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TWO WATERS MASTERPLAN GUIDANCE Dacorum Borough Council February 2018 2 3 00 | Contents

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TWO WATERS MASTERPLAN GUIDANCE Dacorum Borough Council February 2018 2 3 00 | Contents TWO WATERS MASTERPLAN GUIDANCE Dacorum Borough Council February 2018 2 3 00 | Contents 01 | Introduction 5 02 | Supporting Research 15 03 | Constraints & Opportunities 29 04 | Vision & Objectives 35 05 | Overarching Guidance 39 06 | Development Sites Guidance 51 07 | Next Steps 67 Figure 1 : Two Waters Study Area Town Centre The Plough Roundabout Blackbirds Moor Plough Gardens Station Rd Heath Corner Park Hall London Rd Bulbourne Bulbourne Moor Meadow Hemel Hempstead London Rd railway station Two Waters Rd London Rd Durrants Hill Rd Apsley Retail Park A41 Key London Rd Study Area Boundary Town Centre Apsley Aerial Image Source: Google Maps 2017 railway station 5 01 | Introduction 1.1 Introduction 6 1.5 The Study Area 8 1.2 Background & Role 6 1.6 Regional & Local Context 10 1.3 The Process 7 1.7 Planning Context 12 1.4 Planning Status 7 1.8 Consultation 13 6 Two Waters Masterplan Guidance | Dacorum Borough Council 1.1 Introduction 1.2 Background & Role Dacorum Borough Council (DBC) has commissioned DBCrecognisesthatthereisasignificantamountof securesbenefitsforthewidercommunity. consultants BDP to build on the Two Waters under-used land within the Two Waters area. This The Masterplan Guidance will help to generate Strategic Framework (November 2015) and prepare a presents opportunities to provide much needed new investmenttoimproveinfrastructureandsupport MasterplanGuidancedocumentfortheTwoWaters homes, create employment, enhance community development in the area. To achieve this the area. services and improve the environment through Masterplan Guidance includes: sustainable development. The opportunities are TheMasterplanGuidancewillshapefuture focusedaroundimprovingpublictransportand • An exciting and bold Vision to guide regeneration development in Two Waters and play an important sustainable transport networks whilst promoting andensuretheneedsofexistingandfuture role in ensuring that development in the area is housing led mixed-use development to enhance the communities are met. planned and designed in the best possible way existing natural environment. In addition, high quality • AnaspirationalsetofObjectivestoaddressissues to deliver an attractive, sustainable and balanced urbandesignprinciples,excellentgreeninfrastructure, and capitalise on opportunities. environment,fitforthefuture.TheMasterplan andastrongsenseofcharacterandcommunityare • Overarching Guidance to shape strategic Guidancealsoinformsemergingplanningpolicy keytorealisingthesustainablefutureoftheTwo development across the whole study area and includingthecontentofDacorum’snewLocal Waters area. ensure separate Development Sites work together Plan. It is envisioned that the Masterplan Guidance as a whole. will be initially adopted by the Council as a The Two Waters Masterplan Guidance seeks to • Development Site Guidance, setting out Key planning statement and will then be adopted as a managegrowthandprovideaflexibleholisticstrategy Proposals, Design Guidance and Development Supplementary Planning Document (SPD) supporting toguidedevelopmentoftheTwoWatersareaasa RequirementsforeachoftheDevelopmentSites. thenewDacorumLocalPlan. wholeandofindividualDevelopmentSites.Theaim istocreateaplacethatreflectslocalaspirationsand The Masterplan Guidance is underpinned by a robust evidence base comprising: an urban design, transport and movement, and viability analysis; a capacity study totestfeasibleamountsofdevelopmentanddesign principles;andaviabilityandtransportappraisalof the capacity study. DBChasalsoundertakensignificantpublic consultation including public exhibitions and workshops, online consultation and meetings with keystakeholdersandlandowners,allofwhich haveinformedthedevelopmentoftheMasterplan Guidance. Two Waters Masterplan Guidance | Dacorum Borough Council 7 1.3 The Process 1.4 Planning Status The Masterplan Guidance was developed through an Theprocessallowedthefeasibilityofdifferentforms The Masterplan Guidance has been prepared iterativedesignprocesswhereproposalswererefined ofdevelopmenttobetestedandtoinformtheVision, in accordance with the National Planning Policy in response to constraints and opportunities, adopted andObjectivesandtoproducearobustMasterplan Framework(NPPF)(March,2012)andDBC’s and emerging planning policy, urban design analysis, Guidance.Earlyiterationsofthemasterplantesting emergingandadoptedLocalPlans.Inparticularthe transport analysis, viability analysis, meetings with included higher development capacities and these MasterplanGuidancebuildsonDBC’sSavedLocal key stakeholders, steering group meetings, meetings wereconsideredtorepresentinappropriateformsof Plan(April,2004)Policy10OptimisingtheUseof withHertfordshireCountyCouncil,andpublicand development due to: UrbanLand. stakeholder consultation workshops and exhibitions. • Negative impacts on views and townscape due to The Masterplan Guidance has been prepared through This iterative process ensured the Masterplan buildingheightsanddominanceoftallerbuildings. aprocessofextensivepublicconsultationandis Guidancewasinformedbyanunderstandingofthe • Poor relationships between existing and proposed consistent with adopted and emerging planning existing social, physical and economic constraints buildings due to increased density. policy. It should be given material consideration in the and opportunities and that both the Overarching • Negative impacts on the local highways network determinationofplanningapplicationswithintheTwo Guidance and Development Site Guidance promotes due to increased vehicle movements. Watersstudyareaboundary,asidentifiedinFigure2. realistic and deliverable development. • Negative impacts on viability due to the The Masterplan Guidance has also considered and The Masterplan Guidance builds on previous studies requirementforundergroundcarparking. isbroadlyconsistentwiththeaimsandobjectivesof undertakenwithinoradjacenttothestudyarea, • Views expressed through public consultation and theLocalPlans.TheMasterplanGuidanceformspart including: steering group meetings. oftheevidencebasefortheforthcomingLocalPlan • The Two Waters Strategic Framework (2015) Reviewanticipatedforadoption2019.Itisenvisioned • Hemel Hempstead Town Centre Masterplan 2011- Key stakeholders were consulted through one to one that the document will be initially adopted by the 2021 (2013) meetingsandincludedHertfordshireCountyCouncil, Council as a planning statement. Following adoption • Hemel Hempstead Station Gateway Feasibility Network Rail, Boxmoor Trust, key landowners oftheLocalPlan,theMasterplanGuidancewillthen Study (2011) and developers who have expressed an interest in beadoptedasaSPD.BeforeadoptionasaSPD,it • Two Waters Open Space Feasibility Study (2011) developingoneormoreoftheDevelopmentSites. will be important to review the supporting evidence • Hemel Hempstead Urban Transport Plan (2009) Inaddition,threeroundsofpublicconsultation base and ensure the guidance is based on up-to-date • EmergingHertfordshireGrowthandTransportPlan wereundertakenthatinformedthedevelopment and robust background research. The Two Waters (unpublished) oftheMasterplanGuidance.Theconsultation Masterplan Guidance supersedes the Two Waters processfindingsaresummarisedinsection1.8of Strategic Framework (2015). this document and the Consultation Statements supporting the Masterplan Guidance. 8 Two Waters Masterplan Guidance | Dacorum Borough Council 1.5 The Study Area The Two Waters study area is located to the south Theareasuffersfromacongestedhighwaynetwork ofHemelHempsteadtowncentreandissituated and a vehicle dominated environment. This vehicle betweenthetrainstationsofHemelHempsteadand dominationhasinpartresultedfromrelativelylimited Apsley.TheTwoWatersareaasidentifiedinFigure localpublictransportlinksandthedistancefrom 2 covers approximately 124 hectares. The study area Hemel Hempstead town centre and key destinations is bound by the railway mainline between Euston and such as the Maylands Business Park. the Midlands in the south; Hemel Hempstead Station Within the study area the Masterplan Guidance in the west; the River Bulbourne and Heath Park to identifiesfourkeyDevelopmentSites(Figure2)as thenorthwest;LawnLaneandBelswainsLanetothe thefocusofnewdevelopmentwithinTwoWaters. east; and Apsley Station to the south east. Thesesiteshavebeenidentifiedtakingintoaccount Thereisavariedmixoflandusesthroughoutthe the Strategic Framework, land ownership, physical study area, including: residential, light industrial, retail, boundaries, known development aspirations, and key officeandcommunityuses,togetherwithasignificant gateways to Two Waters and Hemel Hempstead town Formal planting amountofopengreenspaceandwaterways.Thismix centre. providesarangeoffacilitiesincloseproximitytoone Althoughfourkeydevelopmentsitesareidentified, another and encourages sustainable development by it is likely that many more smaller sites will come reducing the need to travel. forwardinthearea.TheMasterplanGuidancewill Thecharactervariessignificantlyacrossthestudy apply to all developments within the study area. areafromlargerbuildingsandhigherconcentrations ofactivitynearthePloughRoundaboutsignalling theedgeofHemelHempsteadtowncentretothe semi-ruralgreenspaceoftheMoorsandAspleylocal centrewithitsparadeofshopsandretailpark. The Moors, Grand Union Canal and the River Bulbourneprovidevaluableopportunitiesfor recreation and biodiversity, whilst industrial land, large retail units and strategic high volume roads dominate the key gateways into the area, detracting attention fromitscharacterandrestrictingwalkingandcycling movement through the
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