HIGH LEIGH GARDEN VILLAGE DESIGN & ACCESS STATEMENT OCTOBER 2013 DOCUMENT REFERENCE: HOD-DOC-SUPP-14 DOCUMENT REFERENCE: HOD-DOC-SUPP-14 Section 01 Introduction 01 Section 02 Assessment 05 Section 03 Involvement and Evaluation 31 CONTENTS Section 04 Design 43 Section 05 Conclusion 145 01 INTRODUCTION The opening chapter of this Design and Access Statement provides an introduction to the development proposal, sets out the purpose of the document and its structure and provides details of the consultant team involved in its preparation. 1 DOCUMENT REFERENCE: HOD-DOC-SUPP-14 2 DESIGN & ACCESS STATEMENT INTRODUCTION Planning application summary The High Leigh Garden Village site, which is the subject The planning application is in outline, with all matters reserved except for: of this Design and Access Statement, is located to the This document is structured as follows: west of the town of Hoddesdon in Hertfordshire. It is a. means of access from the Dinant Link Road controlled by two parties: Lands Improvement Holdings and Lord Street; and (LIH) and Hubert C Leach Limited (HCLL) (High Leigh Garden Village Partnership). The site covers an area of b. sustainable urban drainage systems with associated earthworks to enable the delivery of phase 1. 39.42 hectares (ha) and stretches from Hertford Road in the Part 02: Assessment north down to land adjacent to the High Leigh Conference Centre in the south and from the edge of the existing urban The purpose of this document An analysis of the strategic, design and local context, including area in the east to the A10 in the west. It largely comprises a summary of the site’s constraints and opportunities. agricultural fields. The planning application boundary is This document comprises the Design and Access shown on the aerial plan opposite. Statement (DAS), one of a suite of documents that has been submitted in support of the planning application for the site. The format of this document follows national The development proposal planning guidance for Design and Access Statements (DCLG Circular 01/2006). It has also been produced within Part 03: Involvement and evaluation High Leigh Garden Village will be a residential-led, mixed the context of CABE guidance entitled ‘Design and Access use new community, comprising: Statements: How to write, read and use them’ (2006). An explanation of the process of involvement that has informed the • Residential Development (Use Class C3) of up to 523 The DAS deals with the context, principles, concepts, proposals as well as explanation as to how the scheme has evolved. Units (with delivery of a 1FE Primary School) or up to amounts, locations and design characteristics 485 Units (with delivery of a 2FE Primary School); of the development. • Local Shop (Use Class A1) (up to 370 sq m); The document explains the rationale for the proposed • Hotel (Use Class C1) up to 60 bedrooms including Gym development and its broad range of attributes. It tells (Up to 100 sq m) and Restaurant (Use Class A3/A4 up the story of how the submitted parameter plans and Part 04: Design to 370 sq m), or in the alternative B1 Commercial (Use illustrative masterplan have been arrived at. Class B1 - up to 1860 sq m); The details of the design including development description, • B1 Commercial (Use Class B1 – up to 465 sq m); illustrative masterplan layout, development parameters, character areas, access proposals and phasing / implementation. • Residential Care Home (Use Class C2) (up to 80 beds); The team • Primary Education (including nursery provision) To help with the preparation of this planning application, (Use Class D1); an experienced design and technical consultant team has been assembled by the High Leigh Garden Village • Public open space and landscaping comprising Partnership, comprising: equipped and unequipped play areas, allotments, formal sports provision (including associated pavilion), Broadway Malyan (masterplanning); Part 05: Conclusion informal open space and landscaping, amenity Savills (planning); greenspace, landscaped acoustic bund and fence, WSP (transport and engineering); and hard landscaping; Hankinson Duckett Associates (ecology and landscape); • Creation of Sustainable Drainage Systems (SuDS), including surface and underground attenuation, The Heritage Network (archaeology and cultural heritage); together with site profiling, earthworks and delivery PPS (public consultation); of utility services; and Indigo (economic assessment); • All associated infrastructure including internal ADAS (arboricultural); and road networks. Aspire (project management) DESIGN & ACCESS STATEMENT 3 Site Boundary 02 ASSESSMENT This section assesses the site and surrounding area. It starts with a strategic assessment of the wider context, including location, transport and landscape as well as planning policy. It then examines the historic growth of the town and its existing character as part of a design assessment. Finally, it focuses on the site itself and its key features. 5 DOCUMENT REFERENCE: HOD-DOC-SUPP-14 6 DESIGN & ACCESS STATEMENT STRATEGIC ASSESSMENT SITE LOCATION The town of Hoddesdon is located in Hertfordshire, WARE approximately 25 miles (39km) north of central London and 4 miles (6.4km) south east of the county town of Hertford. It is located within Broxbourne Borough and is at the WELWYN northern end of a continuous belt of urban development GARDEN CITY (including Waltham Cross, Cheshunt and Broxbourne) stretching across the Borough from the M25 in the south to Hoddesdon itself in the north. It is surrounded to the west by open countryside and to the east by the Lea Valley Country Park. HERTFORD At a more local level, the town is connected to the surrounding urban conurbation to the south by the A1170. HODDESDON The main strategic road link is the A10 which runs from Kings Lynn (via Cambridge) in the north to London in the HARLOW south. The A10 also connects Hoddesdon to the M25. THE SITE The town’s rail links are provided at Rye House station in the north east of the town. Further rail connections are provided at Broxbourne Station to the south of Hoddesdon. This station is located on the Hertford East branch of A1170 the West Anglian main line. Typical services from this station comprise two trains per hour to London Liverpool Street (via Tottenham Hale) and two trains per hour to Hertford A10 East. Typical journey times to London Liverpool Street are 35 minutes. GOFF’S OAK CUFFLEY POTTERS BAR CHESHUNT WALTHAM CROSS M25 ENFIELD DESIGN & ACCESS STATEMENT 7 Key STRATEGIC ASSESSMENT Secondary School Woodland Waterbody / Watercourse Railway Primary School Recreation Community / Leisure Station TOWN WIDE CONTEXT Employment Barclay Park Residential Town Centre / Local Shops Other Open Space Major Road The site is located to the west of Hoddesdon, the Borough’s second largest town (after Cheshunt) with a population of just over 20,000 (Census, 2001). The site’s south eastern corner lies some 800m from the town centre, equating to an approximate walk time of around 10 minutes. The town centre is home to several national retail multiples and two large supermarkets (Sainsbury’s and Asda) as well as several cafes, pubs and restaurants. These are located in and around the High Street. The southern end of the High Street, around the junction with Cock Lane, features a cluster of health and community facilities such RYE HOUSE as Hoddesdon Health Centre, Amwell Street Surgery, STATION Hoddesdon Library, Broxbourne Civic Hall and the Lowewood Museum. The Mayhem Theatre Arts Centre is also located in the town centre. The town has a number of primary schools and two BOX WOOD RYE PARK secondary schools. The closest secondary school to the site is Sheredes, located to the south of Barclay Park and approximately 15 minutes walk from the site. WESTFIELD SCHOOL In terms of leisure and recreation, the town’s main sports ESSEX ROAD centre, the John Warner Centre, is located to the north east INDUSTRIAL ESTATE of the town and within 2km of the centre of the site. The town’s main park, Barclay Park, lies in close proximity to the site and provides a wonderful green asset for the town and ensures that Hoddesdon has more than adequate provision of this type of open space. Further, more formal recreation facilities can be found at the Lowfield Sports Ground HODDESDONPARK WOOD HIGH STREET (located in the eastern corner of Barclay Park) where LOWFIELD Hoddedson Town Football Club play their home games. SPORT GROUND Lowfield is also the site of the town’s cricket club. Another area of recreation is Rye Park, around a 15 minute walk from the site. BARCLAY PARK The town’s major employment location, the Essex Road Industrial Estate, is situated to the east of the town and largely comprises industrial and storage/distribution uses. Parts of this estate lie within 1.6km of the site. Rye House station is located just to the north of the industrial estate and just over 2km from the site. Although the town has a wide range of services and facilities, the western areas appear to be deficient COCK LANE at present, an issue that could be resolved through SHEREDES the development of High Leigh Garden Village and the SCHOOL additional facilities that this could bring. DOCUMENT REFERENCE: HOD-DOC-SUPP-14 8 DESIGN & ACCESS STATEMENT STRATEGIC ASSESSMENT PLANNING POLICY AND CONTEXT Planning policy The Local Plan review National planning policy Other material considerations The ‘plan led’ approach required by Section 38 (6) of the Broxbourne Core Strategy The National Planning Policy Framework Non-statutory policies Planning and Compulsory Purchase Act 2004, requires In 2007 Broxbourne Borough Council (BBC) started on The National Planning Policy Framework (NPPF) was BBC has adopted a number of other documents in the that development proposals are determined in accordance the preparation of a suite of Development Plan Documents published on 27 March 2012. Its purpose is to bring form of Supplementary Planning Documents (SPD), with the Statutory Development Plan unless material (DPDs) to replace the Local Plan - the intention being to together national planning policy into a single, Supplementary Planning Guidance (SPG) and interim considerations indicate otherwise.