high quality housing and public open space, managed in such a way so as to leave a lasting positive legacy. site BrP4

Contents

01 Introduction 2

02 Planning context 3

03 Concept for a new neighbourhood at Brookmans park 7

04 Strategic overview 13

05 Site and context 17

06 Development proposals 29

07 Conclusion 35

All figures (unless otherwise stated) © Terence O’Rourke Ltd 2015. Based upon the 2015 Ordnance Survey mapping with the permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © Crown Copyright Terence O’Rourke Ltd Licence number 100019980. View of site from the north 3 A new neighbourhood at Brookmans 01 Introduction Park

This report is submitted in relation to the Welwyn and • Section 6 provides an initial indication of how the site RVC’s programmes are of international appeal and attract Hatfield Local Plan consultation on behalf of the Royal could be developed, taking account of the opportunities students who go on to become practicing veterinarians, THE SITE Veterinary College (RVC). and constraints identified, including an indication of the research scientists, veterinary nurses and leaders in industry anticipated capacity of the site. and government. BROOKMANS PARK The report considers the proposed policy approach to • Section 7 provides a conclusion, demonstrating that meeting the future housing needs of Welwyn Hatfield and The RVC has two campuses - one in central London and village centre the site could be developed in a way that would make a development potential of the land known as Site BrP4 near one in Hertfordshire. RVC owns areas of land close to significant contribution to meeting local housing needs to Bookmans Park which is owned by the RVC. Site BRP4 the Hertfordshire campus which is surplus to the college’s without having unacceptable impacts. is an undeveloped area of land measuring approximately foreseeable requirements and given the critical need to 22 hectares located immediately to the west of the railway deliver housing may therefore be more usefully be allocated line, adjacent to Brookmans Park railway station. The site is About RVC for development and contribute to the future sustainability of bounded by Brick Kiln Woods to the west, Bradmore Lane Brookmans Park. TRAIN STATION The Royal Veterinary College is the largest and longest- to the north, Station Road and the railway line to the east established vet school in the English speaking world and and the RVC’s Hawkshead Campus to the south. The land The connection between RVC’s work and the natural is a college of the University of London. The college offers identified is grade 3 agricultural land and is not currently environment and its long term interest in this part of undergraduate, postgraduate and CPD programmes in intensively used by the RVC. the Borough means that there is a commitment for any veterinary medicine and veterinary nursing and is ranked in development of the RVC’s land holdings in the vicinity of the The site is shown in figure 1.1.opposite. the top 10 universities nationally for biosciences. campus to be undertaken in a way that is responsible and avoids causing detrimental impacts to the local environment. The report is structured as follows: As one of the world’s leading specialist veterinary and biological science research institutions, the RVC brings • Section 2 considers the planning policy approach to together talented individuals; all of whom share a passion for ROYAL VETERINARY meeting housing needs and allocating sites for future human and animal health and welfare. COLLEGE CAMPUS development as set out in the National Planning Policy Framework (NPPF) and Practice Guidance (NPPG) as well As a research-led institution, RVC is ranked as the top vet as the Local Planning Authority’s (LPA’s) evidence base. school in the Agriculture, Veterinary and Food Science unit of the most recent Research Assessment Exercise, with • Sections 3 to 5 provide an analysis of the characteristics 55% of academics producing world-class and internationally of the site and surroundings in terms of access to utilities, excellent research. hydrology, ground conditions, accessibility and visual and landscape issues.

Figure 1.1: Site location 1 2 HATFIELD

A new neighbourhood at Brookmans 02 Planning context Park

A1000 WELHAM GREEN

Policy approach Paragraph 17 of the NPPF sets out twelve core land use Paragraph 84 requires LPAs to take into account the need to planning principles that relate to plan-making and decision plan for sustainable patterns of development. Paragraph 85 The National Planning Policy Framework (NPPF) provides taking. The third principle states: states that in defining green belt boundaries LPAs should: guidance to LPAs on planning for housing needs at the local level and the approach to reviewing green belt boundaries as ‘every effort should be made objectively to identify • ensure consistency with the Local Plan strategy

BROOKMANS PARK part of the local plan preparation process. Both these topics and then meet the housing, business and other development for meeting identified requirements for sustainable BrP4 are highly relevant for the emerging Welwyn and Hatfield needs of an area, and respond positively to wider development; Local Plan and are therefore discussed below. opportunities for growth.’ • not include land which it is unnecessary to keep permanently open; Approach to planning for housing needs Paragraph 47 of the NPPF is also a critical consideration for CUFFLEY planning for housing needs and it advises that LPAs should: • where necessary, identify in their plans areas of A1 The NPPF introduced a ‘presumption in favour of sustainable ‘safeguarded land’ between the urban area and the Green development’. Its purpose is to send a strong signal to all ‘use their evidence base to ensure that their Local Belt, in order to meet longer-term development needs those involved in the planning process about the need to Plan meets the full, objectively assessed needs for market stretching well beyond the plan period; plan positively for appropriate new development; so that both and affordable housing in the housing market area, as far • make clear that the safeguarded land is not allocated for plan-making and development management are proactive as is consistent with the policies set out in this Framework, development at the present time. Planning permission for and driven by a search for opportunities to deliver sustainable including identifying key sites which are critical to the delivery the permanent development of safeguarded land should development, rather than barriers. of the housing strategy over the plan period.’ only be granted following a Local Plan review which TO HEATHROW / WEST LONDON proposes the development; Paragraph 14 of the NPPF explains the meaning of the The NPPF is therefore clear in advising that the starting point presumption in the context of plan-making. LPAs are required for planning for housing growth should be based on the full • satisfy themselves that Green Belt boundaries will not need to plan positively to meet the full development needs of their level of objectively assessed need. to be altered at the end of the development plan period; area and in doing this they should also plan flexibly to allow and POTTERS BAR for change. The only circumstances where the full extent of Green belt • define boundaries clearly, using physical features that are objectively assessed need should not be planned for is where: In paragraph 83, the NPPF states: readily recognisable and likely to be permanent.

• any adverse impacts of doing so would significantly and Local planning authorities with Green Belts in their area should The NPPF therefore provides a clear policy basis for reviewing demonstrably outweigh the benefits, when assessed establish Green Belt boundaries in their Local Plans which the green belt boundary as part of the local plan process against the policies in this Framework taken as a whole; or set the framework for Green Belt and settlement policy. Once where exceptional circumstances exist such as a high level of established, Green Belt boundaries should only be altered in housing need which cannot be met within existing settlement M25 TO EAST LONDON • specific policies in this Framework indicate development exceptional circumstances through the preparation or review boundaries, which applies to Welwyn and Hatfield. should be restricted. of the Local Plan.

TO WEST / CENTRAL LONDON 3 Figure 1.2: Location plan 4 A new neighbourhood at Brookmans Park

Objectively assessed need in Welwyn and Hat- Table 1 of the Local Plan Consultation Document indicates In summary, given the level of housing need identified, it is Summary field the spatial distribution of the OAN and the potential capacity critical that the council gives full and proper consideration of existing urban areas. The table identifies a need for 380 in the local plan process to all of potential housing sites • The council’s current approach to planning for housing As set out in the Local Plan Consultation Document (January homes at Bookman’s Park of which only 35 can be delivered identified in the SHLAA and not discount sites at an early needs does not comply with the recommended policy 2015), the Objectively Assessed Need (OAN) for housing in in the existing urban area.. This provides a strong rationale stage on the basis of a very limited qualitative assessment. approach set out in the NPPF Welwyn Hatfield is in the region of 625 dwellings per annum, to allocate additional land for development in or adjacent to • To comply with the need to plan for objectively assessed or 12,500 between 2011 and 2031 (para 3.3). In addition, Brookmans Park In this context the following sections of this report provides housing needs, the council should ensure that it has the 2014 Strategic Housing Market Assessment (SHMA) the council with additional information in respect of Site thoroughly considered the suitability, availability and reports that the affordable housing need is in 810 affordable The council has categorised the proposed development sites BrP4, which the council has identified as ‘finely balanced’, achievability of potential sites. units per annum over the next five years taking into account in the green belt including those located near to Bookman’s demonstrating that the site is suitable, available and a requirement backlog, with an average requirement of 578 Park and Little Heath into ‘more favourable’, ‘finely balanced’ achievable and could be developed without significant units per annum over the plan period. and ‘less favourable’. The council’s current approach of adverse impact to other planning policy considerations. classifying sites in this way is not considered robust as The OAN is a significantly higher number of housing units it does not relate to any established or recommended Other planning policy considerations than the previously proposed housing target of approximately assessment criteria. The term ‘finely balanced’ in particular 400 homes per annum as set out in the draft Core Strategy is unhelpful because of its ambiguity. The council should As noted above the question of whether the full extent of and therefore triggers a requirement to identify additional land therefore consider assessing the sites only in terms of their OAN should be planned for relates to the other provisions for development. suitability, availability and achievability. In addition, the of the NPPF. The provisions of the NPPF have therefore council’s approach of relegating the ‘finely balanced’ and informed our assessment in subsequent sections of this Overall, the council has determined via the SHLAA process ‘less favourable’ sites to the appendix of the consultation report. that less than 40% of the OAN can be met in the existing document and it seems, already planning for a level of growth urban areas and in this context the council accepts that At the local level the council is proposing to carry forward the which is well below the OAN risks the plan being found exceptional circumstances exist to justify release of green belt strategic policies previously set out in the Core Strategy. unsound at examination. land for development (para 3.6). The most relevant of these policies are as follows: As set out above, sites should only be discounted where – This acknowledgement is welcome, but the council’s • Policy CS1 – Delivering Sustainable Development in line with paragraph 14 of the NPPF – the impact of the statement in Policy Intention CS2 that the its housing target is • Policy CS7 – Type and Mix of Housing development of the site would demonstrably and significantly likely to be below the level of OAN based on current evidence outweigh the benefits or specific policies in the NPPF indicate • Policy CS9 – Good Quality Design is of concern, given the level of need identified. It suggests development should be restricted. In order to make this that the council is already planning for level of housing growth • Policy CS10 – Sustainable Design & Construction assessment in a robust way, it is necessary to undertake a below the level of OAN without having fully considered the more detailed assessment of each site to assess suitability, • Policy CS11 – Protection of Critical Assets potential of the identified sites, which would be contrary to the availability and achievability beyond the high level of analysis approach required by the NPPF set out above. • Policy CS 12 – Infrastructure Delivery previously undertaken.

5 6 03 Concept for a new neighbourhood at Brookmans Park

This chapter sets out the initial master plan concepts developed for the site. Community It will be important that placemaking principles are embedded in any new neighbourhood at Brookmans Park. As such, it is proposed that the design of the new neighbourhood at BrP4 adopts some of the core design principles from three established and apposite urban design concept, namely: The Cambridgeshire Quality Charter, the • A place that is delivered through clear Garden City movement and Sustainable Community model. community engagement with long term In chapter 6, it is explained how some of these principles have been applied to the site. Here, key visioning principles and potential benefits have been highlighted using ownership and stewardship the 4C’s from the Cambridgeshire Quality Charter. Cambridgeshire Quality Charter For Growth Garden Cities Walkable neighbourhoods • Significant additional areas of public The Cambridgeshire Quality Charter (prepared by The garden city movement now has renewed resonance The principle of a well-connected neighbourhood with open space that are safe and that will Cambridgeshire Horizons, Cambridge City and South given that it has been embedded in the NPPF. It is perhaps facilities within walking distance remains a sound concept Cambs) sets out important shared principles for successful the emphasis on generous green space and attractive on which to structure a town. The Sustainable Communities encourage social interaction development as part of the planned growth around family housing that can best be reapplied at Brookmans diagram by Hugh Barton (below) is a good model to follow. Cambridge City. It is based on four core principles, namely, Park. Community, Connectivity, Climate and Character, otherwise • Housing that will support the existing known as the 4 C’s. shops and community facilities at Brookmans Park village centre, local Park or Open Space on the Green Network Playing Fields Playing schools and the wider area including

Community Railway Station Local Shops Pub Health Centre Welham Green Park or Open Space on

the Green Network Playing Fields Playing

Railway Station Local Shops Pub Primary School Health Centre The home Playground • High quality homes with a mix of Secondary School (open access) Bus Stop Primary School The home Playground housing typologies and tenures including Connectivity 100 Secondary School (open access) Bus Stop District Centre 200 Toddler’s Play Area Allotments/Community Gardens 100 affordable housing 300 District Centre 200 Toddler’s Play Area Allotments/Community Gardens 400 300 Leisure Centre 400 Leisure Centre

600 600

800 800 • Potential for a new community building Technical college Climate 1000 Technical college 1000 for the neighbourhood. Major Natural Greenspace 1500

Major Natural Greenspace 1500 Cultural and Entertainment Facilities 2000 80% of homes should acheive this standard

Major Commercial Centre

General Hospital 5000 All new dwellings in Cultural and Entertainment Facilities 2000 80% of homes should urban areas should acheive this standard acheive this standard Character Major Commercial Centre General Hospital 5000 All new dwellings in urban areas should acheive this standard

7 More information can be found at: 8 www.cambridge.gov.uk/sites/www.cambridge.gov.uk/files/documents/cambridgeshire_quality_charter_2010.pdf Connectivity Climate

• New housing based on the concept of a • Improved biodiversity on the site through walkable neighbourhood additional planting comprising native plant species and meadow grassland • Excellent public transport, including Brookmans Park railway station and local • Opportunities for productive landscapes bus routes including community gardens and/or allotments • Strong and convenient linkages to existing neighbourhoods and local • Sustainable ethos embedded through all facilities aspects of the design

• Opportunities for home working • High peforming sustainable building

• A legible street network based on garden • Sustainable urban drainage system suburb design principles (SuDs) design in combination with the green infrastructure. • Direct access to existing public rights of way and the wider countryside.

9 10 A new neighbourhood at Brookmans Park

Character Based on the analysis of the site and surrounding context A1000 a preliminary framework for the development has been established. A primary aim is to ensure that the new • A landscape led-development reflecting neighbourhood would be based on a comphrehensive network of connections to the existing community heart at its edge of village location, based on the village centre. strong and generous green infrastructure The site is ideally located to benefit from existing facilities at

STATION ROAD Brookmans Park. • Inspiration drawn from the attractive ‘garden suburb’ street in Brookmans Park. This would include use of traditional building materials, roof forms and the y He it ar locally distinctive fenestration n t SITE u m

m o

• Distinctive tree-lined streets and linear C greenways that incorporate the mature oak trees

• A robust and clear master plan with a legible structure

• Imaginatively designed and bespoke new housing with generous gardens and HAWKSHEAD LANE accessible green space at the heart of delivering a healthy community.

Figure 3.1: Sketch illustrating site 11 proximity to the heart 12 A new neighbourhood at Brookmans 04 strategic overview Park

The growth of the village has been shaped and defined by a number of features including the railway line, woodland, the golf course and the valley along Ray Brook. To the east the Brookmans Park and the surrounding village has expanded up to the A1000, approximately 1.5km area from the village centre.

Hatfield Brookmans Park forms part of a ribbon of settlements along The village centre has a diverse range of shops and facilities the mainline railway to London. The settlement of North that include a post office, the Brookmans Park Hotel which Mymms lies to the north and Little Heath and Potters Bar is now a restaurant / pub, a library and Co-op supermarket. lie to the south. The intervening countryside is protected Brookmans Park Railway station is immediately west of as green belt, the primary purpose of which is to stop the centre on Station Road. The north edge of the site is coalescence between settlements. approximately 500m from the village centre (just over 5 Welham Green minutes walking time) Brookmans Park originated in the late 1700s when the Gaussen family created an estate in the area which included Brookmans Park Primary School lies to the north of the the beginning of the village. After the 1st World War the village centre and is accessed via Bradmore Way. The railway station was built and the village expanded. Further secondary school, the Chancellor’s School lies to the north

expansion took place in the 1940’s and 50’s when the BrP4 east. BROOKMANS PARK majority of the existing housing was built. The housing can be characterised as ‘garden village’ with detached housing in large plots including generous front and Cuffley rear gardens and attractive hedge and tree-lined streets. The street pattern is linear, tending to either run east west or north south. The majority of the streets are very long and straight, or aligned on a shallow curve.

Potters Bar The linear growth of housing is not sustainable to the east A1 of the village and development at BrP4 close to the railway would help to rebalance the community.

East coast M25 mainline

Figure 4.1: Settlement pattern 13 Figure 4.2: Sketch illustrating example of garden village character, and setting 14 WELHAM GREEN

A new neighbourhood at Brookmans Park

BROOKMANS PARK

BrP4

GOBIONS WOOD NATURE RESERVE

NYN PARK HAWKSHEAD WOOD SWANLEY BAR

Figure 4.3: Topography Figure 4.4: Woodlands and public rights of way

Topography, woodland and public Extensive woodland is also a defining characteristic of the As part of developing BrP4 a number of strategic objectives rights of way landscape. In combination with smaller copses, hedgerows could be achieved: and planting along the railway line the site is afforded a • Create informal open space along the valley slopes and BrP4 is located on the western edge of a pronounced high level of enclosure, other than more open views along improve the landscape and biodiversity plateau. To the south and west the valley of Ray Brook and Ray Brook to the west. There is the potential to strengthen its tributary wraps around the site. The valley is a defining further this strong framework of vegetation with additional • Protect Brick Kiln Wood feature of the landscape and provides an attractive backdrop planting at BrP4. There is also a good network of footpaths POTTERS BAR • Improve pedestrian access to and from the Royal to the site. On its southern edge it also provides a distinctive and bridleways in the locality, providing access to the Veterinary College. boundary and change in character, which has been reflected countryside. in the proposals. Figure 4.5: Wider recreational connections, around Brookmans Parks 15 16 A new neighbourhood at Brookmans 05 Site and context Park

The following diagrams demonstrate that the site has excellent connections to public transport, schools and local facilities such as shops.

Brookmans Golf Course

Bradmore Lane

Brookmans Park village centre

Walking catchments to primary and secondary schools Walking catchments to village centre Walking catchments to railway station

Brookmans Park

Site Site Site site Site Site Site Site site Site site

existing public right of way Site Existing education facilities Existing retail & community hub Existing education educationfacilities facilities ExistingExisting retail & community hub retail and community hub existingExisting public right of way public right of way Site Existing retail & community hub Existing education facilities existing public right of way 2 1 SiteBrookmans Park Primary School train station Site 400m / 5min catchment train station 2 12 Chancellor'sBrookmans School Park Primary SchoolPark Primary School 400m 400m/ 5min catchment / 5min catchment Train station Existing bus routes 400m / 5min catchment train station Existing bus routes 2 1 ExistingBrookmans education facilities Park Primary School 800m / 10min catchment Existing education facilities 400mChancellor's / 5min catchment School 800m / 10min catchment 800m / 10min catchment 2 800m / 10min catchment 2 1 Brookmans Park Primary School Chancellor's School 800m / 10min catchment 800m / 10min catchment 2 21 BrookmansChancellors Park Primary School School 800m / 10min catchment 800m / 10min catchment 2 Chancellor's School Existing bus stop bus stop 1 2 Chancellor's800m / 10min School catchment 400m / 5min catchment 400m400m / 5min catchment / 5min catchment/ 5 min catchment Train Station 400m / 5min catchment

1 800m / 10min catchment 1 800m 800m/ 10min catchment / 10min catchment Figure 5.1: Movement and transport 1 800m / 10min catchment 1 800m / 10min catchment

Figure 5.2: Walking catchment to facilities

17 18

FACILITIES - SCHOOLS FACILITIES - Shops FACILITIES - CONNECTIONS FACILITIES - Shops FACILITIES - CONNECTIONS FACILITIES - Shops FACILITIES - CONNECTIONS

FACILITIES - SCHOOLS FACILITIES - SCHOOLS

FACILITIES - BUS ROUTES FACILITIES - SCHOOLS FACILITIES - SCHOOLS A new neighbourhood at Brookmans Park

The site The site can be subdivided into distinct zones that help Along the western boundary the land falls gently towards

inform the rationale for the development –see figure 6.2. Brick Kiln Wood. There is currently a zone of longer Site boundary Site boundary Site boundary SiteSite boundary boundary The surrounding countryside comprises mostly farmland. grassland, which does not appear to be farmed. This should Peplin’s Wood

Historic park and gardens Historic park and gardens Large areas of woodland including Gobions, Peplin’s and The northern area is flat and completed open and borders Historic park and gardens be kept as a buffer zone with improved biodiversity interest. HistoricHistoric park and gardens park and gardens George’s woods, along with large areas of public open the mainline railway and Bradmore Lane. This area is ideal Public open space Public open space PublicPublic open space open space space, provide excellent public amenity. for new housing, being visually contained on three sides by These distinct characters allow logical and robust Public open space

Golf course woodland or hedgerows. development boundaries to be established as explained in Golf course GolfGolf course course Golf course The site comprises principally open arable farmland. It chapter 6. Nature conservation area Nature conservation area Nature conservation area is almost completely devoid of trees or hedgerows. The To the south beyond a ridgeline the land falls away. This NatureNature conservation conservation area area George’s Wood

exception is along its southern and eastern edge where area comprises scrub vegetation and is comparatively more Water course Water course WaterWater course course Water course longer rank grass and scrub prevails. Brick Kiln Wood visually exposed, especially in views from the west.

10m contours 10m contours 10m10m contours contours borders the site’s western edge, which in combination with 10m contours

hedgerows along Bradmore Lane providing a high level of Woodland WoodlandWoodland Brookmans Park Woodland Woodland enclosure. The woodland is designated as ancient woodland. Brick village centre

Kiln Trees & tree belts TreesTrees & tree belts and tree belts The site borders Station Road and the mainline railway to Trees & tree belts Wood Trees & tree belts London on its eastern boundary. Settlements

There are no environmental or landscape designations Great North Road covering the site. To the west is Brick Kiln Wood.

Gobions Wood To the north the site is predominately flat. Along its southern BROOKMANS PARK and eastern edge a pronounced ridgeline is evident beyond VILLAGE CENTRE BRICK KILN Landscape structure Landscape structure which the land falls away toward the valley bottom of Ray WOODLAND Landscape structure Brook. VIEWS

For the most part, views of the site are limited to the immediate locality. VALLEY A small agricultural pond is located in the middle of the site. The eastern edge of the site, which lies in a shallow hollow, tends to suffer from waterlogging during wetter periods. The site is largely devoid of constraints – see figure 5.6

Overall, the site is largely free of constraints whilst

benefiting from a number of attractive features that can be TOP OF THE HILL incorporated into the development layout. 19 20 Figure 5.3: Landscape structuring principles Figure 5.4: Landscape structure A new neighbourhood at Brookmans Park

Figure 5.5: Wider constraints plan site with a 219mm diameter (DN219) localised high pressure runs in a northeast-north-westerly direction and cuts through forms the southern site boundary, is a tributary of Mimmshall Listed buildings (LHP) (Brickendon/Finch Lane) gas main running to the north the north western corner of the site. Brook. Registered parks and gardens Site boundary of Bradmore Lane. There are extensive low pressure (LP) Scheduled monuments mains east of the railway lines in Brookmans Park. It should be noted that there will be an approximately River modelling work undertaken as part of the Level ListedListed buildings buildings Listed buildings Listed buildingsSite of Special Scientific Interest 10m wide (5m on either side of the centreline of the main) 1 Strategic Flood Risk Assessment (SFRA) carried out Registered parks and gardens RegisteredRegisteredLocal parks Nature parks and Reserve gardens and gardens Although at this stage there is no information regarding the easement corridor along the existing 24 inch main on which for Welwyn Hatfield Borough Council by Scott Wilson Registered parks and gardens ScheduledAncient monuments woodland current loads and spare capacity within the existing gas no development will be allowed without prior consultation Consulting Engineers (now part of AECOM) in May 2009 ScheduledScheduled monuments monuments Scheduled monuments networks, based on the nature, size and the locations of the with AW. It is considered that a masterplan which is confirms that Ray Brook floods and that there are areas Site of Special Scientific Interest Site of Special Scientific Interest SiteSite of ofSpecial Special Scientific Scientific Interest Interest existing infrastructure, the provision of gas to the site should sympathetic to the existing water main and any AW “build within the proposed development site which fall in flood Local Nature Reserve Local Nature Reserve not be problematic. over” requirements can easily be developed. zones (FZ) 2 (medium probability of flooding from river LocalLocal Nature Nature Reserve reserve Ancient woodland and sea, ignoring the presence of defences) and 3a (high Ancient woodland AncientAncient woodland woodland Electricity AW’s Water Resources Management Plan, 2015-2020 probability of flooding from river and sea, ignoring the The incumbent electricity provider in this area is UK Power (WRMP, November 2013) confirms that the proposed Electricity substation presence of defences). These areas are restricted to the Networks (UKPN). development site lies within Water Resource Zone (WRZ) 3. southernmost sections of the site along Ray Brook and Technical and environmental The WRMP also confirms that there will be surplus of supply cover approximately 0.5ha. Figure 5.6 below shows the There is an existing 33kV primary substation in Potters Bar available to this WRZ up to 2015 beyond which this surplus extent of the flood risk area within the site. considerations (West Potters Bar Primary), located on Cranborne Road (grid gradually changes to deficit. reference TL24320248), located approximately 1.5km south Environment Agency publishes, on their website, maps This section considers a range of the technical and 5 km of the site. The location of this primary substation is shown AW estimate that population is projected to grow by 25% which show risk of flooding from surface water. Surface environmental issues associated with Site BrP4 in order to on Figure 5.5. in WRZ3 by 2040. In order to balance supply and demand, water flooding occurs when rainwater does not drain away provide a basis for assessing the suitability, availability and AW has proposed several new schemes which will provide through the normal drainage systems or soak into the achievability of the site for development. Figure 5.6 shows Constraints plan UKPN have advised that the likely point of connection (POC) this balance. These schemes include (but are not limited ground, hence lies on or flows over ground. Figure 5.6 below to the existing high voltage network will be their plant and to) leakage reduction, metering, water efficiency measures, The issuesBrookmans considered Parks are as follows provides the extents of surface water flood risk within the apparatus in Bradmore Lane. UKPN have provided a budget peak licence scheme in Hertford, replacement borehole in site. 5 km • Utility services cost estimate which at this stage appears to be feasible. Hertford, peak licence scheme in west Luton (Greensand), 5 km 0 950 m I This budget cost estimate includes the extension of the HV and source optimisation in south east Royston. Figure 5.6 olso identifies two areas within the site which may • Drainage and floodRevision risk Dwgno/ network into the site, establishment of a new substation and be at LOW risk of surface water flooding. An area is defined • Public rights of wayDrawn by: Checked by: 02 April 2014 JC RB the site wide LV network and service connections. Based on the above, the supply of potable water should not as being in “Low Risk of Surface Water Flooding” if it has a Constraints plan Constraints plan be problematic. ConstraintsScale: plan1:40,000 @A3 chance of flooding of between 1 in 1000 (0.1%) and 1 in 100 UtilityBrookmans services Parks Brookmans Parks Potable water BrookmansBased upon Parks the 2013 Ordnance Survey 1:250,000 colour raster map (1%). Brookmanswith the permissionParks of the Ordnance Survey on behalf of Her Majesty's Stationery Office, © Crown copyright. Terence O'Rourke Drainage and flood risk Gas Ltd. Licence No. 100019980. The incumbent potable water network operator in this area is Copyright Terence O'Rourke Ltd, 2014 In accordance with the National Planning Policy Framework 0 950 m Affinity Water (AW). The0 incumbent950 m gas providerI for this area is National Grid 0 950 m I 0 950 m I Flood risk management 0 950 m I (NPPF), Department for Communities and Local Government Gas (NGG). Revision Revision Dwgno/ Revision The principal watercourse in the area is Mimmshall Brook, Dwgno/ Revision Figure 5.6 below provides details of the existing water March 2012, and the Technical Guidance to the National Dwgno/ Dwgno/ London 3 Whitcomb Street London WC2HDrawn by:7HA Checked by: which is classified as Main River. Mimmshall Brook falls Drawn by: Checked by: mains in the vicinity of the site. There is an existing 24 inch There02 April are2014 no gas mainsJCDrawn by: withinRBChecked by: or crossing the site. There Planning Policy Framework, more vulnerable development 02 April 2014Bournemouth JCDrawn by: RBChecked by: 02 April 2014Everdene House DeansleighJC Road BournemouthRB BH7 7DU 02 April 2014 JC RB (approximately 610mm diameter) trunk/strategic main which within the catchment of the Upper Colne. Ray Brook, which appears020 to 3664 be6755 [email protected] sufficient www.torltd.co.uk gas provision in the vicinity of the (such as dwellings) in FZ 3a requires Exception Test. More 21 Scale: 1:40,000 @A3 22 Scale: 1:40,000 @A3 Scale: 1:40,000 @A3

Based upon the 2013 Ordnance Survey 1:250,000 colour raster map Basedwith the upon permission the 2013 of Ordnance the Ordnance Survey Survey 1:250,000 on behalf colour of rasterHer map Basedwith the upon permission the 2013 of Ordnance the Ordnance Survey Survey 1:250,000 on behalf colour of rasterHer map BasedwithMajesty's the upon permission Stationery the 2013 of Office, Ordnance the Ordnance © Crown Survey Survey copyright. 1:250,000 on behalf Terence colour of O'RourkerasterHer map BasedwithMajesty's the upon permission Stationery the 2013 of Office, Ordnance the Ordnance © Crown Survey Survey copyright. 1:250,000 on behalf Terence colour of O'RourkerasterHer map withMajesty'sLtd. Licencethe permission Stationery No. 100019980. of Office, the Ordnance © Crown Survey copyright. on behalf Terence of O'RourkeHer withMajesty'sLtd. Licencethe permission Stationery No. 100019980. of Office, the Ordnance © Crown Survey copyright. on behalf Terence of O'RourkeHer Majesty'sLtd. Licence Stationery No. 100019980. Office, © Crown copyright. Terence O'Rourke Majesty'sLtd. Licence Stationery No. 100019980. Office, © Crown copyright. Terence O'Rourke Ltd.Copyright Licence Terence No. 100019980. O'Rourke Ltd, 2014 Copyright Terence O'Rourke Ltd, 2014 Copyright Terence O'Rourke Ltd, 2014 Copyright Terence O'Rourke Ltd, 2014

London London 3London Whitcomb Street London WC2H 7HA London3 Whitcomb Street London WC2H 7HA 3 Whitcomb Street London WC2H 7HA Bournemouth3 Whitcomb Street London WC2H 7HA Bournemouth BournemouthEverdene House Deansleigh Road Bournemouth BH7 7DU EverdeneBournemouth House Deansleigh Road Bournemouth BH7 7DU EverdeneBournemouth House Deansleigh Road Bournemouth BH7 7DU 020Everdene 3664 6755House [email protected] Deansleigh Road Bournemouth www.torltd.co.uk BH7 7DU 020Everdene 3664 6755House [email protected] Deansleigh Road Bournemouth www.torltd.co.uk BH7 7DU 020 3664 6755 [email protected] www.torltd.co.uk 020 3664 6755 [email protected] www.torltd.co.uk A new neighbourhood at Brookmans Park

vulnerable development is appropriate in FZ 2. In order for The points of outfall for these drainage networks will be approximately 15,000m2 (based on a maximum water depth the site to pass the Exception Test it must be: along Ray Brook and/or one of the minor watercourse/ditch of 1.5m, 500mm freeboard and 1 in 5 earthworks slopes as courses discharging to it. well as a 1 in 30 fall across the width and 1 in 30 fall along • Demonstrated that the proposed development provides the length of the facility). wider sustainability benefits to the community that The use of sustainable drainage systems (SuDS) is likely outweigh flood risk, informed by the SFRA; and to be the most acceptable way of mimicking the existing Subject to agreement with the EA, there may be greenfield nature of the sites. Overland flow pathways for opportunities for locating the whole or parts of the • Demonstrated, by means of a site-specific flood risk more extreme storm events will also need to be identified attenuation feature/s with areas identified as being in FZ 3a. assessment, that the development will be safe for its and the layout of the development parcels orientated so that The above attenuation volume requirement will decrease if it lifetime taking account of the vulnerability of its users, properties and people are not at risk from flood waters. is confirmed by the EA that infiltration drainage within SPZ1 without increasing flood risk elsewhere, and, where will be suitable. possible, will reduce flood risk overall. Ideally, any proposed SuDS features would be located at A review of the existing SFRA has confirmed that there the lower parts of the site in the south along Ray Brook. There may also be opportunities in providing some are no historic or predicted (by means of modelling) flood This arrangement would also make sense in that these downstream flood risk mitigation by utilising land adjacent risk to the development site from groundwater, adjacent areas would appear to be underlain by gravels (see section to Ray Brook to create wetlands (as part of the overall ditchcourses, surface water and sewers. 4, Ground Conditions) which may mean that the SuDS development open space) which may help reduce the features may be designed to have infiltration capabilities severity and/or frequency of existing downstream flooding. The development of site BrP4 can be designed to avoid the thus reducing the overall attenuation volume requirements. This is subject to detailed hydrological and engineering small areas of the site that have been identified as being at However, land adjacent to Ray Brook lies in groundwater studies which will need to be undertaken to demonstrate risk of flooding. This approach would remove the need to source protection zone 1 (Inner protection zone) which viability. pass the Exception Test to support the promotion of the site. may prohibit the use of infiltration drainage. Therefore, for the purpose of this high level review we will assume that Foul water drainage The next section, surface water runoff management, will infiltration drainage for the disposal of surface water runoff We have obtained sewer records from Thames Water Utilities Public Rights Of Way provide details of how stormwater runoff should be managed will not be an option. Limited (TWU) who is the sewerage undertaker in this area. Contours so that the proposed development does not exacerbate the Gas infrastructure (DN219 existing flooding both within the site and downstream. We estimate that in order to provide 60% impermeability There is an existing DN525 foul water sewer that runs along LHP gas main) across the whole site post development (this percentage the southern site boundary. This sewer eventually discharges Potable water mains Surface water runoff management impermeability is typical for residential developments), to Blackbirds WwTW. It should be noted that there will be an As the development site is currently greenfield, any new 3 approximately 10.6m wide (5m on either side of the sewer) Existing Sewage DN525 approximately 9,500m of on-site surface water run-off (5m easment on each side) surface water run-off management network designed to attenuation will be required. This attenuation volume easement corridor along the existing DN525 sewer on which serve the proposed development will need to mimic the Flood zone 2 and 3a assumes discharging runoff into Ray Brook at the existing no development will be allowed without prior consultation existing situation. This will ensure that the existing flooding greenfield rates and includes interception, long term and with TWU. It is considered that a master plan which is Areas of low risk of surface both within the site and downstream is not exacerbated by water flood risk treatment storage. If the whole of this attenuation volume sympathetic to the existing sewer and any TWU “build over” the development of new impervious areas on greenfield land. requirements can easily be developed. Ancient Woodland were to be provided within a surface level feature such as a pond then the land take for this facility would be Woodland and tree clusters 23 24 Figure 5.6: Site constraints A new neighbourhood at Brookmans Park

Dacorum Borough Council, St Albans City and Glacial Gravel Vulnerability of groundwater resources Any restrictions that may be imposed by the Environment (but not assuming that the identified minerals will be Landfilling District Council, Three Rivers District Council, Watford The Glacial Gravel is described as sand and gravel, locally The EA’s Groundwater Vulnerability Map of the shows Agency on the discharge of site generated runoff will worked). If it is necessary for non-mineral development to An attempt has been made to identify any landfilling BoroughCouncil, Welwyn Hatfield Borough Council Water with interbeds of silt and clay; of glacial origin. Thickness of that the soils overlying the principal aquifer (White Chalk be determined on a site by site basis using a risk based take place then the local planning authority should set out operations, past and present that have taken place in the Cycle Study Scoping Study, Final Report April 2010 confirms the stratum at the site is expected to be in the order of a few Subgroup) have a low leaching potential. approach. The proposed development will follow good policies to encourage the prior extraction of minerals, where vicinity of the site. The sources of information referenced in that Blackbird “WwTW could potentially accommodate metres. Based on the published mapping the Glacial Gravel environmental practice and adhere to pollution prevention practicable and environmentally feasible. this element of the desk study include published geological higher flows by fully utilising existing capacity, however it is present in the west and south of the site only. In terms of identifying the risk of contamination from advice and guidance as published by the EA. mapping and records held by the EA. already has a tight ammonia consent (1.4 mg/l)”. The Water potential polluting activities in a given area to groundwater When determining planning applications local planning Cycle Study (WCS) concludes that “Should additional flow Lambeth Group sources (wells, boreholes and springs) used for supplying Site characteristics authorities must ensure, amongst other matters, that there These records indicate that three closed landfill sites be diverted to Blackbirds WwTW from the Maple Lodge Previously known as the Reading Beds, the Lambeth Group public drinking water, the EA identifies source protection The anticipated depth to the water table, i.e. the thickness are no unacceptable impacts on the natural and historic are present in the vicinity of the site. The first is located catchment following an investigation by TWU, then it is likely consists of mottled clay, sand and pebbles. The thickness of zones. These show the extent of a groundwater source of the unsaturated zone, is anticipated to be in the order of environment, human health or aviation safety (taking into approximately 1km to the south west of the site, just off that Blackbirds WwTW will also require an increased DWF the stratum is expected to be in the order of 5 to 10m. The catchment and are divided into three zones, as follows: a few metres. The regional direction of groundwater flow is account cumulative effects from multiple sites); unavoidable Hawkshead Lane. Known as Castle Chalk Pit, the landfill consent”. site is shown to be directly underlain by the Lambeth Group expected to be to the south towards the brook. noise, dust and particle emissions, and vibrations are was operational between 1966 and 1970 and is categorised in the north, east and south east. • SPZ1 (Inner protection zone) is located immediately controlled, mitigated or removed at source; and to not as containing inert waste. The second historic landfill is Based on the above information and the nature of the adjacent to the groundwater source. It is based on a Nitrate vulnerable zones normally permit other developments in mineral safeguard located approximately 1.6km to the south west of the site, existing sewerage infrastructure, we consider that the White Chalk Subgroup 50-day travel time from any point below the water table According to mapping produced by the EA, the site is zones. is also labelled as Castle Chalk Pit, and is described as discharge and treatment of foul water from the proposed Previously known as the Upper Chalk, the White Chalk and is designed to protect against the effects of human located within a surface and groundwater nitrate vulnerable being operational between 1978 and 1988, and containing development site will not be problematic. Subgroup is described as soft white chalk with flints. The activity and biological/chemical contaminants that may zone (NVZ). A review of the Hertfordshire County Council Minerals Local inert waste. The third landfill is located approximately 1.6km unit is anticipated to be present to a significant depth. have an immediate effect on the source. The zone has a Plan 2002-2016 (adopted March 2007) confirms that the to the north west of the site and labelled as Tollgate Farm. Ground conditions minimum radius of 50m. As there will be no agricultural activity within the site post development site is not near an ‘existing site’ of mineral The landfill was operational between 1993 and 1994 and is development, the presence of a NVZ is not an issue. There extraction nor is it proposed to be included within ‘preferred Hydrogeology • SPZ2 (Outer protection zone) is larger than SPZ1 and is categorised as handling inert waste. Geology may, however, be a need to ensure that any newly created areas’ of mineral extraction. Aquifer classification defined by a 400-day travel time from a point below the The published 1:50,000 scale geological map of the area public open space adopts the use of suitable types of The EA’s Groundwater Protection Policy adopts aquifer water table to the source. The travel time is designed Given the proximity of these facilities, it is considered that produced by the BGS (Sheet 239, “Hertford”, 1978) indicates fertilisers. The site is underlain by a variable geological succession designations that are consistent with the Water Framework to provide delay and attenuation of slowly degrading they will not have an impact on the proposed development. that the site is underlain by the geological succession comprising Glacial Gravel overlying Lambeth Group, Directive. According to this system: pollutants. This zone has a minimum radius of 250m or presented in table 3.1. It should be noted that the near Based on the above, our opinion is that the existing overlying White Chalk Subgroup in the west and south of the Pollution 500m, depending on the size of the abstraction. surface geology across the site varies, such that the • The Glacial Gravel and Lambeth Group are both classified geological and hydrogeological conditions within the site will site and Lambeth Group overlying White Chalk Subgroup The EA classifies pollution incidents as having a major Quaternary deposits in table 3.1 are only present on part of as a Secondary A aquifer. These are permeable layers • SPZ3 (Source catchment protection zone) covers the not impose unmanageable development constraints. in the remainder of the site. The Glacial Gravel, which may impact or a significant impact on air, land and water. the site. capable of supporting water supplies at a local rather than complete catchment area of a groundwater source. potentially represent a mineral resource, is only present as Mining a small area on the site according to geological mapping • Major Impacts may have persistent and extensive effects strategic scale, and in some cases forming an important Mapping produced by the EA shows that the entire site Planning policy for mineral use and is of uncertain thickness. The potential for extracting on the quality of the environment, there may be major Age Geological Stratum source of base flow to rivers. lies within an SPZ1. This will not place a restriction on the The NPPF for England requires minerals planning authorities commercially valuable material at the site is considered to damage to the ecosystem, agriculture and/or commerce, Quaternary Glacial Gravel (partially present) • The White Chalk Subgroup is classified as a Principal type of land use permitted, but will likely require mitigation to promote sustainable use of mineral resources in their be low, it may however be possible to win some granular and it may have a serious impact upon humans. Tertiary Lambeth Group Aquifer. These are layers of rock or drift deposits that have to protect the groundwater source be incorporated into the local plans. This includes defining mineral safeguard zones material on site for use in the development; a more detailed White Chalk Subgroup high intergranular and/or fracture permeability - meaning development. For instance the use of soakaway drainage is • Significant impacts are less severe; however there may to ensure that specific mineral resources of local or national assessment could be made following an intrusive ground they usually provide a high level of water storage. They unlikely to be acceptable. still be significant damage to the ecosystem, agriculture Table 3.1:Geological succession from published mapping importance are not sterilised by non-mineral development investigation. may support water supply and/or river base flow on a and/or commerce, and a reduction in amenity value. It 25 strategic scale. may also impact humans. 26 A new neighbourhood at Brookmans Park

The EA have recorded eight pollution incidents in the • Petroleum hydrocarbons, heavy metals associated with the surfaces or, subject to viability, introducing a new pedestrian Environmental and technical summary A review of the SFRA has confirmed that the site is not The development site is located within the catchment of vicinity of site. Five of these took place at a pumping station presence of Made Ground bridge directly adjacent to the existing road bridge. affected by other forms of flooding such as groundwater, Blackbirds WwTW. It is our understanding that this WwTW situated approximately 600m to the south west of the site, Development to the west of Brookmans Park could therefore Based on our preliminary assessment, provision of gas adjacent ditchcourses, surface water and sewers. will have sufficient capacity to process flows from the off Warrengate Road. Of these five, one was considered • Agricultural contamination (pesticides, herbicides etc.) facilitate the improvement of the highway and movement supply to the development should not pose a problem. proposed development site. to have a major impact to water, and the remaining four network to the benefit of new and existing residents. It is anticipated that all proposed surface water networks were considered to have a significant impact to water. The • Groundwater contamination from nearby sources e.g. UKPN confirms the availability of electricity supply at the within the development site will adopt the SuDS principles. The site lies within groundwater source protection zones major pollution event took place in May 2005 and involved Royal Veterinary College Bolton Park and Hawkshead The RVC does not consider the presence of the railway line site boundary. They also confirm that the budget cost These systems will have controlled outfalls into Ray Brook (SPZ) 1 and 3. This may mean, subject to final confirmation organic/chemical products. The four significant pollution campuses, pumping station on Warrengate Road and as a restraint to the potential development at Site BrP4. estimate for the connection into their high voltage network or one of its tributaries. Based on discharging surface water by the EA, that the use of infiltration drainage for SuDS may incidents took place between 2009 and 2013, pollutants historic landfills. Whilst there is a pedestrian and vehicular bridge already in Bradmore Lane; extension of this high voltage network runoff into the brook at the existing green rates, we estimate be restricted. included organic and inorganic/chemicals and products and present this could be upgraded and enhanced, providing to an onsite substation and an onsite low voltage electricity that an attenuation volume of 9,500m3 will be required. Based on the above, our opinion is that contamination will contaminated water. a natural evolution to, and extension of, the existing distribution network with service connection would not be Given the existing land slopes, a typical surface level feature The development site is not near an “existing site” of not impose unmanageable development constraints. This Brookmans Park central spine road. New development prohibitive. (pond) to accommodate this volume will have a footprint of minerals extraction or is proposed to be included within The location of these events is downstream of the site, would be subject to verification by ground investigation. would seek to address and respond to the existing built approximately 15,000m2. Subject to agreement with the EA, “preferred areas” of mineral extraction. The potential for therefore it is considered unlikely that impacts to surface development to ensure it is seen as an extension of, and Provision of potable water for the proposed development there may be opportunities for locating the whole or parts of extracting commercially valuable material at the site is water or groundwater would affect the site. Site access not separate to, what is already present. The station would site should not prove problematic. the attenuation feature/s with areas identified as being in FZ considered to be low, it may however be possible to win become more of a focus within the extended settlement, 3a. some granular material on site for use in the development; The paragraph on BrP4 set out in the appendix to the Local Ray Brook, which forms the southern site boundary, floods The final recorded pollution incident in the vicinity took place rather than being located on the edge, which is not an a more detailed assessment could be made following an Plan Consultation (page 202) states that ‘access to the and hence there are small areas within the proposed at Gobion Wood, approximately 1.8km to the south east untypical pattern for settlements of a range of sizes. There may be opportunities in providing some downstream intrusive ground investigation. village would be via a bridge over the railway and there is of the site and involved the release of sewage materials development site which fall in flood zones (FZ) 2 (medium flood risk mitigation by utilising land adjacent to Ray Brook currently uncertainty about the viability of achieving suitable with minor impact to air and land and a significant impact As part of any future discussions concerning access probability of flooding from river and sea, ignoring the to create wetlands (as part of the overall development open Landfilling, pollution and contamination have been reviewed pedestrian access between the site and the village’. to water. This event was upstream of the site. Any water improvements, depending on the facilities and number of presence of defences) and 3a (high probability of flooding space) which may help reduce the severity and/or frequency and are not considered to be problematic. pollution incident/s that may occur upstream will be subject homes provided, the RVC acknowledge that these would from river and sea, ignoring the presence of defences). In of existing downstream flooding. This is subject to detailed It is acknowledged that highway and pedestrian access to to mitigation as required by legislation and the EA. Existing need extensive engagement with the community and key accordance with NPPF and the Technical Guidance to the hydrological and engineering studies which will need to be In terms of site access across the railway line, it is the land west of the station is currently deficient, as the site and future water bodies within the site may also be affected stakeholders including Welwyn Hatfield, the County and NPPF, more vulnerable development (such as dwellings) is undertaken to demonstrate viability. acknowledged that additional work is required to assess adjoins a sub-standard right angle bend on Station Road at in the event of an upstream pollution incident until the Network Rail. Whilst it is premature to engage currently appropriate in FZ 2. An Exception Test is required for more options and develop detailed proposals. However, it is the western end of the bridge over the railway. However, the mitigation measures are in place. This will not, however, the RVC have spoken with Network Rail in terms of the vulnerable development in FZ 3a. However, given tat only Foul water discharge will be by connection from the clear the development of BrP4 provides the opportunity to transportation assessment of this issue has identified that pose a risk to the proposed development in terms of its arrangements for any access improvements. At this stage small parts of the site are affected, the development can be development site directly into the existing DN525 public improve the existing access conditions across the railway the development of Site BrP4 would enable the provision deliverability. the RVC is aware of the variety of approaches that could designed to avoid FZ2 and FZ3a. sewer which runs at the southern site boundary. The exact both for vehicles and pedestrians and there are a number of of land to allow the highway alignment to be significantly be taken to improving access and does not regard any of locations of connection/s will be subject to negotiations ways in which this could be achieved. improved for the benefit of the site and the network. A Contamination the alternatives including the provision of a new pedestrian with TWU and will depend on the development phasing. potential highway realignment option is shown as part of the Historical mapping of the site has not been reviewed; footbridge with associated railway possession implications The existing DN525 foul water sewer will have an easement indicative site layout. therefore previous activities at the site have not been as having a significant impact on the deliverability of site associated with its route; 5m either side of the sewer. Any determined. Based on current available mapping and work within and/or in the vicinity of this easement will be There is a potential opportunity to improve the pedestrian BRP4. knowledge, possible sources of contamination at the site subject to negotiations and agreement with TWU. access cross the railway which could include for example include the following: improving the existing footway, improving lighting and 27 28 A new neighbourhood at Brookmans 06 DEVELOPMENT PROPOSALS Park

Rationale Next to Brick Kiln Wood, a landscape buffer edge is would be established. Comprising mostly of detached 2 proposed with a focus on ecology. Public access would be storey housing these would face onwards towards the park The rationale for the master plan is explained in figures 6.1 restricted. to provide natural surveillance - 6.3. The development is concentrated in the north eastern portion of the site where direct access onto Station Road A denser urban core is proposed closes to Brookmans Landscape green figure and SUDs corridors would permeate and Bradmore Lane. The southern and eastern extents of Park village centre and railway station, which is less that the urban form, which in combination with tree and hedge the development is broadly defined by the pronounced a 5 minutes walk. A community hub could potentially be planting along the street would create a garden suburb change in slope. This allows a green park to wrap around located on the eastern edge. Beyond the denser core, character. the development, incorporating the southern valley edge. densities would drop and a more informal ‘green’ edge

Landscape integrates with development Design based around natural Denser core along the main vehicular conections hydrological conditions

Figure 6.1: Development Principles Figure 6.2: Character areas Figure 6.3: Rationale diagram 29 30 A new neighbourhood at Brookmans Park

The proposals A new country park will be established which will become an extension of Ray Brook riverside walk. This has the potential The proposals are illustrated opposite. The development to establish large new areas of species rich meadow and would comprise residential properties. A range of tenures, wetland zones. The attenuation ponds would be located including affordable housing is proposed although a focus in this area and will be designed to create an attractive on family housing is anticipated. Within the urban core the recreational feature. New tree planting as individual and 1 Vehicular access points 1 opportunity exists for dense housing typologies including groups of parkland tress will establish a parkland setting. 2 Central square short terraces and low-rise apartments. Elsewhere semi detached and detached housing is envisaged which could The buffer landscape next to Brick Kiln Wood could 3 Train station and proposed parking 11 1 exhibit a range of architectural style to reflect the local potentially be fenced and grazed with sheep. 4 Residential blocks 2 vernacular. Green fingers extend into the development from the park. 5 Park At 30 dwelling per hectare (dph) approximately 255 houses A small central space is proposed to create a civic space 6 Connection to RVC will be provided. At 35 dph housing number would increase where residents can meet. Next to the community hub to 297 houses. a MUGA could be provided, as would a combined Local 7 Kiln Brick ancient woodland Equipped Area of Play (LEAP) and Local Area of Play (LAP) 8 Ray Brook and attenuation pond A community hub next to the railway station is proposed. 4 3 at the north-western edge. 9 This would comprise principally a community building 9 Community hub but other facilities that complement existing provision at 10 Multiple Use Games Area (MUGA) Brookmans Park could be investigated. 10 11 LEAP/LAP The layout of the residential areas is based on simple 7 perimeter block following a deformed grid. This purposely 11 mirrors the urban form and streets at Brookmans Park. The layout of the development would ensure that housing is viewed as part of strong landscape setting, with ‘green’ Extensive trees and low hedging would be proposed along 5 streets a defining characteristic. all streets. A series of marker buildings and strong frontage on key route would further aid legibility. The principles of the block structure and urban form are illustrated on figure 6.7 and 6.8 respectively. 8 Streets have been designed to be legible and direct with axial vistas leading to key areas such as the internal civic square. The street hierarchy is shown on figure 6.6. Along the development a green lane is proposed which would provide vehicular access but be designed to prioritise Figure 6.4: Illustrative master plan pedestrian and cycle movements. 6 31 32 A new neighbourhood at Brookmans Park

6 Existing public rights of way Unaccessible green buffer with 1 enhanced habitat Main vehicular access Proposed attenuation pond, 4 2 1 attractive water feature Secondary vehicular access 3 3 Park Proposed pedestrian links

4 LEAP and LAP Residential streets 2 5 Civic square Edge lanes Multiple Use Games Areas 6 Country lane (MUGA) 7 Green finger East Coast Main Line

Figure 6.5: Proposed landscape structure Figure 6.6: Proposed access and movement structure 33 34 A new neighbourhood at Brookmans 07 Conclusion Park

In the context of a need to plan for new housing masterplanning can avoid the areas at risk of flooding character of the local area, reflecting the existing spatial development in Welwyn and Hatfield, this document and effectively manage surface water to ensure greenfield and environmental context. provides technical analysis and sets out a preliminary design run off rates are maintained. • The development has the potential to include a approach for Site BrP4, a 22 hectare area of undeveloped • There are no significant constraints in terms of ground ‘community hub’ use, which could be located close land located on the western edge of Bookman’s Park. conditions. The site is located within ground water source to the station and the existing village centre. This area protection zone 1, but this is not considered to prohibitive could alternatively accommodate a relocated primary This site is owned by the Royal Veterinary College (RVC), is for development. school if deemed appropriate. In any such discussion surplus to its future operational requirements and is therefore the role of the school and its need for expansion could be available for development. Given its long term interest in • The site is located close to Brookmans Park station, local addressed. With any provision of the educational offer the local area, RVC is committed to any future development bus routes and the existing services within Brookmans would come opportunities to augment the role of the of its land holdings being undertaken in a way that makes Park village centre and therefore has good potential school in the community and facilities offered that could genuine contribution to the development needs of the area to support sustainable travel including potential for benefit from community access. and minimises environmental impacts. commuting to London and other nearby towns. • The development of the site would be a logical western • The existing access to the site via a bridge and a right The planning context for assessing the development extension of Brookmans Park in morphological terms, angled bend is inadequate and would benefit from potential this site in further detail is provided by the level being close the railway station, which will form a focal upgrade. Initial assessment work and discussions have of housing need identified in the Council’s most recent point between the existing developed area and the new indicated that the upgrade could be achieved and that assessment. The objectively assessed need (OAN) is in development. this would also have a wider benefit in terms of improving the order of 625 dwellings per annum. The Council has the highway alignment and pedestrian connectivity • A defensible Green Belt boundary can be established found that only 40% of the OAN can be accommodated on across the railway line. around the site including the western boundary next to existing urban sites. Given the advice set out in the National the SSSI and adequate separation between settlements Planning Policy Framework (NPPF), the Council should The preliminary design approach set out in this document would be maintained. identify additional land for development through the Local indicates the following: Plan process. • An effective landscape strategy which leaves a generous • The site has the potential to deliver up 297 dwellings as buffer area within the site can be utilised to not only A preliminary technical assessment of Site BrP4 has a density of 35dph, including a suitable mix of housing provide amenity space but also enhance the ecological been carried out building on previous work undertaken. It types and proportion of affordable housing units in line value of the site and - critically - preserve the ecological Figure 6.7: Proposed urban form structure Figure 6.8: Proposed block structure demonstrates the following: with local planning policy requirements. This would and landscape value of Brick Kiln Wood. make a significant contribution to local housing needs Site Br4 is therefore considered to be suitable, available Formal frontage character Important frontage buildings • The potential for connection of the site to gas, electricity and introduce a new demographic to Brookmans Park and achievable as a site for future residential development. and potable water utilities has been investigated and that can help sustain and enhance local shops and Green edge frontage Vistas to the park The site does not conflict with other policy provisions of the should not be problematic. community services. NPPF and should be included in the next stage of the Local Garden suburb character Square • A small part of the southern section of the site is affected • The design approach has the potential to provide an Plan as an allocated development site. Marker building by fluvial and surface water flooding. However, effective attractive residential development appropriate to the 35 36 A new neighbourhood at Brookmans Park

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37 38 London Linen Hall 162 - 168 Regent Street London W1B 5TE Bournemouth Everdene House Deansleigh Road Bournemouth BH7 7DU

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