COMP SS PARK A lasting legacy of care, education and lifetimelifetime homes,homes, withinwithin a new garden community.
Developing the Vision: Revision A
29.01.2019
Compass Park | Little Bushey Lane | Hertsmere
Contents
1. Introduction 2. The Planning Case 3. The Masterplan 4. Settlement Analysis 5. Technical Notes
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1 Introduction
COMP SS PARK
Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Introduction
These representations are submitted to Hertsmere The representations draw upon material already Borough Council on behalf of the Masonic provided to the Borough Council, but also provide Charitable Foundation (MCF) in formal response to further technical evidence, which has been the current consultation on the “Potential Sites for prepared as part of the ongoing development of Housing and Employment” Document, which has the proposals. Specifically, these representations been published as the next stage in the preparation address the “Challenges and Constraints” identified of the new Local Plan for Hertsmere. in the site analysis contained in the Consultation Document and provide further information to The representations are submitted in support of support the “Benefits and Opportunities” that are the strategic housing site identified as Site B2 in set out in the document. the Consultation Document, which is described as Land north of Farm Way, Bushey and which is The representations contain a comprehensive being promoted by the MCF as a potential Garden review of the Green Belt Assessment (both Stages Community to be known as ‘Compass Park’. I and II) that have been undertaken by Ove Arup & Partners Ltd. on behalf of the Borough Council, in The MCF consider that the Compass Park proposals respect of both the Compass Park site and other represent the most sustainable solution for meeting potential strategic housing sites in the Borough. Hertsmere’s housing needs in the Bushey area, providing the opportunity to achieve an exemplar The representations also contain a planning and development that is a genuine Garden Community, sustainability assessment of the Compass Park containing the social and community infrastructure proposals in comparison to other potential strategic that meets the needs of its residents. The MCF is housing sites across the Borough, but notably in the working collaboratively with the Borough Council Bushey area. and other stakeholders to ensure that the Compass Park proposals can gain the widest level of support with the Borough Council and the local community.
7 Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Compass Park: The Most Sustainable Solution
The Compass Park site is within the Bushey Area • New homes that meet the highest levels of • Additional tree planting to enhance the of Search for New Garden Suburbs, as previously sustainable construction, energy efficiency environmental qualities of the development, identified within the Issues and Options document and water resource management, with particularly within the new housing areas (Autumn 2017). The proposal meets the emerging opportunities for self-build housing; and along the key vehicular and pedestrian Local Plan’s requirements for securing growth boulevards across the development; • A cohesive Design Code approach to the through a new Garden Community. We use the design and layout of all aspects of the • A strategy that will encourage and enhance term “Garden Community” rather than Garden Compass Park development, which will give biodiversity throughout the development; Suburb, because that more accurately describes the community its own identity and sense of what Compass Park will be – a new sustainable • High standards of public realm provision place, and which will respect the important community set within a landscape-led development throughout the development, with an emphasis architectural characteristics of the Bushey area; framework. Green infrastructure will establish the on attractive pedestrian spaces that discourage parameters for all built development, residents and • A new Two Form Entry (2FE) Primary School, and reduce the impact of vehicles; visitors will live and work in an environment with with Early Years provision, to meet the needs • A sustainable transport strategy that provides sustainability at its heart. of children living within the new development a direct bus link to Bushey Town Centre and and elsewhere in the locality; We note in the current Consultation Document, at Railway Station and encourages cycling within paragraph 1.11 that, with regard to Growth through • Enhancements to local Secondary School the community; new garden suburbs, “there was general support provision to meet the needs of students living • Local highway network improvements to for this approach, provided they are well located within the development; and able to support the infrastructure needs of mitigate the impacts of vehicular traffic the new and existing residents”. This is exactly the • A new neighbourhood centre, to serve as a generated by the development; and community hub for the new development, with rationale for Compass Park, and no other site in • The provision of NHS medical outreach facilities retail facilities, community facilities and flexible Hertsmere fulfils the criteria for creating a successful to support the needs of the new community workspace to provide new local employment Garden Community more than Compass Park. and nearby residents. opportunities; It will provide: Compass Park represents the most sustainable • A Green Infrastructure network (including parks, solution of all the comparable sites in Hertsmere • A full range of housing choice – with around green spaces and other natural features) that to secure a new Garden Community, which will 850 new homes to meet the needs of all groups will provide the framework for pedestrian and deliver the Council’s aspirations and expectations seeking new homes in the Bushey area, from cycle routes throughout the development and for achieving high quality, sustainable growth young to old, and particularly including the beyond, to encourage sustainable movement in the period up to 2034. Our comparative site provision of assisted living units; within the community and reduce unnecessary assessments shown later in this document car usage; • Affordable homes with a range of size and demonstrate how Compass Park out-performs all tenure options to meet, in full, the Borough • Incorporation of all the important existing trees other sites in Hertsmere in meeting the key criteria Council’s policy requirements for affordable and woodland copses within the new Green that are the foundations for truly sustainable housing; Infrastructure network; developments.
8 Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Compass Park: The Most Sustainable Solution
Compass Park will be an exemplar development, The Compass Park site is extremely well situated to A number of these studies have already been with the unique benefit that it will be planned and the existing urban area of Bushey to represent the presented to the Borough Council, but further partly delivered by the existing landowner, the MCF, most logical extension to it, whilst safeguarding the technical notes specifically prepared to address the in order to maintain and continue their important open, attractive Green Belt that lies beyond. A key current consultation are included as Annexes to this legacy of high quality development within the advantage of the site, and its single ownership, is document. Bushey area, which has contributed so much to that it provides the opportunity to define and put in All of the technical evidence prepared to support the local environment and its community. It will be place a long-term strategic boundary that will ensure the Compass Park proposals demonstrates that the epitome of what a new Garden Community is that Compass Park is not a precedent for any further there are no overriding constraints that will prevent intended to achieve. development to the north and east, thereby setting the site being brought forward for development a clear limit to Bushey’s ultimate development in The MCF fully support the Borough Council’s in the short-term. These technical studies will that area, and avoiding the risk of any unplanned emerging strategy for meeting the Borough’s continue during 2019, in order to present the and unwanted development. These are important growth requirements. The Borough Council Borough Council with a robust evidence base that considerations for the Borough Council to take into already recognises that it will require a combination can be used to support a formal Site Allocation in account in establishing the Spatial Strategy for this of approaches, from maximising the use of urban the Pre-Submission Local Plan, which is expected part of the Borough up to 2034 and beyond and brownfield land opportunities, supporting the towards the end of 2019, and of course to support a will provide certainty to the Council and the Bushey larger rural communities and the development of future planning application. community that the necessary growth is being new Garden Suburbs. accommodated in a planned and managed way. The MCF recognises the importance of working Within the Bushey area, the opportunities for alongside the Borough Council in producing a The site has few constraints. There are no issues further brownfield development are extremely Local Plan proposal that is available, suitable and with land assembly, agricultural tenancies, active limited, and therefore a new Garden Community achievable, in accordance with the requirements of sporting or recreational uses. The previous for Bushey represents not only the most logical the National Planning Policy Framework for sound agricultural use of the site has now ceased and approach to securing the necessary quantum of Local Plans. We will continue to work with Officers the site is effectively available for development new development to support local needs up to and Councillors on a partnership basis to ensure that now. This presents the Borough Council with an 2034, but also the best approach to securing the the Compass Park proposal meets and achieves the opportunity to meet a significant part of its growth infrastructure that will be necessary to support the Borough Council’s requirements, whilst creating an requirements in the short-term, and with the planned level of growth. exemplar development that showcases the best of certainty that it will be delivered in accordance with Bushey and Hertsmere. Compass Park is being planned from the outset as a development programme that will be agreed at an a fully sustainable development that minimises its early stage in the Local Plan period. Furthermore, the proposal also makes a significant impact upon the environment and climate. It will be and positive contribution towards meeting the The MCF has commissioned, during the course of an opportunity to showcase the Borough Council’s Government’s national policy objectives for the past year, a range of supporting technical studies, policy aspirations and priorities to put Hertsmere boosting housing delivery. addressing issues of highways and transportation, at the leading edge for achieving sustainable flood risk and drainage, contamination, noise, airport Compass Park is the right proposal at the right development that meets the needs of current and safeguarding, utilities, ecology and biodiversity, time for Hertsmere and Bushey – it is truly a unique future generations, and which will enhance the heritage and archaeology, education, employment, opportunity to provide a new Garden Community existing quality of development and environment in health care and Green Belt review. where people and their needs come first. Bushey.
9 Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Compass Park: Mapping Correction
Before addressing further information regarding Compass Park, the following pages and drawings seek to correct a mapping error in both the Potential Sites Assessment (Site B2) and draft Stage 2 Green Belt Review (Sub Area 60). The Council’s error seriously affects the content, conclusions and comparative planning, Green Belt and sustainability analysis contained in both the above documents. It also presents a misleading impression of our client’s proposals to those involved in this important stage of the local plan Consultation Process. Whilst we welcome the Council’s recognition that “there may be scope for some development” of our clients Compass Park site the error outlined above is misleading, negates several split site options and needs to be corrected before the local plan process is allowed to go further. Unfortunately, the error unfairly represents the Compass Park proposals and it negates, the landscape environmental and community benefits of the Compass Park Concept and the inherent flexibility of the site.
10 Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Compass Park: Mapping Correction
The ‘Potential Sites Assessment and Draft Stage 2 To the contrary, the master plan - The following drawings show the evolution of the Green Belt Review Document 2018’- masterplan in light of the published development • Addresses and proposes to deliver a Garden area as per Site B2, closing with the most recent • Shows that a large portion of the site will Community in Bushey with sustainability at its revision of the masterplan which is presented in this be developed, which is in contrast to the core. document. ‘Submission Plan’ Compass Park masterplan • Makes provision for education (includes a local submitted to the Council at the Issues and Primary School and Early Years provision), Options stage of the Local Plan process. employment, medical facilities and a full • Does not give regard to the landscape, range of social, recreational landscape and environment and commercial benefits of the community benefits. master plan • Sets aside a part of the site as an extension of • Ignores the master plan and its distribution of the undeveloped parkland, community orchard uses and highlights that only a small part of the and country park. site will be undeveloped. • Considers the potential regarding the split sites • Does not consider the potential regarding and/or combined site; and incorporates that in either the split site and / or the combined site; the approach to phasing and delivery. if the whole site is not to be released from the Green Belt.
11 Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Compass Park: Mapping Correction
Planning for Growth Baseline (Site B2) Planning for Growth v Issues and Options Masterplan (Nov 2017)
• Compass Park identifiedas Strategic Housing site B2 in Hertsmere’s • Plan showing the actual proposed areas of development on the site, as per Planning for Growth Potential sites for housing and employment document the masterplan submitted at the Issues and Options Stage in November of October 2018. 2017 superimposed on Hertsmere’s Planning for Growth Plan. • The suggested development area does not reflect that of the submitted or current Compass Park masterplan.
12 Compass Park | Little Bushey Lane | Hertsmere 1 Introduction
Compass Park: Mapping Correction
Planning for Growth v Developing the Vision Masterplan (Aug 2018) Planning for Growth v Revision (December 2018)
• This plan shows the proposed areas of development on the site, as per the • This plan shows the potential for a further revision to the masterplan, revised masterplan redrafted and issued to the client and consultant team taking the extent of development behind footpath 012 to the south east, in August 2018, superimposed on Hertsmere’s Planning for Growth Plan. superimposed on Hertsmere’s Planning for Growth Plan. • Footpath 012 is also shown on the plan. • A larger area of open space to the north west of the footpath is retained
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2 The Planning Case
COMP SS PARK Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Policy
The Compass Park proposal seeks to promote The proposal meets, in full, the objectives of how • A place where biodiversity will thrive and be and deliver a sustainable new Garden Community a new Garden Community should be planned. In enhanced; for Bushey and for Hertsmere, which will form an summary, these are: • A neighbourhood centre with the shops, important and exciting element of the Borough • A development that recognises and respects community facilities and workspaces that will Council’s strategy for meeting its growth its setting and location within the wider Bushey become the ‘hub’ of the community – a place requirements up to 2034. area; to visit to shop, to meet others and to enjoy; Compass Park will provide 850 new homes, to meet • 850 new homes, with affordable housing • A safe community where planning and design the needs of the whole community – from young to that will meet the Borough Council’s policy to reduce the threat of crime is of paramount old – with facilities to meet those needs, and within requirements in full; importance; a landscaped setting that will enhance the quality of life for everybody. • A range of housing types and sizes, that will • A community served by a bus service that meet the needs of young people, families and provides direct links to Bushey, its shops, leisure Sustainability is at the heart of the proposal and elderly people; and recreational facilities and railway station; will drive how the new community is planned and developed, and then how it will function in the • Lifetime homes suitable for people to occupy • A new 2 Form Entry Primary School, with Early future. The technical work that is now underway throughout their lives; Years provision, for children living in Compass to support the proposal demonstrates that the Park and from the wider area; site is truly a magnificent opportunity to deliver a • Specialist residential accommodation, • A design-led development, where every new New Garden Community that meets, and exceeds, including Extra Care facilities, to be provided home, commercial building and community the Borough Council’s expectations for this form and run by the MCF specifically for the elderly building, is designed and built to a design code of development to contribute to meeting the and including those in need of dementia care; that will be agreed with the Borough Council, Borough’s growth requirements. • Flexible employment space (within the Use and which will contribute to Compass Park Class B1 category) for start-up and small Compass Park will be a ‘new place’ with its own having its own unique sense of place; and identity derived from the urban design and businesses, and particularly for those in the • A development where energy efficiency is masterplanning principles that are outlined within media, creative arts and digital technology maximised throughout. this representation. However, it will also be a sectors wishing to take advantage of fundamental part of Bushey, and is being designed Hertsmere’s established and growing regional from the outset to incorporate social, environmental and national position in those industries; and transportation linkages with the existing • A Green Infrastructure network of public open Bushey community and facilities. In part, that stems spaces and corridors, incorporating the best from the MCF’s intention to secure a lasting legacy elements of the site’s existing landscape for Bushey and its residents, in recognition that the features, which will shape the planning and MCF has been, and will continue to be, part of how design of every aspect of the community – Bushey has become the vibrant and successful such that walking and cycling along the green place that it is. corridors will become the travel choice for people moving within the community;
16 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Policy
The Compass Park proposals will make a significant Elstree (that part outside the Green Belt) In addition to the quantum of development, the and positive contribution towards meeting the adopted Core Strategy determines where and A distinctive village in its own right, which, Government’s national policy objectives contained how growth will be accommodated. The Core despite its close proximity and association with in the National Planning Policy Framework, notably Strategy anticipates that, in particular, suitable Borehamwood, contains a small but viable centre planning for housing growth in the right places and brownfield sites in Borehamwood will deliver a with a range of local businesses and services with building homes faster. significant proportion of the required affordable limited opportunities for infill development. and market housing, including any limited release The existing Spatial Strategy contained in the Shenley (that part proposed to be removed from of land presently allocated for employment and adopted Core Strategy (2013) places Bushey as a the Green Belt) other purposes. This includes a large amount of second tier settlement alongside Potters Bar in its new housing in the Elstree Way corridor, a priority Settlement Hierarchy, with Borehamwood being The former Shenley Hospital development at a regeneration area and a location, which has already the sole upper tier settlement. The Settlement key service village largely residential in character seen new residential opportunities coming forward Hierarchy is as follows: with 900 new homes and a limited range of local in recent years. shops and services. Limited opportunities for infill Adopted Hertsmere Local Plan Core Strategy – development. A feasibility study in 2010, commissioned by the Settlement Hierarchy main landowners along the corridor, identified Elstree (that part within the Green Belt), Aldenham Borehamwood significant potential to bring forward sites in the (including Wall Hall), Letchmore Heath, Patchetts corridor for residential development through the A diverse, growing population and an important Green, Ridge and South Mimms, Shenley (that part disposal of sites and an Area Action Plan (AAP) economic centre for south Hertfordshire, rail within the Green Belt) is being prepared by the Council to facilitate the and bus links to London and other key towns, Small rural villages within the Green Belt which development of these sites. Suitable brownfield an international reputation for film and television remain largely residential in character and land sites need to be identified in Bushey and Potters production, along with a retail centre with a use, relying on larger settlements nearby for Bar for new market and affordable housing. On growing presence of national multiples. employment and local services. this basis, Borehamwood, Potters Bar and Bushey Potters Bar are identified as Strategic Housing Locations, Radlett corresponding with their position within the A key local town in the east of the Borough with a Largely residential in character and surrounded Borough Settlement Hierarchy and the likelihood number of major employers, two shopping areas, by Green Belt with good rail links to London and of brownfield development sites coming forward thriving industrial areas and rail and bus links to a popular district centre serving both the local for development. Guided by the Council’s own London and towns to the north. population and an increasing number of visitors projections of where housing capacity exists in Bushey from further afield. the Borough, up to 60% of new housing during the period to 2027 is to be developed in Borehamwood, Predominantly residential in character covering with up to 25% of new housing delivered on sites in three distinct centres (Bushey Heath, Bushey Bushey. Village and North Bushey) with bus and nearby rail links to Watford and London, significant pockets of industrial land and a wide variety of local shops and services.
17 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Policy
On the basis of existing commitments and identified The Core Strategy identifies the following key The Council’s current adopted Spatial Strategy sites in the Strategic Housing Land Availability planning policy considerations for the settlement of therefore seeks to secure up to 25% of the Borough’s Assessment (SHLAA), Borehamwood is presently Bushey: projected housing growth up to 2027 in the Bushey the largest source of housing supply ahead of area, recognising its role as a second tier settlement • Manage housing availability and affordability; Bushey and Potters Bar. The Council prioritises in the adopted Settlement Hierarchy. The Compass development in these main towns as they have the • Absorb the impact of housing growth on local Park proposals present the opportunity to continue greatest capacity to provide supporting community services; that element of the Spatial Strategy through to infrastructure and this aligns with the overall Spatial 2034, with the advantage that housing growth • Maintain and improve public transport and non- Strategy. Policy CS2 provides indicative guidelines can be accommodated in a sustainable Garden motorised links towards destinations outside on the location of development in urban areas Community that provides significant community the Borough including Bushey and Watford to 2027, which reflects the distribution of land infrastructure benefits. supply in the SHLAA. On the basis of existing Junction stations; Hertsmere’s Objectively Assessed Housing Need commitments and identified sites in the SHLAA, • Provide more play areas and facilities for young (OAN) for the period 2013-2036, as contained in the Borehamwood is expected to be the largest source people; South West Hertfordshire Strategic Housing Market of housing supply ahead of Bushey and Potters Bar. Assessment (SHMA), requires the delivery of at least The Council is prioritising development in these • Protect the viability and vitality of local 599 dwellings per annum (13,777 dwellings over the main towns as they have the greatest capacity to shopping, including measures to promote 23 year period). To date, the Council has only been provide supporting community infrastructure and Bushey High Street; able to deliver an average of 276 new dwellings this aligns with the overall Spatial Strategy. • Address parking problems specific to Bushey per annum, and therefore the annual needs-based Village and Bushey Heath; requirement for at least 599 new dwellings involves • Tackle traffic congestion on Aldenham a 115% increase and will represent a step change in Road and other roads leading to Hartspring housing delivery in Hertsmere. roundabout; and tackle congestion on Chalk Since the 2013 base date, there has been a backlog Hill and other roads leading to Bushey Arches; of around 1,300 dwellings through under-delivery • Protect employment and industry in the town; of new housing, and additionally the SHMA records and that there are 1,228 households in Hertsmere currently living in unsuitable accommodation. Over • Protect and promote local artistic heritage. half of the Borough’s existing residents cannot afford to buy their own homes at the present time, and the affordability ‘gap’ has increased in recent years.
18 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Policy
Hertsmere’s Overall Housing Needs 2013 -2036 Joint Strategic Plan for South-West Hertfordshire, particularly that from the neighbouring Districts of Watford and St. Albans. Furthermore, the future Need v Delivery Dwellings review of The London Plan will almost certainly place pressure on Districts surrounding London, and particularly those on key transport arteries, to accommodate part of London’s future housing Objectively assessed annual housing need 599 growth. Average delivery 276 The MCF believes that it is right for the Borough Council to prepare its Local Plan on the basis Average deficit 323 that Hertsmere can accommodate all of its locally generated needs for new housing, employment opportunities and supporting community facilities, Estimated backlog from 2013 to 2017 1,296 (323 p.a. x 4) and that this will require the release of appropriate Green Belt sites that can demonstrate the ability to contribute to and achieve sustainable patterns of development. The Compass Park site is presently within or updating of plans”. The preparation of the new The Borough Council has commissioned a Stage 1 the designated Metropolitan Green Belt. The Hertsmere Local Plan is clearly therefore now Green Belt Assessment (published in January 2017) Consultation Document acknowledges (at the appropriate time to review the extent of land and a Stage 2 Green Belt Assessment (published in paragraph 1.19) that there will be a need to release presently designated as part of the Green Belt. September 2018) (both undertaken by Ove Arup some land from the Green Belt in order to meet part It is the MCF’s case that exceptional circumstances & Partners Ltd.). These Assessments provide an of the Borough’s growth requirements, and the do exist in Hertsmere to justify the release of some appraisal of all existing Green Belt land in Hertsmere Bushey Area of Search for new Garden Suburbs land from the Green Belt. Those circumstances and assess the contribution of land against the five in the Issues and Options consultation of 2017 comprise the identified housing need up to 2034, purposes of the Green Belt, as defined at paragraph comprised land which is all presently designated as which represents a step change of 115% over 134 of the NPPF. part of the Green Belt. recent levels of housing delivery set against earlier It will be necessary to demonstrate through the housing targets. It is also clear from other Local Plans Local Plan process that exceptional circumstances currently being prepared and examined in South exist for the release of any land from the Green Belt, West Hertfordshire that opportunities for other and with reference to the Compass Park proposal Districts to meet any part of Hertsmere’s housing that this specific site should be released. Paragraph growth requirements are very limited and unlikely 136 of the NPPF states that “Once established, to be achieved, as those Districts are also facing Green Belt boundaries should only be altered similar pressures. Indeed, Hertsmere may well face where exceptional circumstances are fully pressures to accommodate part of other Districts’ evidenced and justified, through the preparation projected housing growth through the emerging
19 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Policy
The Bushey Area of Search for a new Garden One of the key objectives of the Compass Park The MCF believe that the Planning Case for the Suburb contained in the Issues and Options proposal and the draft Masterplan is to define Compass Park proposals is compelling. There is no Consultation Document largely falls within Parcel 6 and put in place that new long-term defensible better opportunity in the Bushey area to secure the of the Stage 1 Assessment and is an area of 253.7 boundary to ensure not only that land released from delivery of a new Garden Community that assists hectares to the north and east of Bushey Heath/ the Green Belt is restricted to that necessary solely in delivering the Borough Council’s priorities for Bushey Village. The Stage 1 Assessment notes that for the development of the new Garden Community, accommodating growth in the Borough up to 2034 the most important function of this land as a whole, but that other land north of the new community can in the most sustainable way. Compass Park is a which includes the Compass Park site, is to prevent be retained in perpetuity as part of the designated unique proposal, where a single landowner is able neighbouring towns from merging into one another Green Belt. This open space would be dedicated for to plan and deliver a new community, adopting the (purpose 2); these being the gaps between Watford, a community park for informal recreation activities, best of Garden Village principles, whilst retaining Bushey Heath/Bushey Village, North Bushey and woodland, community orchards and allotments, aspects of the delivery and implementation of the Elstree. The Stage 1 Assessment confirms that the for the benefit of new and existing residents, and scheme under its direct control throughout the land within Parcel 6 fulfils a less important function in accordance with the purposes of the Green Belt. development process. The MCF looks forward to when considered against the other four purposes In this way, private, largely inaccessible Green Belt working in partnership with the Borough Council of the Green Belt. land can be brought into full public use for their and the Bushey community in taking the proposal recreation and enjoyment. forward through the next stages of the Local Plan The Stage 2 Assessment comprises a more finely process. grained assessment of the sub-areas of land The draft Masterplan already reflects this objective within the various Parcels. We have undertaken and, together with the accompanying Green a comprehensive landscape and visual review of Infrastructure strategy for the site, illustrates how the Stage 2 Assessment with regard to the Bushey the landscape and visual effects of the proposed area, the Compass Park site and other potential development can be successfully addressed whilst strategic housing sites across the Borough. The making existing landscape features, including results of that work are contained in the Green Belt established tree belts, part of the new Green Belt Review Technical Note. This ‘Developing the Vision’ boundary. As with all other aspects of the proposal, document demonstrates beyond doubt that a the MCF will continue to work with the Borough sustainable Garden Community can be developed Council to undertake the necessary detailed at the Compass Park site, whilst providing a long- landscape assessments to help shape the future term defensible Green Belt boundary to maintain pattern and form of development, such that it the separation between neighbouring towns of makes a positive contribution to the wider Bushey Bushey and Watford. There will be no need to area, whilst maintaining and safeguarding the key consider any future releases of Green Belt land in importance of remaining Green Belt land. that area.
20 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Infrastructure
The Consultation Document (at page 42) provides Transport This representation addresses each of the above the following assessment of the key infrastructure issues with Technical Notes, demonstrating how Traffic modelling was undertaken to forecast needs to support additional housing growth in the the Compass Park proposals will provide additional changes in journey times across the road network. Bushey area: education capacity through a new 2 Form Entry Depending on the number and location of strategic Primary School site, a NHS medical outreach Education housing sites developed across the borough, facility to provide additional primary health care road journey times from Bushey to nearby centres There is a relationship between Rickmansworth, services for the Compass Park community and its such as Borehamwood, Watford and St Albans Watford and Bushey in terms of school place surrounding area and a package of sustainable could increase by up to 10 minutes at peak times provision, given their geographic proximity and transport measures to support improved public and up to 4 minutes at other times. This means it pupils move between them to attend secondary transport provision and encouragement for walking will be necessary for growth to be accompanied school. An increase in housing would require and cycling. by significant investment in local public transport additional school places as there is no capacity and other initiatives such as car clubs, as well as The Consultation Document also summarises the within Bushey schools. A new school site will be measures to lower the number of new cars on the Council’s assessment of the potential Benefits and needed to meet education need arising from any road by locating development near to local services. Opportunities and Challenges and Constraints for future housing proposals. the Compass Park proposals (Site B2) as below. Health Within this representation, we respond to each of the points raised, with reference to the accompanying Herts Valleys Clinical Commissioning Group detailed Technical Notes. (CCG) is the NHS organisation responsible for commissioning (planning, designing and buying) health services on behalf of people who live across south west Hertfordshire. Attenborough and Manor View practices in Bushey recently relocated to new, purpose built premises and are able to take on quite significant growth (approximately 5,000 patients) before reaching capacity. However, the Little Bushey and Schopwick practices located in Bushey Heath are operating in cramped conditions and are therefore unable to absorb any growth in the area.
21 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Infrastructure
Benefits and Opportunities Challenges and Constraints Scale of growth capable of delivering a new Local highways impact including effect of garden suburb to the west of Little Bushey Lane additional traffic onto Little Bushey Lane – this is with supporting infrastructure – this is confirmed addressed in the Technical Note on Transportation in the earlier section “Compass Park – The Most Vehicular access into the site limited to Little Sustainable Solution” Bushey Lane – this is addressed in the Technical Scope to provide a new primary school, community Note on Transportation facilities, a care home, business units and a new Sandy Lane likely to be unsuitable for additional local centre – this is confirmed in the earlier section traffic onto A41 – this is addressed in the Technical “Compass Park – The Most Sustainable Solution” Note on Transportation Delivery of a mix of new homes to meet needs of Loss of green belt land – the landscape and visual local community including both flats and family effects of this are addressed in the Green Belt housing – this is confirmed in the earlier section Review Technical Note “Compass Park – The Most Sustainable Solution” Landscape and visual impact – the effects of this A requirement for developers to provide affordable are addressed in the Green Belt Review Technical housing – this is confirmed in the earlier section Note “Compass Park – The Most Sustainable Solution” Local wildlife site in the south east of the site Opportunity to provide a significant number of self-build housing plots – this is confirmed in Historic landfill in the north of the site – this is the following section “Compass Park – The Most addressed in the Technical Note on Landfill Sustainable Solution” Likely requirement for new schools arising from Close proximity to Bournehall Primary School and any significant new growth in Bushey – this is Queens’ School – this is confirmed in the Technical addressed in the Technical Note on Education and Note on Education and Health Health Potential to connect with A41 and M1 – this is New Bushey Medical Centre on London Road but confirmed in the Technical Note on Transportation Little Bushey and Schopwick practices in Bushey Heath are operating in cramped conditions and are therefore unable to absorb any growth in the area – this is addressed in the Technical Note on Education and Health
22 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Our sustainability appraisal work and site Bushey comparison analysis demonstrates that across Site B1 – Land south-east of Hart’s Farm Stables, twelve key indicators of sustainability, Compass Bushey (240 homes, plus 130 homes on adjoining Park is the most sustainable strategic site option land) now being considered by the Borough Council. The relevant indicators are: Delivery and Infrastructure, Site is partly within an area of Flood Risk and Transport and Access, Mix of Uses Proposed, is affected by overhead power lines. Potential B1 Flood Risk, Landscape and Townscape, Natural noise impact from M1 motorway requiring on- Environment, Historic Environment, Community site mitigation. Development does not include B3 Facilities and Services, Motorway Proximity, Land, any community infrastructure, and site is not Soil and Minerals, Education and Healthcare. Full conveniently located for retail and other services in details of this appraisal work are contained in the Bushey Village or Bushey Heath. Site is not served Site Comparison Report. by public transport, and potential adverse impacts upon local road network. We have assessed the Compass Park proposals against all of the strategic housing sites contained Site B3 – Bushey Golf and Country Club (Capacity in the Consultation Document, being those sites unstated) suitable for the development of at least 250 homes. Site is former Golf and Country Club, with important In this section, Compass Park (Site B2) is assessed Green Belt function. Site has undulating topography, Bushey sites against all of the following other strategic site rising towards the south-west, leading to potentially options contained in the Consultation Document, significant visual impacts of any development from and the key planning conclusions are summarised surrounding areas. Only previously-developed in each case: element of the site, close to Bushey High Street, would be suitable for residential or commercial development.
23 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Borehamwood & Elstree Site BE5 – Elstree Way Corridor (585 homes) Site BE1 – Land south of Allum Lane, Elstree (280 Sites along the Elstree Way Corridor represent the BE2 homes) further extension of regeneration initiatives along BE3 the corridor. Key factors affecting deliverability Site presently forms an important gap between of the proposals are multiple site ownerships Borehamwood and Elstree and contains many and impact upon local community infrastructure environmental constraints. Site is adjacent to a notably education and health. Potential difficulties household waste recycling centre. Development in adopting a planned co-ordinated programme does not include any community infrastructure. BE5 of development, due to differing timescales for Potential adverse effects upon local road network. individual sites becoming available. Site BE2 – Land north of Stapleton Road, Site BE6 – Land north of Barnet Lane, Borehamwood Borehamwood (350 homes) (320 homes) Site is remote from Borehamwood Town Centre. Site is affected by a number of environmental Development does not include any community constraints with only about 50% of the site being BE1 infrastructure. Potential adverse effects upon local capable of development. Site is relatively remote road network, and particularly cumulative impacts BE6 from Borehamwood Town Centre and other if other development sites are promoted north of services and facilities. Development likely to Borehamwood / Elstree sites Borehamwood. require supporting community infrastructure, but Site BE3 – Land off Cowley Hill, Borehamwood (800 environmental site constraints will make this difficult homes) to achieve. Site is remote from Borehamwood Town Centre and development would have a major adverse impact upon the local road network. Site is also affected by a number of environmental constraints, including local wildlife sites and watercourses. Without significant community infrastructure being provided as part of the development, the site is not sustainable in many indicators.
24 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Potters Bar Radlett Site PB1 – Land west of Dugdale Hill and Baker Site R1 – Land north-west of Watford Road Street, Potters Bar (1,300 homes) (Kemprow Farm Crown Estate), Radlett (500 homes) Part of the site adjoins the M25 motorway, with Site has a number of environmental constraints potential noise and air quality issues. Site presently including ancient woodland and is within part of the performs an important Green Belt function in Green Belt which performs an important function preventing development into an area of open in preventing encroachment into the countryside. countryside west of Potters Bar. Site is poorly Parts of the site have poor access to existing served by public transport and is remote from services and facilities, and only that part fronting most services and facilities. Without significant PB4 Watford Road has access to public transport. supporting community infrastructure being PB1 Without significant community infrastructure being provided as part of the development, the site is not PB3 provided as part of the development, the site is not a sustainable location for new development. sustainable in many indicators. Site PB3 – Land south of Oakroyd Avenue and west Site R2 – Land south of The Ridgeway (Home Farm), of Barnet Road, Potters Bar (880 homes) Radlett (560 homes)
Site has significant constraints including Flood Potters Bar sites Site is within an area of generally open countryside Risk at its eastern end, the East Coast Main Line south of Radlett and is poorly located with regard to railway tunnel and the M25 motorway along the existing services and facilities. Site has very limited southern boundary with potential noise and air access to public transport. Potential significant quality issues. Site is generally remote from existing adverse impacts upon local road network. Without services and facilities, and only has limited public significant community infrastructure being transport accessibility. Potentially significant provided as part of the development, the site is not adverse impacts upon local road network. R1 sustainable. Development would require a significant amount of supporting community infrastructure to improve its sustainability. Site PB4 – Land south of Park Avenue and east of Southgate Road, Potters Bar (440 homes) R2 Site is significantly affected by the proximity of M25 motorway and junction leading to noise and air quality issues. North west part of the site is within an area of Flood Risk. Site will be difficult to access due to proximity of M25 junction. Development presently does not include any community infrastructure and will place pressure on existing Radlett sites services and facilities in Potters Bar. 25 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Shenley Site S1 – Land west of Porters Park Drive, Shenley (530 homes)
Site has a number of environmental constraints S2 within and adjoining the site. Site is remote from existing services and facilities in Shenley and Radlett and is poorly served by public transport. Likely to be significant adverse effects upon local road network. Site is not in a sustainable location S1 suitable for major residential development. Site S2 – Land west of Shenleybury Cottages S4 (Harperbury Hospital), Shenley (230 homes) Site comprises two parcels of land within the site of the former Harperbury Hospital site. Site is remote from existing services and facilities, with no public transport serving the site. Redevelopment Shenley sites of the site is occurring in a largely piecemeal way, with no community infrastructure being provided. Development is therefore not meeting key sustainability indicators and is not sustainable due to its location and pattern of development. Site S4 – Land north of Woodhall Lane (Shenley Grange – North & South), Shenley (380 homes) Site is presently in multiple ownerships. There are environmental and heritage constraints in the vicinity of the site. Site access is presently difficult for this scale of development and there are likely to be significant adverse effects upon the local road network. Without significant community infrastructure being provided as part of the development, the site is not sustainable in many indicators.
26 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Elstree South Mimms Site E1 – Land east of Elstree Hill South (Edgwarebury Site S1 – Land south of St. Albans Road, South House Farm), Elstree (550 homes) Mimms (450 homes) Site comprises a series of land parcels all owned by Site S2 – Land north of St. Albans Road, South Hertfordshire County Council. Securing appropriate Mimms (390 homes) vehicular access is a major constraint and is likely Site S3 – Land north-east of Black Horse Lane, to lead to significant effects upon the local road South Mimms (270 homes) network, particularly as there is no southbound E1 access at Junction 4 of the M1. Site is within an area Sites comprise three parcels of land in separate performing a strong Green Belt function preventing ownerships to the north and west of South Mimms coalescence between settlements. Site performs village. Scale of development being proposed in badly against many sustainability indicators and is any combination of the three sites would have a in an unsustainable location. major impact upon the existing village of South Mimms and its services and facilities. Development would require substantial transportation and community infrastructure improvements. Scale of Elstree site development is not sustainable for this location.
SM3 SM2
SM1
South Mimms sites
27 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Other Locations Site H1 – Land south of Rectory Lane (Rabley Green) (1,500 homes) Site is being considered as a potential Garden Village. Site is within an area largely comprising open fields with an unspoilt rural character and performing an important Green Belt function in preventing sprawl and maintaining the gap between Borehamwood H1 and London Colney. Site is largely remote from all services and facilities and a Garden Village will H3 require the provision of all necessary transportation and community infrastructure requirements and would have major environmental impacts upon the surrounding area. Site is not a sustainable location for major development. Site H2 - Tyttenhanger Estate (North of M25/B556) (4,000+ homes) Other Locations Site is being considered for a potential Garden Village of over 4,000 new homes, with leisure, educational and employment/business facilities. Site has a number of environmental and archaeological constraints, with extant planning permission for mineral extraction on part of the site. Scale of development will require substantial transportation infrastructure improvements, particularly at Junction 22 on the M25 motorway. Key constraint will be the phasing of the development, and the H2 extent to which it could contribute to the Plan’s growth requirements up to 2034. Site H3 – Land west of Aldenham School, Letchmore Heath (500 homes) Site is within a rural area south of the small settlement of Letchmore Heath. The site is in an unsustainable location to support this potential level of growth, which would have serious adverse impacts upon the surrounding area and the rural environment. 28 Compass Park | Little Bushey Lane | Hertsmere 2 The Planning Case
The Planning Case: Advantages of Compass Park
Compass Park The development will meet the highest levels of Compass Park is being planned as a landscape- sustainable construction, energy efficiency and led development that will include a Green In contrast to the constraints identified in respect of water resource management. The development Infrastructure network (including parks, green each of the above strategic site options, Site B2 – will be implemented through a cohesive Design spaces and other natural features). This will Land north of Farm Way, Bushey Heath (Compass Code approach to the design and layout of all provide the framework for pedestrian and cycle Park), with capacity for 850 homes, has no land aspects of the Compass Park development, to give routes throughout the development and beyond, use, infrastructural, flood risk or noise/air quality the community its own identity and sense of place. to encourage sustainable movement within the environmental constraints. None of the site is within community and reduce unnecessary car usage. an area of flood risk. There are no noise or air quality Community infrastructure will be the cornerstone Additional tree planting will take place to enhance issues affecting the site. The draft Masterplan takes of the proposal with a new neighbourhood centre the environmental qualities of the development, full account of existing gas mains and a historic to serve as a Community Hub, with retail facilities, particularly within the new housing areas and along landfill site, which has no risk to development in the community facilities and flexible workspace to the key vehicular and pedestrian boulevards across vicinity. provide new local employment opportunities. the development. The proposal includes a new Two Form Entry The presence of important trees and woodland (2FE) Primary School, with Early Years provision, Compass Park will also set the highest standards of will be safeguarded by their integration within a to meet the needs of children living within the public realm provision throughout the development, new community park, which will incorporate all new development and elsewhere in the locality. with an emphasis on attractive pedestrian spaces the important existing trees and woodland copses Enhancements to local Secondary School provision that discourage and reduce the impact of vehicles. within the new Green Infrastructure network. to meet the needs of students living within the The proposals incorporate a sustainable transport Compass Park is being planned from the outset as a development will be made. The provision of NHS strategy that will provide a direct bus link to Bushey genuine Garden Community. medical outreach facilities for residents living within Town Centre and Railway Station and encourage Compass Park and the surrounding area will be walking and cycling within the community. Beyond It will provide a full range of housing choice with made in the Community Hub. around 850 new homes to meet the needs of all Compass Park there will not be any necessary groups seeking new homes in the Bushey area, local highway network improvements to mitigate from young to old, and particularly including the the impacts of vehicular traffic generated by the provision of assisted living units, with affordable development. homes to meet, in full, the Borough Council’s policy No other strategic site option that is the subject of this requirements. current consultation contains these commitments to the creation of a sustainable Garden Community. It is, in short, the most sustainable option being considered by the Borough Council, not only in the immediate Bushey area but also across the whole Borough. It represents the best opportunity to achieve an exemplar Garden Community to meet part of the Borough’s growth requirements up to 2034.
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3 The Masterplan
COMP SS PARK Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
Introduction: Design Evolution
This section illustrates the current position of the Compass Park lies at the northern edge of Bushey, masterplan, in light of technical work that has been and is surrounded by development within the undertaken in the period between November 2017 Green Belt. and November 2018. However, as our Green Belt Review Technical The key parts of this technical work include the Note explains, with respect to Green Belt purpose following: 2, it is considered that Compass Park has to some considerable extent been ‘leap-frogged’ by • Amendments to the plan in light of the position Bushey’s urban expansion. The plan shows the of the gas main which crosses the site; evidence of a number of uses that have formed part • The provision of safeguarded areas and land of the ‘leapfrog’ process. uses in acceptable areas to accord with initial It is the masterplan intention that a significant part PADHI assessment undertaken; of Compass Park remains Green Belt land. And in • Layout and land use amendments in light of so doing will provide a clear division between the topographical and landscape analysis; development at Compass Park and the settlements to the north and will thus maintain a clear separation • A revised approach to the Green Belt; and of the settlements of Bushey and North Bushey / • Accepting recommendations from the Watford. Sustainable Development Scorecard assessment (details of which follow in this section).
32 Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
Development in the Green Belt
Land Parcel Use 1. Metropolitan Police Bushey Sports Club 7 2. Queens’ School, Bushey 8 3. Former Royal Masonic 10 School for Boys (Senior School) (Now Royal Connaught Park) 1 9 4. Former Royal Masonic 6 School for Boys (Junior School) (Now Bushey 2 Academy) 5. Bushey Meads School 6. Bushey Jewish Cemetery 7. David Lloyd Bushey 3 8. Open storage uses 9. Hotel, residential and open storage uses at Sandy Lane 10. National Grid 5 11. Residential Uses 11 4
33 Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Site Context
The land at Bushey Grange Farm comprises a 48.5 Transportation Site Appraisal – Compass Park, School Walking distance Ha parcel of land that is currently located within the Bushey. The site is located a short distance from from the site Metropolitan Green Belt. The land was traditionally Bushey High Street, which provides a typical offer used as grazing land for beef cattle, with silage and of facilities, including restaurants and drinking 1. Queens’ School Adjacent hay crops also being taken in certain years. The establishments, a bank, hairdressers and beauty 2. Bournehall Primary School 90m agricultural tenancy ceased in September 2017 salons, a pharmacy, a post office, a dental surgery, 3. Bushey Meads School 420m following the passing of the tenant, with the land laundrettes, convenience stores and a variety of returning to the possession of the MCF. The land, shops. Bushey Hall Golf Club, Bushey Grove and 4. Meadow Wood School 450m referred to as ‘Compass Park’, is now available to David Lloyd Leisure Centres are located a short 5. The Purcell School 460m deliver a sustainable new Garden Community for distance to the west and east respectively on 6. First Place Nurseries 480m Bushey and for Hertsmere. Aldenham Road, and provide golf and gym facilities, including a swimming pool. 7. Little Reddings Primary School 540m Compass Park currently contains a range of mature 8. Falconer School 580m trees, which will be retained and supplemented Within a short distance of Compass Park are a range with additional planting in a Parkland setting as part of Pre-Schools, Primary and Secondary Schools 9. Longwood School & Nursery 640m of the development of the site. and specialist academies, as listed to the right. 10. The Bushey Academy 760m Compass Park is surrounded and contained by Two public footpaths (numbers 12 and 21) cross 11. Bushey Manor Junior School 940m a variety of urban land uses, including residential the site and provide links from Little Bushey Lane to 12. Sacred Heart Catholic Primary School 980m properties to the south, west and east; Little Bushey Finch Lane and Hayfield Close. The development Lane and Bushey Jewish Cemetery to the north; of the site will provide an opportunity to enhance 13. St Hilda’s School 1.05km and Queens’ School (Secondary) and its extensive these linkages and have been included in the playing fields to the west. The Metropolitan Police Masterplan principles from the outset. Bushey Sports Club, formerly within the ownership The wide range of social and community facilities of the Royal Masonic Trust for Girls and Boys, is on the doorstep of the site makes Compass located to the north west. Royal Connaught Park, Park a genuinely sustainable location for future which was formerly known as The Royal Masonic Key Amenities Walking Distance development. Furthermore, the site is also well School for Boys (Senior School), is located to the from the site placed to encourage sustainable methods of south west. Nowadays, Royal Connaught Park transport to destinations further afield, including A. Bushey Rail Station 1.5km comprises a private development of attractive employment opportunities. new homes (nearly 400 dwellings in all forming B. Bushey High Street 800m the western boundary to the site). This has been The map shows the existing bus routes and shops facilitated through the conversion of the former within close proximity to the site, as well as Bushey School and the provision of new build homes. train station to the south west. The existing bus An additional 100 residential apartments across services provide connections to Watford, Elstree, four residential blocks were granted planning Borehamwood, St Albans and Hatfield amongst permission in 2018. other settlements. Bushey train station provides regular main line and overground services to Moving out into the wider Bushey area, it is clear London Euston, where connections to further afield that Compass Park is within a highly sustainable can be found. A shuttle bus and extended existing location, for details please see Technical Note: 34 bus services can be provided from the site to the station. Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Site Context
In addition to these public transport services, Compass Park is located a short drive from Junction 5 of the M1, which either runs south into Central London or to the north, where a connection can be made with the M25. Compass Park is therefore well placed to suit the needs of all, and with the opportunity now before the Council to allocate the site in the Local Plan for a new Garden Community with residential, education, healthcare and employment uses, the site will become even more sustainable.
35 Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Site‘s Sustainability
An analysis has been conducted using the Sustainable Development Scorecard, a tool developed by the Sustainable Development Commission, which allows users to quantify the extent to which a site conforms to the NPPF’s definition of sustainable development. This is based on the three pillars of environmental, social and economic sustainability. Scores are provided in two parts; as a Sustainability Score which assesses the degree to which the scheme aligns with the NPPF’s definition of sustainable development, and as a Parity Score which provides an indication of how well balanced the contributions are made across the three pillars. The Scorecard analysis has concluded that the site has the potential to achieve a Sustainability Score of 93% and a Parity Score of 98% The analysis conducted as part of the assessment process has demonstrated that the proposed site is in keeping with the principles of sustainable development outlined in the NPPF and will enhance the long-term sustainability of the settlement of Bushey, through the provision of new homes, workspaces, restored and accessible parkland, communal orchards and care facilities in a sustainable location.
36 Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Site‘s Sustainability
Recommendations to ensure the contribution of the proposals to sustainable development principles include the following: • Ensure site biodiversity is protected and enhanced; • Preserve the setting of Bushey Grange and surroundings by renewing and enhancing historic parklands and traditional orchards; • Provide market and affordable housing, and care village that reflects the needs of different groups in the local community; • Contribute to sustainable means of transport Max Score Sustainability Parity by including facilities for charging of electric 100 Score Score vehicles, providing cycling and pedestrian 93% access across the site which links with existing infrastructure; 80 • A Crime Prevention Design Advisor will be Social Economic engaged, with recommendations incorporated 33.4% 32.9% in the design; 60 • Provide a comprehensive Design Code which 98% ensures that development coming forward will be based on the local Bushey context and include placemaking principles; 40
• Undertake community consultation to Environmental ensure stakeholder feedback is obtained and 33.7% incorporated into the design development; 20 • Adopt best practice energy efficiency measures to reduce the energy consumption and carbon Economic Environmental Social dioxide emissions from the development; and 0 • Ensure employment and community spaces Sustainability Score (left) and Parity Score (right) of the baseline analysis of the Compass Park proposals are complimentary to those already in place in Bushey.
37 Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Masterplan Principles
Existing Tree Blocks Constraints and Opportunities
• The existing landscape is the most valuable asset of the site. • Gas and electricity mains cross the site, and a telecoms tower is located on the northern edge, served by an existing access from Little Bushey Lane. • Existing tree cover and mature landscape will frame the development and will be preserved and enhanced. • Two public footpaths also cross the site (numbers 12 and 21) linking Little Bushey Lane to Finch Lane and Hayfield Close. Finch Lane is a byway • The masterplan is designed to integrate with the landscape and provide which mainly provides a third landscaped link for walkers and cyclists quality open space. • These present a significant existing benefit in terms of the accessibility and masterplanning of the development.
38 Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Masterplan Principles
Open spaces Block structure and neighbourhood
• The potential development is shaped by the constraints, the existing • The urban form is a response to existing landscape; it has been woven mature tree cover, and the proposed open spaces. around the clusters of mature trees and open areas. • A network of spaces is integrated throughout the masterplan and • Well defined sustainable urban blocks form the basis for a robust, complements the network of existing trees to create a strong landscape deliverable layout. structure. • A network of pedestrian routes is designed to weave through the site and complement the existing public footpaths that cross the site. • The pedestrian routes will connect the new community to the proposed bus route in the east and the network will connect the existing local community to the A41 and the bus route thereby enhancing the connectivity to the wider area.
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Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Draft Masterplan
Following the Masterplan Principles outlined in The central boulevard in particular has created architectural precedence. These will be controlled previously, the masterplan has been prepared the setting of a range of amenities and mix of uses, through the preparation of a Design Code and a to respond sensitively to the site and its special such as a primary school, local shops, flexible work Design Review Forum. character. In turn, the emerging masterplan has spaces and a care village. The care village has the The masterplan is set to foster a place where every strengthened the Planning Case, as illustrated in potential to include a comprehensive range of care resident and employee can take genuine pride Section 3. facilities including specialist care uses. in their surroundings and derive a true sense of As a Garden Community the masterplan has been The existing allotments are enhanced by providing community and belonging in a place they can call formed around a series of generous parks and a secure boundary to new rear gardens, but will also home. gardens. These create a well-defined network of form part of the new landscape setting for Compass neighbourhood clusters that are enhanced by the Park. setting of mature trees and formal boulevards. The masterplan responds to the re-development A new Community Park, as a major element of of the former Royal Masonic School for Boys Green Infrastructure (GI), will complement and (Senior School) to the west by providing lower enhance the existing wider GI assets of Hertsmere density housing, increased woodland planting and Borough Council, and will also make a substantive wetlands. contribution towards the Council’s ambition to Wetlands will be considered throughout the whole create the Watling Chase Community Forest of the masterplan so as to mitigate the impact (WCCF). The latter covers an area of approximately of rainwater run-off. In each of these locations, 72 square miles, and the majority of it lies within the opportunities for increased biodiversity will be Borough of Hertsmere. Community Forests ‘are not taken. continuous areas of closely grown trees but are instead intended to be a rich mosaic of landscape’ The human scale streets are set out to link into (WCCF SPG, adopted as guidance by HBC, 12 existing streets, footpaths and bridleways, which June 2003)). integrate Compass Park into the wider community of Bushey. There are important connections onto The new Community Park would itself complement Finch Lane, Bournehall Avenue, Farm Way and the varied GI elements incorporated within the new Little Bushey Lane. development. These elements will include green spaces associated with the retention of mature The masterplan will create a garden community trees within the site, the enhancement of green of outstanding landscape and townscape quality boundaries along the edge of the existing urban and great natural beauty. It will create a true sense area, and the provision of formal and informal play of place and belonging based on the garden spaces and sustainable drainage features (SUDs). village principles, setting buildings of exceptional An overall tree planting strategy is a key part of the architectural quality in a landscaped environment masterplan. of the highest calibre. The concept will be based on the arts and crafts principles established in local
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Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
A New Community Park
The location, scale and existing characteristics of Whilst all built forms associated with these The overall principles which inform the design the MCF landholding lends itself to the creation of properties are long gone, the remnant landscape approach are a combination of: a community park facility which can provide for the is strongly featured by a remarkable mix of varied • High quality public access for all – existing local community of Bushey as well as that broadleaf and evergreen mature trees, many of responding to movement desire lines and to which will emerge with the creation of Compass which are valuable individual specimens in their include multiple access points for pedestrians Park. It will be a large scale natural green space for own right. Individually and collectively these give to connect with/to existing public rights of way all, contributing towards public health infrastructure. a very distinctive sense of place and create an and the proposed development, as well as the attractive and diverse landscape. The immediate context includes that of the former wider countryside. Royal Masonic School for Boys, now Connaught The topography is featured by more even ground • Parkland restoration – the heritage of the Park; the extensive area of formal playing fields to the north east and gently undulating land to the parkland provides the basis for positive tree and sports facilities to its north west; and the south west. The latter includes higher, open ground management and succession planting to Jewish Cemetery to the north. The proposed which provides a locally elevated aspect. provide for long term natural prosperity. Such Community Park is a natural complement to these The proposals have been informed by the Green planting allows younger generations to engage land uses and provides considerable opportunities Belt Review Technical Note. These proposals in in the natural process of the evolution of the for comprehensive public access, links and turn draw upon the inherent landscape and visual parkland landscape. permeability through and between the local area. amenity characteristics of the place. • Habitat and nature conservation – retention The proposals draw upon the historic land use and of a range of valued assets and enhancement landscape pattern of the locality. The 1919-1920 of these through the creation of a mosaic of a OS map for Hertfordshire shows a large house, habitats including woodland, orchards, open Bushey Grange, sitting in its own pocket parkland, grassland, boundary hedgerows and wetlands. and its ‘home farm’, Bushey Grange Farm, sited to its This will provide ecological connectivity with northeast. Both had orchards associated with them. the wider natural environment By 1934, Bushey Grange had been demolished, and only its adjacent orchard remained. That which • Long term landscape management – this was associated with Bushey Grange Farm had is a vital component in ensuring the success, been cleared. By the 1950s, the remaining orchard in perpetuity, of this community resource and had become overgrown and over mature. asset. This will be delivered through appropriate mechanisms associated with the Compass Park development.
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Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
A New Community Park
The proposed Community Park has been designed 5. Arboretum – The existing mature specimen trees to provide three main activity and character zones: in the centre of the park are very much of a similar mature age, and mostly in good health. There is an A. The Community Orchard opportunity to build upon this natural resource by A B. The Arboretum creating, for future generations, a small arboretum of complementary broadleaf and evergreen C. The Tump Grounds B species, to create a rich and more diverse collection Within these areas various elements and themes of specimen trees in a parkland setting. are integrated as follows: C 6. Woodland Play – various opportunities are 1. Community ‘Hub’ – this includes an orientation provided throughout the park for natural play with point, with low key provision of essential facilities, minimal formal intervention. A key component will including disabled parking warden’s office, be a woodland natural play area located toward the interpretation point, education space, and centre of the park within the arboretum. This will be community storage. Vehicular access will be direct complementary to the proposed tree planting. from the existing road network. 7. The Tump – the higher ground in the south west 2. Community orchard – the heritage of the locality of the park provides a natural opportunity for the will be celebrated by the planting of a new and creation of an ‘eyecatcher’ landform as a focal point Activity and Character Zones location plan extensive area of formal orchards. This will include for the park, and will provide an elevated viewpoint. the local provenance cooking apple variety, In particular, views from it will feature the iconic ‘Bushey Grove’. This spatial component and its tower of Connaught Park and the wider landscape associated management will encourage activities southwards. The open nature of this location lends as part of a ‘green gym’. itself to activities such as kite flying and small scale local events. 3. Nature conservation pond – this recreates the Long Pond which existed in the parkland area. It will 8. Strategic landscape framework – the existing provide a key area of biodiversity enhancement. boundaries to the park are varied, and the proposal is to provide a robust and reinforced natural edge 4. Circuits and trails – the parkland shape provides to the parkland. This will retain existing vegetation inherent advantages for creating both shorter and of value and introduce new woodland, tree and longer routes and circuits around the Park. These hedgerow planting where appropriate. This already will link to the existing and proposed residential extended edge to the park (as defined by the public areas. A trim trail of exercise stations will be provided right of way -No. 12 -and the mature trees), will adjacent to the residential area, as an outdoor gym. provide a strong and enduring defensible Green Belt boundary.
45 Community Hall
Compass Park open space
Neighbourhood Centre - Neighbourhood Centre - flexible workspace flexible workspace
2 form entry primary school with early years provision Compass Park | Little Bushey Lane | Hertsmere 3 The Masterplan
The Draft Masterplan
The potential Care Home would be set back from The main park to the north and west will form the main boulevard to reduce conflict with school the backdrop to the whole neighbourhood. The frontage arrangements. However, it will be provided parkland trees will dictate the setting of new many opportunities to have its own frontage onto houses and streets whilst our own landscape parks and gardens; both public or private. enhancements also integrating with the mature landscape beyond the site boundary. The potential Assisted Living home could abut the Care Home but would have its own identity and These will also complement the recent independent access. It too will be provided many improvements by neighbouring landowners, for opportunities to have its own frontage onto parks example the extensive landscape enhancements and gardens, both public or private. being brought by the United Synagogue at the Jewish Cemetery and Royal Connaught Park to the The flexible work space will form part of the local east and west of the site respectively. centre and will include frontage onto the boulevard. It is anticipated that the facility will be designed to support creative and media industry businesses; allowing expansion to the Elstree Studios infrastructure five miles to the east. The shops and community facilities will form a termination to the long vista of the boulevard. It will be made up of flexible ground floor spaces with the potential of additional floors of residential above. Due to its location, its design and detailing will be afforded particularly special attention. The two-form entry primary school covers 2.1 Ha and will include an important civic building with street frontage. Importantly, the school will also have rear access so that children will have safe access to public open space without the need to cross a road.
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4 Settlement Analysis
COMP SS PARK Compass Park | Little Bushey Lane | Hertsmere 4 Settlement Analysis
I
H C F E D
G
B
A
50 Compass Park | Little Bushey Lane | Hertsmere 4 Settlement Analysis
Settlement Analysis
Introduction Each of the settlements were ranked, based on the achieved level of provision for each of the An assessment of Hertsmere’s social infrastructure assessment categories. The categories were taken has been conducted to assess the sustainability of from the Hertsmere Borough Council categories the various Hertsmere settlements that have been defined in the reference documents detailed proposed to incorporate additional residential above. The achieved ranks for each settlement allocations, or form new garden villages. The were then summated to determine how the various analysis has been based on Hertsmere Borough settlements compare in terms of existing social Council’s Local Plan evidence base documents, infrastructure, meaning that the settlement with including: the lowest overall score would have the highest • Hertsmere Open Space Study (October 2011); rank in terms of social infrastructure provision. It should be noted that, according to the assessment • Settlement Hierarchy and Accessibility methodology undertaken, both Rabley Green and Mapping Analysis (2018); and Tyttenhanger currently have no existing social • Planning for Growth. Potential Sites for Housing infrastructure, although this is likely to be proposed and Employment (2018). as part of the garden village development. A total of seven existing settlements and two proposed settlements (Rabley Green and Tyttenhanger) were assessed, based on the quoted level of service provision stated in the above reference documents. A Bushey B Borehamwood and Elstree C Potters Bar D Radlett E Shenley F South Mimms G Letchmore Heath H Rabley Green I Tyttenhanger
51 Compass Park | Little Bushey Lane | Hertsmere 4 Settlement Analysis
Settlement Analysis
Settlement social infrastructure Bushey Borehamwood and Elstree Potters Bar Radlett Shenley South Mimms Letchmore Heath Rabley Green Tyttenhanger Ref Primary education (No. of schools) 14 10 7 3 2 1 0 0 0 PSHE Secondary education (No. of schools) 6 3 2 0 0 0 1 0 0 PSHE Combined Primary and Secondary (No. of schools) 20 13 9 3 2 1 1 0 0 PSHE GP Surgeries (No. of surgeries) 5 4 4 1 1 0 0 0 0 PSHE Dentists (No. of surgeries) 6 10 7 4 1 0 0 0 0 PSHE Post Offices (No. of post offices) 3 3 3 1 0 0 0 0 0 PSHE Pharmacies (No. of pharmacies) 5 9 4 2 0 0 0 0 0 PSHE Swimming Pools (sq.m) 440.5 531.25 504 0 0 0 62.5 0 0 HOSS Sports Halls (No. of courts) 13.25 4.75 10.25 0.25 0.5 0.25 11.5 0 0 HOSS Health and Fitness Centres (No. of stations) 343 366 294 0 0 0 39 0 0 HOSS Community Halls (Approx capacity) 2128 1640 2145 0 1135 0 0 0 0 HOSS Outdoor Sport Facilities (ha) 178.21 72.51 70.25 0 193.84 0 0 0 0 HOSS Dual Use Pitches (No. of pitches) 14 11 14 0 6 0 0 0 0 HOSS Golf Courses (ha) 130.74 39.44 47.84 0 265.48 0 0 0 0 HOSS Parks (ha)* 105.25 81.36 15.78 0 15.78 0 0 0 0 HOSS Natural Green Space (ha) 6.83 11.47 6.98 0 5.76 0 0 0 0 HOSS Children's Play Space (ha) 0.94 2.88 1.32 0 1.15 0 0 0 0 HOSS Allotments (ha) 15.85 2.64 4.89 0 4.42 0 0 0 0 HOSS Cemeteries and burial grounds (ha) 18.65 2.88 1.44 0 3.8 0 0 0 0 HOSS
Settlement social infrastructure rank Bushey Borehamwood and Elstree Potters Bar Radlett Shenley South Mimms Letchmore Heath Rabley Green Tyttenhanger Primary education 1 2 3 4 5 6 7 7 7 Secondary education 1 2 3 5 5 5 4 5 5 Combined Primary and Secondary 1 2 3 4 5 6 6 8 8 GP Surgeries 1 2 2 4 4 6 6 6 6 Dentists 3 1 2 4 5 6 6 6 6 Post Offices 1 1 1 4 5 5 5 5 5 Pharmacies 2 1 3 4 5 5 5 5 5 Swimming Pools (sq.m) 3 1 2 5 5 5 4 5 5 Sports Halls (No. of courts) 1 4 3 6 5 6 2 8 8 Health and Fitness Centres (No. of stations) 2 1 3 5 5 5 4 5 5 Community Halls (Approx capacity) 2 3 1 5 4 5 5 5 5 Outdoor Sport Facilities (ha) 2 3 4 5 1 5 5 5 5 Dual Use Pitches (No. of pitches) 1 3 1 5 4 5 5 5 5 Golf Courses (ha) 2 4 3 5 1 5 5 5 5 Parks (ha) 1 2 3 5 3 5 5 5 5 Natural Green Space (ha) 3 1 2 5 4 5 5 5 5 Children's Play Space (ha) 4 1 2 5 3 5 5 5 5 Allotments (ha) 1 4 2 5 3 5 5 5 5 Cemeteries and burial grounds (ha) 1 3 4 5 2 5 5 5 5
Overall Ranking 33 41 47 90 74 100 94 105 105
* 86.5 ha of parkland added to Bushey following recent additions of Manor Field (10.5ha) and Merry Hill Woodland Nature Reserve (76 ha) to Bushey’s parkland infrastructure.
52 Compass Park | Little Bushey Lane | Hertsmere 4 Settlement Analysis
Settlement Analysis
Conclusion The analysis conducted above shows that the settlement of Bushey has the highest combined rank of the assessed settlements, closely followed by Borehamwood and Elstree. In each of the assessment categories, Bushey ranked third or higher (with the exception of children’s play space), achieving the top rank in ten out of nineteen assessed categories. Therefore it can be concluded that Bushey has an excellent level of existing social infrastructure and is capable of accepting additional growth without the need to reinforce social infrastructure.
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5 Technical Notes
COMP SS PARK Compass Park | Little Bushey Lane | Hertsmere 5 Technical Notes
Technical Note
This DEVELOPING THE VISION document has been The Site Comparison Report The Education and Primary Healthcare Assessment based on the further technical studies prepared by This builds upon our previously submitted site This assessment audits Compass Park and Bushey the design team. Imperative to our technical studies comparison report to include the additional in terms of healthcare and education provision, and has been to show a balanced understanding of strategic housing sites identified in the Hertsmere finds that Compass Park stands out as being of a how our masterplan is highly sustainable in its offer ‘Potential sites for housing and employment’ sufficient scale to be able to provide primary school to the Bushey area, and how this offer compares report (October 2018). To avoid confusion, this infrastructure, add capacity to the secondary school with the range of other sites being promoted for updated report uses updated references taken infrastructure provide key medical facilities and development, particularly those requiring Green from Hertsmere’s October 2018 report. A summary supplement the local primary care infrastructure. Belt release. table of advantages/disadvantages for each site The Transportation Response to Hertsmere’s The studies which form a range of separate is provided as an easy means of responding to ‘Potential Sites for Housing and Employment’ appendix documents to this submission include:- Hertsmere’s request for feedback on each site. This technical notes provides a response to the • A Site Comparison Report; The Sustainable Development Scorecard transportation comments raised by Hertsmere • A Sustainable Development Scorecard Report; This analysis quantifies the extent to which the regarding Compass Park. It also provides a Compass Park proposals conform to the NPPF’s response to the Hertfordshire County Council ‘High • An Education and Primary Healthcare definition of sustainability. This is based on the Level Transport Assessment of Potential Sites for Assessment; three pillars of environmental, social and economic Housing and Employment’. It finds that Compass • A Transportation Response to Hertsmere’s sustainability. Park as a mixed use development is sustainably ‘Potential Sites for Housing and Employment’; located, will internalise trips, promote sustainable The analysis conducted as part of the assessment methods of transport, and considers that no • An Intrusive Investigation of Historic Landfill; process has demonstrated that the proposed site significant concerns are raised with the site from a is in keeping with the principles of sustainable • A Transportation Site Appraisal; county perspective. development outlined in the NPPF and will enhance • A Sustainable Transport Appraisal of Alternative the long-term sustainability of the settlement of Development Sites; and Bushey, through the provision of new homes, workspaces, restored and accessible parkland and • A Green Belt Review Technical Note. care facilities in a sustainable location.
56 Compass Park | Little Bushey Lane | Hertsmere 5 Technical Notes
Technical Note
Intrusive Investigation of Historic Landfill The Sustainable Transport Appraisal of Alternative Development Sites Site surveys have identified some evident of historic land fill. This report is an appraisal of alternative development sites within the administrative area of Although the location of this evidence is a significant Hertsmere Borough Council and a comparison with distance away from any proposed development, the proposed mixed-use sustainable development particularly residential, the team has undertaken at the Site – using a range of assessment criteria further soil samples and analysis. including the proximity of local amenities, access From this evidence it is considered that the historic to sustainable transport modes, potential impact on landfill records should not preclude the Compass the highway network and proximity to air and noise Park site from being adopted for residential pollution. development. This analysis will be extended at a The Green Belt Review Technical Note later date to satisfy regulatory requirements. The latter Technical Note assesses the Compass The Transport Appraisal Park proposal against two of the five green belt The report demonstrates that Compass Park purposes as stated in the NPPF and the Stage II benefits from good access to the surrounding assessment undertaken by ARUP in 2018, as these, network of walking and cycling routes that provide purposes 2 and 3, are those which specifically sustainable access to key local amenities, Bushey relate to landscape and visual issues. The Note High Street, Bushey railway station. identifies that contrary to Hertsmere assessment, SA-60 can be assessed as a green belt ‘split site’ More importantly, improvements to sustainable which uniquely provides for development and transport infrastructure both within and around an extensive area of public open space within its the site would be provided. Sustainable modes totality. of transport are significantly enhanced by the proposed Compass Park mix of uses which balance homes, jobs, amenities and care uses.
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