DRAFT DEVELOPMENT BRIEF FOR LANGLEYBURY AND THE GROVE SUMMARY OF CONSULTATION RESPONSES 2012 Respondent Comments SCO/0006 Minerals and Waste (HCC Brief area does not contain any areas of search for permanent facilities for reuse, recovery, transfer or recycling of waste. Design of any housing Environment) should accommodate space for recycling, bins and compost bins and be positioned to allow easy access for refuse trucks. Larger housing development should have regard to overall infrastructure required to support it, including sufficient waste management facilities integrated accordingly. Encourage the use of recycled materials where appropriate in construction. Brief area within the sand and gravel belt designated as a Mineral Consultation Area. Application for development subject to consultation procedures outlined in MCA Supplementary Planning Document section 5. If development brief revised to include greater area, regard should be given to issue of mineral sterilisation and need to recover mineral prior to development. Should be stated in the brief. Note that parts of western boundary adjoin Great Westwood Quarry. Do not prescribe distance within which incompatible development will not be supported, but permission granted recently to increase time period to complete infilling and restoration until 11 April 2014. Sand and gravel extraction has now ceased but site safeguarded until expiry of permission in 2014. Highways Description and depiction of Public Rights of Way, especially on The Grove site inaccurate and misleading. Described as footpaths of footpath cycle routes when a mixture of footpaths, bridleways and restricted byways. Keen to improve pedestrian, cycle and horse links along Grove Mill Land including a link to Whippendell Woods and existing routes to Watford. Current position does not allow for shared use within highway boundary so would be beneficial to consider this within land ownership of The Grove. SW Herts Cycling Strategy has identified improvements to the cycle network which proposals brought forward within the brief should consider incorporating/delivering: • TR1- cycle route crossing A41 to Gypsy Lane • TR13- Abbots Langley to Croxley Green link via Gypsy Lane footpath and Canal • TR14- Hunton Bridge link to existing bridleways and The Grove. Brief recognises that application should be supported by a Transport Assessment which assesses potential impact on operation of existing access junctions and local highway network. Recognises current Langleybury Mansion access below required visibility standards. As part of any scheme will need to be upgraded. Should proposals make use of Home Farm junction, assessment should be made of this junction, and if required improvements to bring it up to appropriate standards. To ensure appropriate steps to encourage access by sustainable modes, any planning application will need to be accompanied by robust travel plan and package of compensatory measures and planning obligations. Lead Local Flood Authority Hertfordshire County Council as a Lead Local Flood Authority should be added to list of bodies at page 29. SCO/0014 WBC support the policy as long as the Green Belt location of development and accompanying restrictions on replacement floorspace are handled (Watford with care - with regard to the quantity of floorspace allowed, limiting the height of development and careful consideration of the location of the new Respondent Comments Borough floorspace with regard to the landscape, topography and views into the area. Council) SCO/0023 Policy background should refer to PPS25 as brief covers 150ha+ and includes flood zones 1,2,3a and 3b/ (Environment Physical context section refers to Grand Union Canal. Along the length of the site, the canal flows in channel with the River Gade. Flood zones 3b, Agency) 3a and 2 extend into brief area for Langleybury and The Grove. Needs to be fully addressed in the document, and will need to carry out the Sequential Test for any development to ensure it is steered away from areas at risk of flooding. Site constraints and parameters plan to be updated to include flood risk. Site also overlies source protection zones. Langleybury in Source Protection Zone 2 (contaminants would reach public drinking water abstraction point in less than 500 days), large proportion of The Grove in Source Protection Zone 1 (contaminants would reach public drinking water abstraction point in less than 40 days). Should be addressed in brief and be recognised in application scope towards end of document. Document section should refer to Sustainable Drainage Systems not Sustainable Urban Drainage Systems. Area south east of Langleybury site previously identified as an ideal area for a wet woodland. Would increase priority habitat in area and would be compatible with flood zone 3b designation. As part of planning application, would expect a surface water Flood Risk Assessment for development greater than 1ha, an Flood Risk Assessment for any development in flood zone 2 and 3, evidence that you have carried out Sequential Test, a Preliminary Risk Assessment for development on areas which may be considered contaminated or for developments which cause contamination. SCO/0026 Langleybury House Grade II* listed building at risk. Clear opportunity to achieve repair and re-use of Langleybury House, setting of which has (English been degraded by adjoining, dominant and poorly designed modern school. Demolition of the modern building, and provision for replacement Heritage) within curtilage of The Grove could enable mutually beneficial development. Believe ‘trading’ of development on Green Belt is justified by exceptional circumstances pertaining to the highly graded historic building at risk. In addition, relocation consistent with aims and purposes of Green Belt in PPG2, in terms of enhancing the openness of the Green Belt in a sensitive position and re-placing such development where this purpose not infringed. Concerned that proposal includes ‘around 25 homes’ within Langleybury site. Understand that The Grove requires new development to allow expansion of that business. This should be all the replacement development required to ensure that the future of historic building at risk is secured. Would therefore object to this aspect of the proposal in terms of the advice contained in PPS5, policies HE3.1, 3.4 and 5.1. SCO/0057 Policy background should refer to relevant Core Strategy strategic objectives and Development Management policies (when finalised) including (Natural CS SO9 and DM6. CS policy CP9 is also relevant and should be listed- protection of Green Infrastructure assets and incorporation of Green England) Infrastructure into development should be a key consideration. The Grove encompasses a Local Wildlife Site so Local Plan policy N2 is relevant and should be listed. PPS9 should also be referenced. Delivery of Green Infrastructure and biodiversity enhancement should be listed as a key development objective. Would like to see an ‘ecology and biodiversity’ section within development guidelines which highlights: • Detailed ecological assessment must accompany any planning application • Designated wildlife site (and any other important habitats identified e.g. UK/local BAP habitats should be protected and retained • Opportunities for management/enhancement of habitats as part of any planning submission should be identified. SCO/0058 (Highways Agency) No comments. Brief does not have any implications for the strategic highway network. Respondent Comments 00649 Locally there are important biodiversity resources which should also be taken into consideration on both Estates, and this should be reflected (Hertfordshir within the Policy e.g. Opportunities for securing and enhancing biodiversity and landscape resources on both sites will be taken where appropriate. e Biological I support the continuation of the agricultural use of the land at Langleybury. Records Centre) Support approach of linking future restoration and enhancement of Langleybury Estate to the use and operation of The Grove, and consideration of future development potential on both sites on an inter-dependent basis. Linking estate management of both sites key to conserving and enhancing local and historic parkland character of estates and opportunities for enhancing biodiversity. Home Farm is one of very few active working farm holdings in Three Rivers and has played an important part in providing livestock for grazing a number of sites of ecological interest. Acknowledged that Langleybury Mansion and parkland have been neglected in recent years, however Home Farm is a working farm and listed buildings within farm have been subject to functional alterations over time. Would need to be considered in respect of protected species. Buildings and landscape within Grove Estate generally well maintained, however section of open grassland between north of Heath Wood and M25 spur which was translocated as part of original Grove development. Despite advice to TRDC there was no obligation for management of the area which has left area in relatively poor condition. Development Brief or future proposals should address this. Potential for continuation of farm at Langleybury important opportunity to help deliver this, providing potential tools to maintain and enhance this and other grasslands. Support reduction in impact of Langleybury School on Green Belt and landscape and restoration of heritage asset. Support continuation of agricultural use of site where appropriate which will allow practical management