The Watling Chase Community Forest is one of 12 Community Forests around England. It covers an area of approximately 18,840 hectares (72 square miles) of land in Hertfordshire and the northern fringe of London, which includes several sizeable settlements but is predominantly rural. The majority of the Forest is within the area covered by Hertsmere Borough Council, with other parts within the areas of St Albans City and District,Welwyn Hatfield District,Watford Borough and Three Rivers District Councils and the London Boroughs of Barnet and Harrow.
Implementing the aims of the Watling Chase Community Forest will increase the quality of the environment and the desirability of being located in the area.
Watling Chase
Introduction Community Forest
St Albans Hatfield
Potters Bar Radlett
Watford Borehamwood
Barnet Bushey
Edgware Stanmore Watling Chase Community Forest - A Guide for Landowners, Developers and Users Introduction
1.1 The aim of this Guide is to highlight the 1.3 Central Government advice in Planning Policy importance of the Watling Chase Community Guidance Note 12 (PPG12) advises that Forest and to explain how development Supplementary Planning Guidance should be proposals within it can help achieve its objectives. reviewed on a regular basis alongside reviews of development plan policies to which it relates. 1.2 This Guide acts as Supplementary Planning SPG does not form part of a Local Plan but it may Guidance (SPG), which is to be taken into supplement specific policies in a Plan. SPG should account as a material consideration in the be issued separately from the Plan, made publicly determination of planning applications. The Supplementary Planning Guidance available and its status made clear. Secretary of State will give substantial weight to SPG in making decisions where the SPG derives 1.4 Sections 1 to 5 of this SPG provide background out of, and is consistent with, any relevant information relating to the Forest and this SPG, national or regional guidance and the whilst section 6 onwards focuses on how development plan, and has been prepared in a development proposals can contribute towards proper manner. This guidance supplements the Forest. policies of the Hertsmere Local Plan 2003 which are set out in Appendix 3.
Watling Chase Community Forest Chase Community Watling Watling Chase Community Forest
2.1 The Watling Chase Community Forest is one of leisure enterprises, nature areas and public 12 Community Forests around England. It covers open space.’ (Watling Chase Community an area of approximately 18,840 hectares (72 Forest Plan Review 2001, p5). Their square miles) of land in Hertfordshire and the establishment, development and maintenance northern fringe of London,which includes several should increase environmental quality and the sizeable settlements but is predominantly rural. desirability to be located in the area. The map The majority of the Forest is within the area in Appendix 1 shows the extent of the Watling covered by Hertsmere Borough Council, with Chase Community Forest and the boundaries other parts within the areas of St Albans City and of the local authorities in the area. The map in District, Welwyn Hatfield District, Watford Appendix 2 shows the location of some of the Borough and Three Rivers District Councils and main non-motorised access routes through the the London Boroughs of Barnet and Harrow. Forest, namely the Timberland Trail, Alban Way, London LOOP, Hertfordshire Way, London 2.2 Community Forests are not continuous areas Orbital Bridleroute (H25) and Great North of closely grown trees but are instead intended Cycle Route. to be ‘a rich mosaic of landscape, within which land uses include farmland, woodland, villages, Planning Policies and Guidance
3.1 Development proposals must be assessed in 3.5 Planning Policy Guidance Note 9 (PPG9): Nature relation to National and Regional Planning Conservation sets out the Government's Guidance and County and District Council objectives for nature conservation and how level planning policies. National Planning Policy these are to be reflected in land use planning. Guidance and Regional Planning Guidance in The UK Biodiversity Action Plans are also relation to the Watling Chase Community important documents covering a range of Forest are outlined below. County and District wildlife and habitat issues. Council level planning policies are set out in Regional Planning Guidance Appendix 3. 3.6 RPG9: Regional Planning Guidance for the South National Planning Policy Guidance East covers the majority of the area within the 3.2 Several Planning Policy Guidance Notes (PPGs) Watling Chase Community Forest. Policy E5 of Supplementary Planning Guidance contain specific references to the Community RPG9 states that development plans should, Forests. These are: ‘promote the retention, protection and PPG2: Green Belts extension of woodland and forest habitats, particularly ancient and semi-natural woodlands PPG7: The Countryside: Environmental and also Community Forests’. However, Quality and Economic and Social boundaries for RPG were adjusted in 2000. The Development new RPG which is currently being prepared for PPG12: Development Plans the East of England includes Hertfordshire and PPG17: Planning for Open Space, Sport five other counties. RPG14 for the East of and Recreation. England will cover the period to at least 2021 and it is anticipated that this will be issued by the 3.3 The most extensive reference to Community
Watling Chase Community Forest Chase Community Watling Government in late 2004 or 2005. Forests is contained within PPG7, Annex D. This guidance explains that each Community 3.7 Small sections of the Forest fall within the Forest is to have a non-statutory Community London Boroughs of Barnet and Harrow which Forest Plan which describes how the Forest are covered by RPG3: Strategic Guidance for Team and its partners propose to create the London Planning Authorities. RPG3 outlines the Forest. It advises that ‘[a]lthough an approved purpose of the Community Forest programme Community Forest Plan might be a material and states that the London Boroughs should, consideration in deciding a planning application ‘draw up policies which facilitate the within a Forest, policies and proposals that are establishment of the Thames Chase and Watling likely to provide the basis for deciding such Chase Community Forests and include applications or determining conditions to be proposals for associated recreational facilities’. attached to relevant planning permissions should be set out in the development plan, which is subject to statutory procedures.’ 3.4 National Planning Policy Guidance (in PPG7) relating to Community Forests explains that development plans should facilitate the establishment of the Community Forests and ensure that development proposals within them respect the woodland setting. It states that Community Forests offer valuable opportunities for improving the environment around towns by upgrading the landscape and providing for recreation and wildlife. It should be noted that much of the Watling Chase Community Forest is within the Green Belt and, as such, normal Green Belt policies apply. Other Relevant Policies and Strategies
Watling Chase Community Forest Plan 4.3 The Forest Plan is a non-statutory document and as such, none of its policies, strategies or 4.1 The first Watling Chase Community Forest Plan proposals override statutory development was adopted in 1995, and a review was plans. However, when it is backed up by produced in 2001, which serves as a supplement statutory planning policies such as local plan to the 1995 Plan. These Plans aim to provide the policies, it can have a strong and positive ‘blueprint’ for the creation of the Forest as a influence over the quality and use of the well-wooded landscape for work, wildlife, landscape. The document aims to encourage education and recreation. They set out policies sustainable development, in line with county, and strategies needed to achieve the regional and national guidance on sustainability. Community Forest. The Plans identify landscape zones of different characters in which different Watling Chase Greenways Strategy
Supplementary Planning Guidance types of strategy will be appropriate. They also 4.4 The Watling Chase Greenways Strategy is set targets and outline how their vision can be supported by a community partnership whose implemented, by identifying funding sources and vision is to develop an accessible network for those who can get involved in a variety of ways. non-motorised journeys in the town and 4.2 The main objectives of the Community Forest countryside. The partnership consists of include: representatives from Countryside Management Service, Hertsmere Borough Council, creating a visually exciting and functionally Hertfordshire County Council and various diverse environment local user groups and organisations. The focus regenerating the environment of the Green is on providing a network for walkers, cyclists Belt and similar areas and horse riders of all abilities to encourage
Watling Chase Community Forest Chase Community Watling protecting sites of nature conservation value sustainable commuting to school and work and and creating new opportunities for nature to provide opportunities for leisure. conservation 4.5 The Strategy covers the Community Forest protecting areas of high quality landscape (although the focus has predominantly been within Hertsmere) and was chosen in 1998 to increasing opportunities for sport and be a Countryside Agency national pilot for recreation and improving access to the Greenways partly because of this. It was felt countryside that Watling Chase Greenways could help the providing new opportunities for the Community Forest achieve its potential educational use of the area (particularly in terms of sustainable access) and vice versa. Contact details for Watling Chase protecting the best agricultural land and Greenways are given in the ‘Other Key increasing opportunities for farm Contacts’ section. diversification Welwyn Hatfield Cycleway Strategy establishing a supply of timber and other woodland products 4.6 Welwyn Hatfield Council published this strategy in 1998. The aim of the strategy is to increasing community commitment to the create a comprehensive network of cycle Community Forest concept and routes and facilities in the district. This will involvement in its implementation involve extending the existing network, encouraging the private sector to improving linkages to and from key areas and implement the Forest’s aims and invest in improving facilities for cyclists throughout the the area network. creating jobs in the woodland and leisure industries Benefits of the Watling Chase Community Forest
5.1 There are a wide variety of benefits for those environmental benefits incorporated into a living, working and running businesses in the development scheme can improve the quality Community Forest, some of which are outlined of the scheme, help overcome potential below: planning objections and promote good public relations. an appealing environment with good, accessible tourist, sports and recreational an attractive, wooded setting for facilities benefits local residents, attracts development can increase the value of land visitors to the area and helps support the and property. Woodland may be established local economy. on the parts of an already developed site which are unsuitable for built development. a network of routes for non-motorised users can provide opportunities for sustainable 5.2 The range of benefits of the Forest have been commuting and for leisure. highlighted above. It should be noted that
Supplementary Planning Guidance landowners could contribute towards the a pleasant environmental setting for business establishment and aims of the Forest regardless can assist in recruiting and retaining staff, give of whether any development is planned for their a positive image to customers and help land. This might be achieved through schemes attract inward investment to the area. run by the Forestry Commission, Defra or trees improve air quality in the locality and similar organisations (see section 11.1). help offset the polluting effects of Occupiers of land are advised to discuss their development. plans with the landowner at an early stage. a high quality natural environment has Watling Chase Community Forest objectives benefits for individuals' health and wellbeing. might be achieved in any of the ways listed in section 7. woodland can provide screening, act as a windbreak and reduce the costs of heating
Watling Chase Community Forest Chase Community Watling buildings.
Development Proposals and the Community Forest
6.1 Development proposals must comply with an assessment should be made as to whether relevant planning policies,and guidance,if they are on-site or off-site provision of open space, to be acceptable within the Community Forest. planting etc. would be better, depending on Proposals within or close to the Community the nature and scale of the development and Forest which are considered acceptable can the location and proximity of sites available contribute to its vision and aims and prevent for off-site provision. harm to the Forest in a wide variety of ways. In provision for the long term management of considering development proposals, the following open space, planting etc. should be planned. steps should be taken: these requirements should either be built the appropriate level of provision of open into the proposed development scheme, space, sports and recreational facilities and so attached to a planning consent as conditions on necessary to meet planning policy or included within a legal agreement as requirements should be established (the planning obligations. Council’s SPG on recreation provision for residential development provides further Planning Conditions and Planning guidance). Obligations measures to ensure that a development 6.2 When planning permission is granted, it is usually proposal has overall a beneficial impact on the subject to conditions and sometimes to a Forest, for example by compensating for any planning obligation.These must be relevant to the loss of amenity caused, should be built into proposed development and the way in which it the development scheme. relates to the Community Forest. Benefits cannot be offered as a way of obtaining other benefits to the Forest which could be planning permission for unacceptable achieved, for example improving public access development which is contrary to planning or public enjoyment of the Forest, and which policies. Government Circular 1/97 ‘Planning are relevant to the development proposal, Obligations’ provides further information. should be considered. Contributions by Development Proposals towards the Forest
7.1 Contributions towards the Forest may relate to d) increasing public awareness of the Forest, its land either within the development site itself or aims and importance, especially amongst in the local area, in both rural and urban those who at present do not actively use settings. Examples are given below: the Forest 7.2 Wildlife/habitat creation and e) fostering a greater sense of community and maintenance improving community links a) creating new woodland or extending or 7.5 Ensuring that development has an forming links to existing woodland acceptable impact b) helping to maintain and enhance existing a) ensuring an acceptable visual impact of a woodland areas and other wildlife habitats, proposal through the appropriate planting including rivers and ponds and retention of trees and woodland Supplementary Planning Guidance c) creating new wildlife habitats, including b) protecting existing trees, habitats and hedgerows, grasslands and other priority species from the construction process habitats (as defined by the UK Biodiversity c) undertaking to plant and manage an Action Plan) appropriate number of trees within the d) making a commitment to protect and Forest to help mitigate against the polluting enhance a local nature conservation site, eg. effects of new development through a long term management d) providing informal open space within the agreement development site, or making a contribution 7.3 Improving access towards off-site provision a) providing and improving access routes from e) where there is a potential loss of amenity in Watling Chase Community Forest Chase Community Watling the development site to woodland, open an area, provision may be made to space, the countryside and housing areas, compensate the loss by providing open whilst minimising any likely impact on space, planting trees, improving access wildlife of increased visitor numbers arrangements etc. 7.6 It may not always be possible or appropriate b) providing and improving access routes that for development proposals on certain sites to allow shared use by different non-motorised comply fully with standards set out in Local users including users who have a disability Plan policies and Supplementary Planning c) linking up new and existing footpaths, Guidance relating to open space provision, cyclepaths and bridleways with the existing landscaping etc. Where the development is network in the area and with other forms of acceptable in all other regards, there may be an transport, such as buses and trains opportunity for a contribution to be made to d) providing and improving facilities around the the Community Forest, which could be physical network such as cycle storage, signage, or, in certain circumstances, financial. The crossings etc. Council, in association with its Community Forest partners, will seek to identify priorities 7.4 Promoting the use and enjoyment of for action for different areas within the Forest. the Forest Financial contributions could be used, with the a) providing information boards and on-site agreement of the local planning authority, to interpretation aids to enhance a local fund works close to the development site, nature facility and promote understanding which are relevant to the development and the of the wildlife resource Community Forest. Such works should directly contribute towards the aims of the b) improving signage to and within a local Forest in an appropriate timescale. Off-site nature facility contributions may allow the development to c) providing appropriate outdoor recreation proceed and at the same time contribute to and sports facilities and informal open space the aims of the Forest. This approach is or enhancing existing facilities particularly relevant to urban development sites, which are as much a part of the Community Forest as rural sites are. Watling Chase Community Forest Supplementary Planning Guidance Good Practice Gateway Sites Development inRural Opportunities Areas 9.2 9.1 8.1 10.1 oee,there may totake beopportunity However, rural orwoodland characterofthearea. thelandscape and orenhances, contributes to, rural characterandthatany development thatthesesitesmaintaintheir It isimportant shown onthemaps in Appendices 1and2. Theseare attractions closetotheurbanfringe. andappropriate activitiesandvisitor provision, Forest andtobeafocus for information network ofpathsandroutes through the provide tothe principalpointsofentry Forest Gateway siteswhichare intendedto The Forest Planapproved in1995proposes plan policiesandtheirimpactontheGreen subjecttootherlocal acceptable inruralareas, Development proposals whichmay be delivering theobjectives ofGreen Beltland. Community Forests canalsoplay arole in which are inaccordance withtheaimsof typesofdevelopment Certain 'Green Belts'. Planning Policy GuidanceNote2(PPG2): national Green Beltpolicyassetoutin proposals withintheseareas must comply with Forest are designatedasGreen Beltand All oftheruralareas withintheCommunity of good designandpracticemightinclude: Examples discuss proposals atanearly stage. approach theplanningauthorityconcernedto andthey are encouragedto objectives, might contributetoachieving theForest teams shouldexplore how theirdevelopment Developers andtheirdesign the community. Forest andwillhelpraiseawareness ofitwithin will encouragepeopletouseandcare for the this through theprovision ofGateway sites, including promote accesstotheForest, Ifgood planninganddesignare usedto alike. attractive for thecommunity andbusinesses whichcanmake itmore identity ofanarea, help toenhanceorrestore thecharacterand Well plannedwoodland andotherhabitatscan Design important broadleavedimportant settings ancient semi-natural woodland and trees andothervegetation inthevicinityof locally present speciesof planting native, 9.3 contained within Appendix 3. information onGatewayFurther sitesis accessibility by passengertransport. measures tobetaken toimprove their itmay beappropriate torequire sites, considering development proposals for these In on theappearance ofthecountryside. place withouthaving anunacceptableimpact structures andfor eventstemporary totake access isgood andthere are suitableareas for concentrating facilitiesatthesesiteswhere by pressure ofthecountryside offotherparts include: Belt, to theForest education centres/learning facilitiesrelated facilities recreation andleisure outdoor sport, programme planning andimplementinga maintenance created habitatsbecome establishedby ensuring any newly plantedtrees ornewly heritage willbecompromised not plantingtrees where archaeological and from significant viewpoints framingorenhancingviews to maintaining, scale ofthelandscape ensuring thescaleofwoodland reflects the tallherbandscrub grassland, that isvaluabletowildlife suchascoarse created attheexpenseofexistinghabitat ensuring thatnew woodland habitatisnot wildlife-rich including grassland space, creating abalanceofwoodland andopen within woodlands ensuring adiversity ofspeciesandages mineral extraction public access/Greenways proposals re-use ofexistingruralbuildings farm diversification commercial forestry discouraging development which Community links diminishes the quality of the Forest 10.2 One of the aims of the Watling Chase environment such as the fragmentation of Community Forest is to promote links rural landscapes by fencing and other between the urban, rural, farming and business measures communities. Establishing community links can taking into account landscape character increase community support for new assessments development and improve relationships between different communities. Involving the incorporating 'planning out crime' features community in planning for and implementing which will help increase community safety new planting, woodland management and and reduce and prevent crime and disorder, greenspace can also help raise awareness of for example in the creation of new routes the Forest and may help prevent future problems such as neglect and vandalism.
Supplementary Planning Guidance Funding Opportunities
11.1 The Community Forest is based on a the Environment, Farming and Rural Affairs partnership between the private, public and (Defra) through agri-environment schemes. voluntary sectors and the local community, and Contact details are included at the end of this is financed from a number of sources. The guidance. Countryside Management Service can provide 11.2 Many benefits to the Forest will be achieved advice regarding funding opportunities through planning conditions and planning available. The main source of public funding is obligations associated with planning the Forestry Commission’s Woodland Grant permissions, which will be funded by Scheme which can help with the costs of developers. Paragraph 6.2 discusses this in establishing new woodlands and improving the further detail. Watling Chase Community Forest Chase Community Watling management of existing woodlands. Funding may also be available from the Department of
Recent Examples of Good Practice 12.1 Set out below are recent examples of good site with three public access points. The practice within the Community Forest, most of transfer of the land and payment by the which are also located within the Green Belt. developer of a one-off sum for its It should be noted that although contributions maintenance, are to be secured by a legal towards the Community Forest formed a key agreement, and a trust will be formed to part of these schemes, in most cases implement and manage the open spaces. developers otherwise demonstrated 'very 12.3 Crossoaks Farm,Well End, Herts special circumstances' for development in the (Hertsmere Borough) Green Belt. Once the principle of development had been determined to be Planning permission was granted in 2002 for a appropriate or acceptable in light of the very new grain and general storage barn at the special circumstances demonstrated, the local above site within the Green Belt and a planning authority sought to secure a Landscape Conservation Area. A condition of proportionate contribution towards Forest the planning consent required the submission objectives. and approval of a scheme of enhancement and management of woodlands and wildlife at the 12.2 International University,The Avenue, farm, including new tree planting, landscaping Bushey (Hertsmere Borough) and screening in the vicinity of the new Planning permission was granted in 2001 for a building. The Countryside Management major development involving the provision of Service (CMS) worked with the applicants in 307 new residential units, offices and preparing a suitable scheme involving the associated works on a 26 hectare site. planting of new trees, shrubs and mixed native Extensive new landscaping and tree planting hedging, designed to provide an appropriate within the site was incorporated into the landscaped context and effective screening for scheme. In addition, a new public open space the new development. is to be provided on land adjacent to the main 12.4 Arsenal Football Club Training Ground, 12.6 The Highfield Development, St Albans Bell Lane, London Colney (Hertsmere (St Albans City and District) Borough) Outline planning permission was granted in Planning permission was granted in 1998 for a 1996 for the redevelopment of 2 former training ground for the Football Club hospital sites in the Green Belt for residential, incorporating training pitches, a new building, retail, business and community uses. Over 700 car parking, an access road and extensive dwellings will be built on the site. Benefits to landscaping. A section 106 legal agreement was the countryside of the scheme include the put in place and a financial contribution of creation of a 24 hectare park with substantial £40,000 was secured to improve rights of way new tree planting, the provision of new public in the area around the training ground. This access, the creation of play areas and external included improving sections of the Timberland recreation facilities, and provision for the long Trail, a 17 km route through the Community term management of the park.
Supplementary Planning Guidance Forest which caters mainly for walkers but 12.7 Cuckmans Farm, Ragged Hall Lane, with some multi-use sections, and which Chiswell Green (St Albans City and opened in May 2002. In addition, a 3.5 km District) stretch of the Hawkshead link was established which links the Great North Cycle Route to In 2003, the Council granted planning the Timberland Trail near London Colney. A permission for the part demolition and part new bridleway was also provided as a link in conversion of farm buildings and the erection the H25 London Orbital Bridleway Route. of three dwellings. The floorspace of the proposed dwellings was less than that of the 12.5 Hatfield Aerodrome site, Hatfield existing buildings. The Council concluded that (Welwyn Hatfield District and St Albans very special circumstances existed that City and District) justified permitting this ‘inappropriate Watling Chase Community Forest Chase Community Watling The majority of this 322 hectare site of development’ in the Green Belt, because the redundant industrial land lies within Welwyn application proposed a major contribution to Hatfield District, but 56 hectares falls within St the Community Forest, covered by a Section Albans City and District. A masterplan was 106 Legal Agreement. This included planting a adopted in 1999 for the development of the 4 hectare woodland, planting a number of site for mixed uses including employment, orchards in the surrounding area, re- housing, education, leisure and social and establishing a pond and providing additional community uses. As part of the development public footpath routes. of the site, it is intended to create areas of 12.8 Examples of Typical Contributions woodland, interspersed with grassland and watercourses and to extend existing Examples of typical contributions towards the hedgerows and woodlands. Community Forest which could be expected for different types of development are set out in Appendix 4.
What Should You Do Now?
13.1 From an early stage, you should consider the Think about whether your proposal could implications of your development proposal harm any of the objectives of the Forest alongside the objectives of the Community and, if so, what steps could be taken to Forest. Follow the steps below: mitigate against such harm. Consider what positive contribution your Take into account the contents of this SPG. proposal could make towards the Contact the local planning authority early Community Forest (see section 7). on to discuss your proposals and seek advice from other relevant contacts. Local Authority Contacts