Planning in Broxbourne

RELOCATION OF TRAVELLERS

(I) PROPOSALS FOR RELOCATION OF THE EXISTING TRAVELLERS HOUSED ON THE HALFHIDE LANE SITE SHOULD SATISFY THE FOLLOWING CRITERIA;- (a) ALTERNATIVE PROVISION MUST BE MADE AVAILABLE AND READY FOR OCCUPATION PRIOR TO THE COMMENCEMENT OF REDEVELOPMENT OF THE EXISTING SITE AND ALLOW FOR RETENTION OF ESTABLISHED LINKS WITH SCHOOLS AND HEALTH FACILITIES; (b) PROVISION MUST BE MADE FOR THE ACCOMMODATION OF A SIMILAR NUMBER OF TRAVELLING FAMILIES. (II) IN THE EVENT OF A NEW SITE OR SITES BEING PROMOTED WITHIN THE BOROUGH FOR TRAVELLERS; THE COUNCIL WILL REQUIRE THAT:- (a) SITES ARE CONVENIENTLY LOCATED IN RELATION TO SCHOOLS AND HEALTH FACILITIES (b) SITE(S) PROVIDE A REASONABLE LEVEL OF AMENITY TO PROPOSED OCCUPIERS; (c) DETAILED LANDSCAPING SCHEMES ARE INCORPORATED WHICH PROVIDE FOR SCREENING BY INDIGENOUS PLANTING TO AN APPROPRIATE BIO MASS; (d) THE AMENITIES AND ENVIRONMENT OF NEIGHBOURING OCCUPIERS ARE NOT MATERIALLY ADVERSELY AFFECTED; AND (e) LOCATION OF A NEW SITE(S) DOES NOT PREJUDICE IMPLEMENTATION OF OTHER POLICIES IN THIS PLAN. (f) SITES MEET THE FULL RANGE OF TRAVELLERS NEEDS INCLUDING THE ABILITY TO KEEP ANIMALS AND PARK AND MANOEUVRE COMMERCIAL VEHICLES

COMMUNITY, OPEN SPACE AND RECREATIONAL FACILITIES

(I) PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT PROPOSALS OR CHANGES OF USE WHICH WOULD RESULT IN THE LOSS OF EXISTING COMMUNITY AND LEISURE FACILITIES INCLUDING PLACES OF WORSHIP OR THOSE RECREATIONAL FACILITIES LISTED AT PARAS 7.11 AND 7.12: (a) THE FACILITY IS NOT PERFORMING THE FUNCTIONS FOR WHICH IT WAS PROVIDED, AND DOES NOT HAVE REASONABLE POTENTIAL TO DO SO; OR (b) IT CAN BE DEMONSTRATED THERE IS NO DETRIMENT TO FACILITIES AVAILABLE IN THE AREA, OR; (c) SUITABLE ALTERNATIVE PROVISION IS MADE IN A LOCATION WHICH IS EQUALLY OR MORE ACCESSIBLE TO THE FACILITY'S CATCHMENT AREA AND TO A SIMILAR OR IMPROVED STANDARD AS THAT TO BE LOST, OR; (d) RE-USE FOR OTHER PURPOSES ALLOWS ENHANCEMENT OF OTHER EXISTING FACILITIES SERVING THE IMMEDIATE AREA. (II) PROPOSALS FOR COMMUNITY, OPEN SPACE AND RECREATIONAL FACILITIES, INCLUDING THOSE FOR RELIGIOUS WORSHIP, COMMERCIAL AND CLUB SPORTS AND ARTS FACILITIES, WILL BE PERMITTED SUBJECT TO COMPLIANCE WITH OTHER POLICIES OF THIS PLAN IN RESPECT OF IMPACT UPON THE GREEN BELT AND/OR ADJOINING RESIDENTIAL OR OTHER DEVELOPMENT, ACCESS, CAR PARKING, ETC.

CHILDRENS PLAY AREAS

(I) PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT OF 15 DWELLINGS OR MORE CONTAINING FAMILY ACCOMMODATION WILL NOT BE PERMITTED UNLESS CHILDREN'S PLAY AREAS ARE PROVIDED TO AT LEAST THE MINIMUM STANDARDS OF THE NPFA, EITHER THROUGH ON-SITE PROVISION OR THROUGH FINANCIAL CONTRIBUTION TO OFF-SITE PROVISION WHICH IS LOCATIONALLY ACCEPTABLE TO THE COUNCIL. (II) CHILDREN'S PLAY AREAS SHOULD BE DESIGNED AND LOCATED TAKING ACCOUNT OF SUCH FACTORS AS NOISE, ACCESS, AND IMPACT UPON ADJOINING RESIDENTIAL PROPERTIES AND IN ACCORDANCE WITH THE STANDARDS SPECIFIED IN SUPPLEMENTARY PLANNING GUIDANCE.

LEE VALLEY REGIONAL PARK

THE BOROUGH COUNCIL SUPPORTS THE LEE VALLEY REGIONAL PARK AUTHORITY IN THE CONTINUING DEVELOPMENT OF THE REGIONAL PARK IN THE EXPECTATION THAT DEVELOPMENT WILL BE PREDOMINANTLY RECREATIONAL USES APPROPRIATE TO A REGIONAL PARK. SOME ESSENTIAL INTENSIVE RECREATIONAL USES, STILL APPROPRIATE IN THE PARK, MAY BE ACCEPTABLE IF IT CAN BE DEMONSTRATED THAT SUCH USES CANNOT BE ACCOMMODATED IN THE URBAN AREA DUE TO EXTENSIVE LAND REQUIREMENTS AND THAT SUCH USES WOULD FIT WITH THE OVERALL PROVISION OF LEISURE AND SPORTING FACILITIES WITHIN THE BOROUGH.

HOTELS AND OVERNIGHT ACCOMMODATION

PROPOSALS FOR HOTELS AND THE CREATION OR EXTENSION OF OVERNIGHT ACCOMMODATION OR THE CONVERSION OF LARGER PROPERTIES FOR THIS PURPOSE, TOGETHER WITH ANCILLARY FACILITIES (SUCH AS BANQUETING AND CONFERENCE FACILITIES) WILL BE PERMITTED SUBJECT TO COMPLIANCE WITH OTHER POLICIES OF THIS PLAN AND TO: (a) THE PROPOSED DEVELOPMENT NOT BEING IN THE METROPOLITAN GREEN BELT; (b) THE SCALE OF DEVELOPMENT BEING COMPATIBLE WITH ITS SURROUNDINGS; (c) THE DEVELOPMENT BEING LOCATIONALLY ACCEPTABLE IN TERMS OF THE MARKET IT IS INTENDED TO SERVE; AND (d) THE DEVELOPMENT BEING WELL LOCATED TO PRIMARY TRANSPORT ROUTES AND PUBLIC TRANSPORT FACILITIES.

BED AND BREAKFAST ACCOMMODATION

THE USE OF HOUSES FOR BED AND BREAKFAST ACCOMMODATION WILL BE SUPPORTED PROVIDED: (a) THE LEVEL OF OCCUPANCY REMAINS COMPATIBLE WITH THE GENERAL LEVEL OF OCCUPANCY OF HOUSES IN THE AREA; (b) THE LEVEL OF ACTIVITY GENERATED WILL NOT HAVE A MATERIAL ADVERSE EFFECT ON RESIDENTIAL AMENITY; AND (c) ADEQUATE OFF-STREET PARKING IS AVAILABLE OR PROVIDED

HERTFORD REGIONAL COLLEGE

(I) THE COUNCIL WILL PERMIT FURTHER DEVELOPMENT ON THE TURNFORD CAMPUS OF HERTFORD REGIONAL COLLEGE TO SUPPORT THE PROVISION OF IMPROVED AND ADDITIONAL FACILITIES FOR TRAINING, EDUCATION AND COMMUNITY USES. DEVELOPMENT PROPOSALS WILL BE GUIDED BY: (a) A PLANNING BRIEF SPECIFYING: (i) THE EXTENT, DENSITY AND MIX OF USES, (ii) AREAS TO BE RESERVED AS OPEN SPACE, (iii) IMPROVEMENT OF PEDESTRIAN LINKS TO EXISTING AND PROPOSED RESIDENTIAL AREAS (iv) PROVISION OF A GREEN TRAVEL PLAN INDICATING THE MEANS BY WHICH TRIPS BY MEANS OTHER THAN THE PRIVATE CAR WILL BE MAXIMISED (v) THE NEED FOR THE SITE TO BE DEALT WITH ON A COMPREHENSIVE BASIS, (vi) THE MEANS OF ADDRESSING POTENTIAL ENVIRONMENTAL ISSUES (b) COMPATIBILITY WITH THE LONG-TERM NEEDS AND OBJECTIVES OF THE COLLEGE.

REPLACEMENT OF ST MARYS HIGH SCHOOL

(I) THE COUNCIL WILL SUPPORT IN PRINCIPLE THE RELOCATION OF ST. MARY'S HIGH SCHOOL TO A SITE AT BURY GREEN FARM AS IDENTIFIED ON THE PROPOSALS MAP. THE SCHOOL PROPOSALS WILL BE REQUIRED TO DEMONSTRATE:- (a) A DESIGN AND LAYOUT WHICH MINIMISES THE IMPACT OF BUILT DEVELOPMENT ON THE GREEN BELT; (b) PROVISION OF SAFE PEDESTRIAN AND CYCLE ROUTES FROM ALL PARTS OF THE SCHOOL'S CATCHMENT AREA (c) THE INCLUSION OF FULL DETAILS OF TRAFFIC MANAGEMENT AND INFRASTRUCTURE IMPROVEMENTS TO THE SURROUNDING ROAD NETWORK TO ACCOMMODATE THE ADDITIONAL TRAFFIC GENERATED BY THE PROPOSAL. (d) THE INCLUSION OF MEASURES TO REDUCE THE ENVIRONMENTAL IMPACT OF THE NEW SCHOOL ON THE RESIDENTS OF THE BURY GREEN ESTATE. (II) DEVELOPMENT PROPOSALS SHOULD BE ACCOMPANIED BY A TRAFFIC IMPACT ASSESSMENT AND SCHOOL TRAVEL PLAN INDICATING THE MEANS BY WHICH SCHOOL TRIPS BY MEANS OTHER THAN THE PRIVATE CAR WILL BE MAXIMISED.

NURSERIES AND CRECHES

THE BOROUGH COUNCIL WILL CONSIDER PROPOSALS FOR NURSERIES AND CRECHES AGAINST THE FOLLOWING CRITERIA: (I) WHETHER ADEQUATE PROVISION IS MADE FOR SAFE MOVEMENT TO AND FROM THE FACILITY (II) WHETHER SATISFACTORY PROVISION IS MADE FOR ACCESS ARRANGEMENTS WHICH SHOULD INCLUDE, WHERE APPROPRIATE: (a) DROPPING OFF AND PICKING-UP AREAS (b) PEDESTRIAN AND PUBLIC TRANSPORT LINKS. (III) WHETHER THE PROPOSAL WILL MATERIALLY HARM THE PRIVACY OR AMENITY OF ADJOINING RESIDENTS OR THE CHARACTER OF THE AREA.

RESIDENTIAL CARE HOMES

(I) THE BOROUGH COUNCIL WILL CONSIDER PROPOSALS FOR RESIDENTIAL CARE HOMES FOR THE ELDERLY AGAINST THE FOLLOWING CRITERIA:- (a) WHETHER ADEQUATE PROVISION IS MADE FOR PARKING AND AMENITY SPACE IN ACCORDANCE WITH THE COUNCIL'S STANDARDS SET OUT IN BOROUGH-WIDE SUPPLEMENTARY PLANNING GUIDANCE; (b) WHETHER SATISFACTORY PROVISION IS MADE FOR ACCESS ARRANGEMENTS WITHOUT UNDUE IMPACT ON THE HIGHWAY NETWORK; AND (c) WHETHER THE PROPOSAL WOULD MATERIALLY HARM THE PRIVACY OR AMENITY OF EXISTING NEARBY RESIDENTS

HOSTEL ACCOMMODATION

PROPOSALS FOR HOSTEL ACCOMMODATION WILL BE CONSIDERED IN ACCORDANCE WITH THE DESIGN ADVICE SET OUT IN POLICY H8. ADDITIONALLY, WHERE THE PROPOSED HOSTEL IS NEAR TO, OR WITHIN, AN EXISTING RESIDENTIAL AREA, A DETAILED ASSESSMENT OF THE IMPACT OF THE PROPOSAL ON THE AMENITY OF EXISTING RESIDENTS WILL NEED TO BE PROVIDED TOGETHER WITH MEASURES TO ENSURE THAT NO ADVERSE IMPACT WILL FALL UPON ESTABLISHED RESIDENTIAL AMENITY.

PROTECTION OF OPEN SPACES NOT INCLUDED WITHIN THE HIERARCHY OF OPEN SPACE

DEVELOPMENT OF OPEN LAND WITHIN THE BUILT ENVIRONMENT (WHERE NOT SPECIFICALLY PROVIDED FOR ELSEWHERE IN THIS PLAN) WILL BE RESISTED WHERE THE LAND IN ITS UNDEVELOPED STATE CONTRIBUTES TO THE VISUAL AMENITY AND CHARACTER OF THE AREA BY: - (a) PROVIDING AN IMPORTANT VISUAL BREAK WITHIN THE BUILT UP AREA; OR (b) BEING PART OF A CHAIN OF OPEN AREAS THROUGHOUT THE BUILT UP AREA; OR (c) SUPPORTING IMPORTANT SEMI-NATURAL HABITATS OR OTHER FEATURES OF WILDLIFE VALUE.

COMMUNITY SAFETY

(I) WHERE APPROPRIATE THE COUNCIL WILL EXPECT ALL PROPOSALS FOR NEW DEVELOPMENT TO INCORPORATE CRIME PREVENTION MEASURES THROUGH THEIR DESIGN, LAYOUT AND LANDSCAPING. DEVELOPMENT SHOULD BE DESIGNED TO REDUCE THE OPPORTUNITY FOR CRIME AND/OR ANTISOCIAL BEHAVIOUR BY ALLOWING FOR THE SURVEILLANCE OF STREETS, FOOTPATHS, CHILDREN'S PLAY SPACES AND OTHER COMMUNAL AREAS AND BY THE CREATION OF AREAS OF DEFENSIBLE SPACE.

Design & Appearance

THE COUNCIL WILL REQUIRE ALL NEW DEVELOPMENT AT GREATER BROOKFIELD TO BE OF A HIGH STANDARD AND COMPATIBLE WITH THE SCALE AND APPEARANCE OF THE EXISTING RETAIL, OFFICE AND HOTEL DEVELOPMENTS. PARTICULAR REGARD WILL BE PAID TO THE HEIGHT AND DEGREE OF DOMINANCE FROM PUBLIC VANTAGE POINTS OF PROPOSED BUILDINGS AND THEIR RELATIONSHIP TO EXISTING DEVELOPMENT.

DESIGN PRINCIPLES

THE COUNCIL EXPECTS ALL NEW DEVELOPMENT TO INCORPORATE A HIGH QUALITY OF DESIGN BASED ON THE FOLLOWING PRINCIPLES:- i) RECOGNITION OF THE NEED TO PAY CAREFUL ATTENTION TO THE RELATIONSHIP BETWEEN BUILDINGS AND OPEN SPACES IN ORDER TO ENSURE CONTINUITY IN THE STREET SCENE AND TO PROVIDE DEFINITION FOR PUBLIC AND PRIVATE AREAS; ii) PROMOTING LEGIBILITY BY ENSURING THAT PLACES CONNECT WITH ONE ANOTHER AND ARE EASY TO MOVE THROUGH; iii) PROVIDING PUBLIC SPACES AND ROUTES THAT ARE ATTRACTIVE AND SAFE TO USE BY ALL MEMBERS OF SOCIETY INCLUDING THE DISABLED AND ELDERLY; iv) TAKING INTO ACCOUNT THE IMPACT OF A DEVELOPMENT ON EXISTING AND PROPOSED MOVEMENT PATTERNS AND MAKING PROVISION FOR PEDESTRIANS, CYCLISTS AND PASSENGER TRANSPORT AS WELL AS PRIVATE MOTORISED VEHICLES; v) CREATING PLACES THAT ARE ADAPTABLE TO CHANGE; AND vi) PROMOTING DIVERSITY AND CHOICE THROUGH THE INCORPORATION OF A BALANCED DEVELOPMENT MIX TO CREATE VIABLE PLACES RESPONSIVE TO LOCAL NEEDS.

DESIGN STATEMENT ON LOCAL CHARACTER

THE COUNCIL EXPECTS APPLICANTS FOR PLANNING PERMISSION TO DEMONSTRATE HOW THEIR DEVELOPMENT PROPOSAL REFLECTS AND RELATES TO LOCAL CHARACTERISTICS AND THE CONTEXT OF THE SURROUNDING AREA. DEVELOPMENT PROPOSALS SHOULD AS A MINIMUM MAINTAIN, AND, WHERE POSSIBLE, ENHANCE OR IMPROVE THE EXISTING CHARACTER OF THE AREA.

COMPREHENSIVE APPROACH TO URBAN REGENERATION

WHERE APPROPRIATE, THE COUNCIL WILL REQUIRE THE ADOPTION OF A COMPREHENSIVE APPROACH TO ALL OPPORTUNITIES FOR INFILLING WITHIN THE URBAN AREA IN ORDER TO ENSURE THAT THE OBJECTIVES OF URBAN REGENERATION ARE MET AND THAT WIDER DEVELOPMENT OPPORTUNITIES ARE NOT PREJUDICED.

PREVENTION OF TOWN CRAMMING

IN CONSIDERING PROPOSALS FOR THE DEVELOPMENT OR REDEVELOPMENT OF SITES WITHIN THE EXISTING URBAN AREA, THE COUNCIL WILL EXPECT SUCH PROPOSALS TO: - (a) RESPECT THE SCALE, MASSING, DENSITY, HEIGHT AND CHARACTER OF NEARBY BUILDINGS AND ACHIEVE A HIGH STANDARD OF DESIGN; (b) RETAIN AND ENHANCE EXISTING NATURAL FEATURES INCLUDING LANDSCAPING AND ALLOW FOR THE INCORPORATION OF NEW PLANTING; (c) ENSURE THAT THE BUILT FORM AND ACTIVITY WITHIN THE AREA IS NOT UNACCEPTABLY INTENSIFIED; (d) RELATE THE LAYOUT AND ACCESS TO THE NEW DEVELOPMENT TO NEIGHBOURING BUILDINGS AND THE LOCAL AREA MORE GENERALLY; AND (e) ENSURE THAT THE DEVELOPMENT WOULD NOT MATERIALLY HARM THE AMENITIES OF EXISTING RESIDENTS.

ACCESS FOR THE DISABLED

THE COUNCIL WILL EXPECT ALL DEVELOPMENTS WHICH WILL BE ACCESSIBLE TO THE GENERAL PUBLIC TO SHOW THAT MEASURES TO MEET THE REASONABLE REQUIREMENTS OF THE DISABLED HAVE BEEN CONSIDERED THROUGHOUT THE PLANNING PROCESS.

TELECOMMUNICATIONS

(I) PROPOSALS FOR NEW TELECOMMUNICATIONS APPARATUS WILL BE ASSESSED WITH REGARD TO THE FOLLOWING:- (a) WHETHER THE APPLICANT HAS DEMONSTRATED THE NEED FOR THE PROPOSED DEVELOPMENT INCLUDING ITS SIGNIFICANCE AS PART OF A NATIONAL NETWORK; (b) WHETHER THE APPLICANT HAS DEMONSTRATED THAT THE FEASIBILITY OF SHARING TELECOMMUNICATIONS APPARATUS OR UTILISING OTHER BUILDINGS OR STRUCTURES HAS BEEN FULLY INVESTIGATED. (c) WHETHER THE APPLICANT HAS CONSIDERED PROVIDING SUFFICIENT CAPACITY TO ALLOW SHARING SUBJECT TO ANY TECHNICAL OR ENVIRONMENTAL CONSTRAINTS; AND (d) WHETHER THE APPLICANT HAS DEMONSTRATED THAT THE LEVEL OF EMISSIONS LIKELY TO BE GENERATED BY THE INSTALLATION FALLS WITHIN THE ICNIRP (INTERNATIONAL COMMISSION ON NON-IONISING RADIATION PROTECTION) GUIDELINES AND PPG8 ADVICE RELATING TO EMISSIONS NEAR SCHOOL GROUNDS AND BUILDINGS. (II) THE COUNCIL WILL ASSESS THE IMPACT OF THE PROPOSED DEVELOPMENT, INCLUDING ANY ASSOCIATED INFRASTRUCTURE, ON THE AMENITY OF THE AREA HAVING REGARD TO THE FOLLOWING: (a) THE EXTENT TO WHICH THE DESIGN REFLECTS THE PARTICULAR SITE AND TAKES INTO ACCOUNT THE CHARACTER OF THE AREA; (b) THE USE OF APPROPRIATE MATERIALS, COLOUR AND DESIGN TO MINIMISE OBTRUSIVENESS; (c) THE IMITATION OF EXISTING BUILT OR NATURAL FEATURES IN THE DESIGN, eg. IMITATION OF TREES OR DEAD TREES; (d) WHETHER APPROPRIATE LANDSCAPING AND SCREENING ARE PROPOSED; (e) WHETHER THE APPARATUS BY ITS SITING AND APPEARANCE WOULD HAVE A SIGNIFICANTLY DETRIMENTAL EFFECT ON THE LOCALITY; AND (f) WHETHER THE APPARATUS WOULD HAVE A SIGNIFICANT DETRIMENTAL EFFECT ON RESIDENTIAL AMENITY, AND IN PARTICULAR HARM THE CHARACTER AND APPEARANCE OF A CONSERVATION AREA AND CHARACTER OR SETTING OF A LISTED BUILDING. (III) WHERE TELECOMMUNICATIONS APPARATUS IS PROPOSED TO BE LOCATED WITHIN THE METROPOLITAN GREEN BELT, IT MUST BE DEMONSTRATED THAT ALL POTENTIAL ALTERNATIVE NON GREEN BELT LOCATIONS HAVE BEEN FULLY EXPLORED AND THE IMPACT OF THE INSTALLATION UPON THE OPENNESS OF THE GREEN BELT HAS BEEN MINIMISED. (IV) THE COUNCIL WILL IMPOSE CONDITIONS ON ANY PERMISSIONS GRANTED TO ENSURE THAT ANY TELECOMMUNICATIONS APPARATUS, STRUCTURES OR BUILDINGS ARE REMOVED WHEN OBSOLETE AND THE SITE RE-INSTATED TO ITS SATISFACTION.

SHOP FRONTS

PROPOSALS FOR NEW, OR ALTERATIONS TO SHOP FRONTS IN EXISTING BUILDINGS, MUST SATISFY THE FOLLOWING CRITERIA: (a) THERE MUST BE RESPECT FOR THE SCALE, PROPORTION, CHARACTER AND MATERIALS OF CONSTRUCTION OF THE UPPER PART OF THE STRUCTURE AND, WHERE RELEVANT, THE ADJOINING BUILDINGS AND THE STREET SCENE IN GENERAL; AND (b) THE PROPOSAL SHOULD NOT LEAD TO THE ENLARGEMENT OF WINDOWS TO UPPER FLOORS FOR DISPLAY PURPOSES; AND (c) THE PROPOSAL MUST ENSURE THAT SHOP FRONTS OF HISTORIC, LOCAL OR ARCHITECTURAL INTEREST ARE RETAINED AND, IF NECESSARY, REPAIRED.

SHOP AND BUSINESS FASCIAS

IN ASSESSING APPLICATIONS FOR FASCIA SIGNS, THE BOROUGH COUNCIL WILL CONSIDER THE FOLLOWING CRITERIA: (a) NEW OR REPLACEMENT FASCIAS SHOULD BE IN PROPORTION TO THE SCALE AND STYLE OF THE BUILDING AND SYMPATHETIC TO THE GENERAL SCALE OF FASCIAS IN THE IMMEDIATE VICINITY; AND (b) COMMON FASCIAS SHOULD NOT LINK TWO BUILDINGS OF SEPARATE ARCHITECTURAL IDENTITIES; AND (c) ON SINGLE BUILDINGS SERVING TWO OR MORE SHOP UNITS THERE SHOULD BE A COMMON FASCIA DEPTH.

New River Trading Estate

WHILST REDEVELOPMENT OF NEW RIVER TRADING ESTATE IS NOT EXPECTED WITHIN THE FIRST PERIOD OF THIS PLAN, CHANGES OF USE WHICH ARE COMPATIBLE WITH A COMMERCIAL ENVIRONMENT AND INDUSTRIAL USES WHICH REQUIRE AN ELEMENT OF ASSOCIATED RETAIL FLOORSPACE WILL BE ACCEPTABLE SUBJECT TO: (a) THE PROPOSED USE BEING CAPABLE OF BEING ACCOMMODATED WITHOUT MAJOR STRUCTURAL ALTERATION TO THE PHYSICAL FABRIC OF THE BUILDING; (b) THE PROPOSAL NOT BEING PREJUDICIAL TO IMPLEMENTATION OF THE MASTER PLAN; AND (c) MAINTENANCE OF HIGH ENVIRONMENTAL STANDARDS

EMPLOYMENT AREAS

(I) WITHIN THE EMPLOYMENT AREAS IDENTIFIED ON THE PROPOSALS MAP, THE COUNCIL WILL PERMIT DEVELOPMENT OR CHANGE OF USE WITHIN CLASS B (USE CLASSES B1A, B1B, B1C, B2 & B8) SUBJECT TO THE FOLLOWING CRITERIA: (a) PROVISION OF ADEQUATE LAYOUT, ACCESS, AND PARKING, IN CONFORMITY WITH THE COUNCIL'S STANDARDS (b) THAT THE PROPOSAL WOULD NOT SIGNIFICANTLY AFFECT THE AMENITIES ENJOYED BY OCCUPIERS OF PROPERTIES ADJOINING THE EMPLOYMENT AREA; (c) THE PROPOSAL WOULD NOT CREATE AN UNACCEPTABLE IMPACT ON THE LOCAL AND/OR STRATEGIC TRANSPORT NETWORK (II) DEVELOPMENT FOR NON CLASS B USES IN EMPLOYMENT AREAS WILL ONLY BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE MET:- (a) THE PROPOSED USE PROVIDES A COMPLEMENTARY BENEFIT TO THE EMPLOYMENT AREA; (b) THE PROPOSAL WOULD NOT HAVE AN ADVERSE EFFECT ON THE PROVISION OF EMPLOYMENT LAND; (c) ANY RETAIL ELEMENT MUST BE ANCILLARY TO THE MAIN BUSINESS USE; (d) THAT THE PROPOSAL WOULD NOT SIGNIFICANTLY AFFECT THE AMENITIES ENJOYED BY OCCUPIERS OF PROPERTIES ADJOINING THE EMPLOYMENT AREA; (e) THE PROPOSAL WOULD NOT CREATE AN UNACCEPTABLE IMPACT ON THE LOCAL AND/OR STRATEGIC TRANSPORT NETWORK OR (f) THE SITE OR USE FORMS PART OF A WIDER REGENERATION PROPOSAL PROVIDING A MIXED USE SCHEME OR (g) PROPOSALS FOR WASTE MANAGEMENT AND RECYCLING DETERMINED AGAINST THE ADOPTED HERTFORDSHIRE WASTE LOCAL PLAN.

PARK PLAZA EMPLOYMENT SITE

(I) THE PARK PLAZA EMPLOYMENT SITE IS ALLOCATED FOR A COMPREHENSIVE HIGH QUALITY BUSINESS DEVELOPMENT (B1A AND B1B) TO ACCOMMODATE: (a) COMPANIES IN THE HIGH TECHNOLOGY SECTOR AND/OR (b) COMPANIES OR ACTIVITIES IN THE REGIONAL OR NATIONAL INTEREST ANCILLARY USES TO BENEFIT ON-SITE EMPLOYEES OR COMPLIMENTARY DEVELOPMENT INCLUDING HOTEL AND TRAINING FACILITIES WILL ALSO BE PERMITTED. (II) MAJOR PROPOSALS FOR THE SITE WILL BE REQUIRED TO (a) PROVIDE A TRANSPORTATION ASSESSMENT WITH DETIALS OF RELATED INFRASTRUCTURE IMPROVEMENTS INCLUDING PEDESTRIAN AND PUBLIC TRANSPORT ACCESS (b) INCORPORATE A HIGH STANDARD OF DESIGN AND APPEARANCE (c) DEMONSTRATE THAT THE DEVELOPMENT WILL MAKE A SIGNIFICANT CONTRIBUTION TO THE BOROUGH'S LOCAL ECONOMY AND BENEFIT THE LOCAL WORKFORCE. (d) BE COMATIBLE WITH THE COMPREHENSIVE DEVELOPMENT OF THE SITE (e) BE IN CONFORMITY WITH COUNCIL'S DEVELOPMENT STANDARDS

NORTH EAST HODDESDON KEY SITE

(I) THE COUNCIL WILL PERMIT EMPLOYMENT FOR CLASS B USES ON THE N E HODDESDON KEY SITE AND THE PROPOSED EXTENSION AS INDICATED ON THE PROPOSALS MAP SUBJECT TO THE FOLLOWING CRITERIA. (a) COMPATIBILITY WITH THE COUNCIL'S DEVELOPMENT BRIEF (b) CONFORMITY WITH THE COUNCIL'S LAYOUT, ACCESS AND PARKING STANDARDS (c) THE INCLUSION OF MEASURES TO REDUCE THE IMPACT ON THE ENVIRONMENT OF THE ADJOINING LEA VALLEY PARK (II) THE COUNCIL WILL LIMIT DEVELOPMENT ON UNDEVELOPED AREAS OF THE KEY SITE TO THE EAST OF THE RAILWAY LINE UNTIL COMPLETION OF THE FIRST STAGE OF THE ESSEX ROAD IMPROVEMENT SCHEME IS IMPLEMENTED

ESSEX ROAD IMPROVEMENT SCHEME

FINANCIAL CONTRIBUTIONS WILL BE SOUGHT TOWARDS THE IMPLEMENTATION OF THE ESSEX ROAD IMPROVEMENT SCHEME SERVING THE N E HODDESDON INDUSTRIAL AREA. CONTRIBUTIONS WILL BE SOUGHT FROM ALL DEVELOPMENT PROPOSALS COMING FORWARD WHICH WILL BENEFIT DIRECTLY FROM AN IMPROVED HIGHWAY SERVING THE AREA.

EMPLOYMENT USES IN TOWN CENTRES

(I) WITHIN THE TOWN CENTRES DEFINED ON THE PROPOSALS MAP, THE COUNCIL WILL PERMIT USES WITHIN CLASS B1a AND B1b SUBJECT TO: (a) COMPATIBILITY WITH RETAIL AND RESIDENTIAL POLICIES; (b) COMPATIBILITY WITH A TOWN CENTRE FRAMEWORK WHERE RELEVANT. (c) ASSESSMENT AGAINST THE COUNCIL'S DEVELOPMENT STANDARDS (II) A CHANGE OF USE OF ACCOMMODATION ABOVE SHOPS TO B1 OFFICE AND RESEARCH AND DEVELOPMENT USES WILL BE PERMITTED PROVIDING THAT THE USE WOULD NOT IMPACT ON THE AMENITY OF NEIGHBOURING PROPERTIES OR RESULT IN THE LOSS OF EXISTING RESIDENTIAL ACCOMMODATION.

LOCAL EMPLOYMENT SITES

DEVELOPMENT OF LOCAL EMPLOYMENT SITES FOR ALTERNATIVE USES WILL ONLY BE PERMITTED WHERE:- (I) CONTINUED EMPLOYMENT USE WOULD CAUSE UNACCEPTABLE ENVIRONMENTAL PROBLEMS; (II) THE APPLICANT CAN DEMONSTRATE THAT (a) THERE IS NO EFFECTIVE DEMAND FOR THE PREMISES, AND (b) THERE IS NO REASONABLE PROSPECT IN THE MEDIUM TERM OF RE-USE OR REDEVELOPMENT TO MODERN STANDARDS OR (c) THE CURRENT OCCUPIER CAN BE SATISFACTORILY ACCOMMODATED ON AN ALTERNATIVE EMPLOYMENT SITE WITHIN THE BOROUGH. (III) REDEVELOPMENT PROVIDES ESSENTIAL COMMUNITY BENEFITS.

INCOMPATIBLE EMPLOYMENT USES

THE COUNCIL WILL ENCOURAGE PROPOSALS WHICH MITIGATE THE ADVERSE IMPACT OF AN INCOMPATIBLE EMPLOYMENT USE. DEVELOPMENT PROPOSALS WHICH INTENSIFY AN EXISTING INCOMPATIBLE EMPLOYMENT USE WILL BE RESISTED EXCEPT WHERE WOULD BE A NET IMPROVEMENT TO THE LOCAL ENVIRONMENT.

HOME WORKING

(I) IN ASSESSING PROPOSALS WHICH REQUIRE PLANNING PERMISSION FOR THE PART-USE OF RESIDENTIAL PROPERTIES FOR COMMERCIAL PURPOSES, THE COUNCIL WILL HAVE PARTICULAR REGARD TO THE FOLLOWING CONSIDERATIONS: (a) THE IMPACT OF THE PROPOSAL IN TERMS OF NOISE, SMELL AND GENERAL ACTIVITY; (b) THE NUMBER, TYPE AND TIMING OF VEHICLE MOVEMENTS TO AND FROM THE PROPERTY AND ON SITE PARKING FACILITIES (c) THE LEVEL OF EMPLOYMENT IN THE HOME RELATIVE TO THE SIZE OF PROPERTY (II) PROPOSALS WHICH RESULT IN THE LOSS OF A RESIDENTIAL UNIT, REDUCE ITS EFFECTIVENESS OR LEAD TO THE ESTABLISHMENT OF A COMMERCIAL ACTIVITY INDEPENDENT OF THE RESIDENTIAL UNIT WILL BE RESISTED.

SMALL BUSINESS UNITS

WITHIN THE TOWN CENTRES AND EMPLOYMENT AREAS DEVELOPMENT OF SMALL EMPLOYMENT UNITS (B1a, B1b AND B1c) OF UNDER 235 SQ.M GROSS FLOORSPACE WILL BE PERMITTED. THE CONVERSION OR SUB-DIVISION OF LARGER BUILDINGS TO FORM SMALL UNITS WILL BE SUPPORTED PROVIDED THAT APPROPRIATE ACCESS AND SERVICING ARRANGEMENTS ARE PROVIDED.

RURAL DIVERSIFICATION

FARM DIVERSIFICATION SCHEMES WILL BE PERMITTED WHERE: (I) THE PROPOSAL RETAINS EXISTING, OR PROVIDES ADDITIONAL EMPLOYMENT; (II) THE PROPOSAL IS COMPLEMENTARY TO THE AGRICULTURAL OPERATION AND WILL BE OPERATED IN SUPPORT OF THE FARM HOLDING AND IN ASSOCIATION WITH CONTINUING FARMING ACTIVITIES; (III) THE SCALE AND CHARACTER OF THE USE IS APPROPRIATE TO THE RURAL LOCATION AND THE AMOUNT OF ACTIVITY ASSOCIATED WITH IT WILL NOT MATERIALLY EXCEED THAT TRADITIONALLY ASSOCIATED WITH THE HOLDING; (IV) THE PROPOSAL UTILISES EXISTING BUILDINGS WHICH FULFIL THE CRITERIA OF (a) OF PART (I) OF POLICY GBC15; (V) THE PROPOSAL WILL NOT RESULT IN A MATERIAL INCREASE IN COMMERCIAL TRAFFIC ON RURAL ROADS; (VI) THE PROPOSAL WILL NOT HAVE A MATERIALLY GREATER IMPACT IN TERMS OF THE LOCAL ENVIRONMENT, RESIDENTIAL AMENITY, ARCHAEOLOGICAL OR ECOLOGICAL INTERESTS. NEW BUILDINGS WILL ONLY BE PERMITTED WHERE: (I) IT IS CONCLUSIVELY DEMONSTRATED THAT THE FORM(S) OF DIVERSIFICATION PROPOSED ARE THE ONLY VIABLE OPTION(S) FOR THE HOLDING; (II) EXISTING BUILDINGS ON THE HOLDING ARE NOT SUITABLE, OR ARE NOT CAPABLE OF BEING MADE SUITABLE, THROUGH ADAPTATION OR EXTENSION TO MEET THE REQUIREMENTS OF THE PROPOSED DIVERSIFICATION SCHEME; (III) BUILDINGS ARE OF THE MINIMUM SIZE NECESSARY TO FULFIL THE NEEDS OF THE NEW ENTERPRISE AND ARE LOCATED WITHIN OR ADJACENT TO, THE EXISTING COMPLEX OF FARM BUILDINGS; (IV) EVIDENCE OF THE INTENTION TO ESTABLISH THE NEW BUSINESS ON A SOUND FINANCIAL BASES IS PROVIDED; (V) REMAINING BUILDINGS AND STRUCTURES ON THE HOLDING WHICH ARE SUPERFLUOUS TO THE REQUIREMENTS OF THE EXISTING FARM BUILDING AND THE NEW BUSINESS ARE DEMOLISHED WITHIN AN AGREED TIME FRAME RELATED TO THE ESTABLISHMENT OF THE NEW BUSINESS; AND (VI) APPROPRIATE LANDSCAPING WHICH FOSTERS LOCAL LANDSCAPE CHARACTER IS UNDERTAKEN

ENERGY

THE COUNCIL WILL SUPPORT INITIATIVES TO CONSERVE ENERGY AND TO REDUCE ENERGY DEMAND BY: (a) ENCOURAGING ENERGY CONSERVATION IN BUILDING DESIGN (b) SEEKING ENERGY EFFICIENT SITE LAYOUTS (c) SEEKING LANDSCAPING SCHEMES WHICH CONTRIBUTE TO ENERGY CONSERVATION AND ENHANCEMENT OF MICRO-CLIMATES (d) ENCOURAGING, WHEREVER APPROPRIATE, THE DEVELOPMENT OF RENEWABLE ENERGY SOURCES, SUBJECT TO OTHER ENVIRONMENTAL POLICIES OF THIS PLAN.

Protection of the Setting of the Green Belt and Great Cambridge Road

THE COUNCIL WILL REQUIRE ALL PROPOSALS FOR DEVELOPMENT AT GREATER BROOKFIELD TO BE ACCOMPANIED BY DETAILS TO DEMONSTRATE THAT PARTICULAR ATTENTION HAS BEEN GIVEN TO THE IMPACT DEVELOPMENT WOULD HAVE UPON THE SETTING OF THE GREEN BELT AND THE GREAT CAMBRIDGE ROAD FRONTAGE. PROVISION OF EITHER NEW STRUCTURAL LANDSCAPING, OR REINFORCEMENT OF EXISTING LANDSCAPING, WILL BE REQUIRED AS APPROPRIATE.

MAINTENANCE OF LANDSCAPING/OPEN SPACE

A COMMUTED PAYMENT WILL BE REQUIRED IN RESPECT OF THE MAINTENANCE OF AREAS OF OPEN SPACE OR LANDSCAPING, INCLUDING ANY PROVIDED JOINTLY TO SERVE THE DEVELOPMENT ON ADJACENT LAND, WHICH ARE PRIMARILY PROVIDED FOR THE BENEFIT OF THE PROPOSED DEVELOPMENT AND ARE TO BE ADOPTED AND MAINTAINED BY THE BOROUGH COUNCIL.

REVISIONS TO GREEN BELT BOUNDARY

TO PROVIDE FOR THE DEVELOPMENT NEEDS OF THE BOROUGH AS SET OUT IN POLICIES 5 AND 7 OF THE ADOPTED HERTFORDSHIRE STRUCTURE PLAN REVIEW 1991 - 2011, AND TO ENSURE A CLEARLY IDENTIFIABLE AND DEFENSIBLE GREEN BELT BOUNDARY ON THE GROUND, THE COUNCIL IS MAKING REVISIONS TO THE EXISTING GREEN BELT BOUNDARY TO EXCLUDE THE FOLLOWING: (I) LAND ADJACENT TO THE NORTH BANK OF THE RIVERS LYNCH AND LEE AT HODDESDON, SOUTH OF ESSEX ROAD. (EMPLOYMENT AND EDUCATION CHAPTER) (II) LAND AT HERTFORD REGIONAL COLLEGE, TURNFORD. (SEE EMPLOYMENT AND EDUCATION CHAPTER) (III) LAND AT CHESHUNT SCHOOL, COLLEGE ROAD, CHESHUNT. (SEE EMPLOYMENT AND EDUCATION CHAPTER) (IV) LAND AT WHITEHAVEN, BURTON LANE AND PRIMROSE COTTAGE, ST JAMES. (TO ENSURE A CLEARLY IDENTIFIABLE AND DEFENSIBLE BOUNDARY) THE RESULTANT BOUNDARY OF THE GREEN BELT IS DEFINED ON THE PROPOSALS MAP. WITHIN THE GREEN BELT THERE WILL BE A PRESUMPTION AGAINST DEVELOPMENT OTHER THAN THAT DEFINED IN POLICY GBC2.

LANDSCAPE CHARACTER AREAS AND ENHANCEMENT

(I) THE COUNCIL EXPECTS ALL DEVELOPMENT PROPOSALS AFFECTING LAND WITHIN THE METROPOLITAN GREEN BELT TO INCORPORATE APPROPRIATE LANDSCAPE ENHANCEMENT MEASURES APPROPRIATE TO THE LOCAL CONTEXT. (II) DEVELOPMENT LIKELY TO SERIOUSLY DETRACT FROM THE CHARACTER OR APPEARANCE OF THE COUNTRYSIDE WILL BE RESISTED.

PROTECTION AND ENHANCEMENT OF PUBLIC RIGHTS OF WAY

(I) PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT WHICH ADVERSELY AFFECTS ANY PUBLIC RIGHT OF WAY UNLESS THE PROPOSAL INCLUDES DIVERSION OF THE PUBLIC RIGHT OF WAY TO A ROUTE WHICH IS NO LESS SAFE AND CONVENIENT FOR PUBLIC USE. DEVELOPMENT ADJOINING OR OTHERWISE AFFECTING AN EXISTING PUBLIC RIGHT OF WAY WILL BE EXPECTED TO DEMONSTRATE THAT CONSIDERATION HAS BEEN GIVEN TO THE EXISTENCE OF THE RIGHT OF WAY IN THE DESIGN OF THE DEVELOPMENT. (II) IN ASSOCIATION WITH THE COUNTY COUNCIL AND OTHER ORGANISATIONS, THE COUNCIL WILL SEEK TO ENSURE THAT EXISTING RIGHTS OF WAY ARE MAINTAINED AND ENHANCED WHEREVER POSSIBLE.

PROTECTION OF INTERNATIONALLY IMPORTANT WILDLIFE SITES

DEVELOPMENT THAT WOULD HARM THE NATURE CONSERVATION OR GEOLOGICAL INTEREST OF AN INTERNATIONALLY IMPORTANT WILDLIFE SITE WILL NOT BE PERMITTED UNLESS: (I) IT IS REQUIRED IN CONNECTION WITH THE MANAGEMENT OR CONSERVATION OF THE SITE; AND (II) THERE IS A CLEAR NEED TO SUPPORT THE DEVELOPMENT IN THE PUBLIC INTEREST; AND (III) THERE IS NO LESS ENVIRONMENTALLY DAMAGING SOLUTION

PROTECTION FOR SITES OF WILDLIFE AND NATURE INTEREST

(I) DEVELOPMENT WILL NOT BE PERMITTED IF IT WOULD HAVE AN ADVERSE EFFECT ON: (a) SPECIAL AREAS OF CONSERVATION (b) SPECIAL PROTECTION AREAS (spas) (c) SITES OF SPECIAL SCIENTIFIC INTEREST (SSSI) (d) LOCAL WILDLIFE SITES (e) LOCAL NATURE RESERVES UNLESS THE NEED FOR THE DEVELOPMENT OUTWEIGHS ITS NATURE CONSERVATION OR GEOLOGICAL VALUE. (II) WHERE NECESSARY, ANY ENVIRONMENTAL IMPACT ASSESSMENT (EIA) SHOULD IDENTIFY THE EXTENT OF ANY HARM TO THE NATURE CONSERVATION OR GEOLOGICAL INTEREST OF THE SITE AND ANY REMEDIAL MEASURES TO MITIGATE THE IMPACT OF DEVELOPMENT, AND THE MEANS OF IMPLEMENTATION OF SUCH MEASURES THROUGH PLANNING CONDITIONS AND/OR PLANNING OBLIGATIONS

DEVELOPMENT WITHIN THE METROPOLITAN GREEN BELT

IN ORDER TO PRESERVE OPENNESS WITHIN THE METROPOLITAN GREEN BELT, AS DEFINED ON THE PROPOSALS MAP, PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT OTHER THAN: (I) THE CONSTRUCTION OF NEW BUILDING(S) FOR THE FOLLOWING PURPOSES: (a) AGRICULTURE OR FORESTRY; (b) ESSENTIAL SMALL SCALE FACILITIES ASSOCIATED WITH OUTDOOR SPORT OR OUTDOOR RECREATION AND FOR CEMETERIES; (c) OTHER USES OF LAND WHICH PRESERVE THE OPENNESS OF THE GREEN BELT AND DO NOT CONFLICT WITH THE PURPOSES OF INCLUDING LAND WITHIN IT; (d) LIMITED EXTENSIONS TO, ALTERATION OR REPLACEMENT OF, EXISTING DWELLINGS SUBJECT TO THE REQUIREMENTS OF POLICIES GBC11 AND GBC 13 (II) THE RE-USE OF AN EXISTING BUILDING SUBJECT TO FULFILMENT OF THE REQUIREMENTS OF POLICY GBC15. (III) MINERALS EXTRACTION WHICH ACCORDS WITH THE ADOPTED MINERALS PLAN.

PROTECTED SPECIES

(I) PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT WHICH WOULD HAVE A MATERIAL ADVERSE IMPACT ON ANY SPECIES AFFORDED PROTECTION BY THE WILDLIFE AND COUNTRYSIDE ACT 1981 AS AMENDED. (II) WHERE DEVELOPMENT IS PERMITTED WHICH MAY HAVE AN IMPACT ON A PROTECTED SPECIES, THE COUNCIL WILL IMPOSE PLANNING CONDITIONS TO: (a) FACILITATE THE SURVIVAL OF INDIVIDUAL MEMBERS OF THE SPECIES; (b) REQUIRE DISTURBANCE TO HABITATS TO BE MINIMISED; (c) PROVIDE ADEQUATE ALTERNATIVE HABITATS TO SUSTAIN CURRENT LEVELS OF POPULATION.

AGRICULTURAL AND FORESTRY BUILDINGS

THE COUNCIL WILL REQUIRE ALL PROPOSALS FOR NEW BUILDING CONNECTED WITH AGRICULTURE OR FORESTRY, AND FOR WHICH PLANNING PERMISSION IS REQUIRED, TO DEMONSTRATE A NEED RELATED TO THE CONTINUED VIABILITY OF THE ENTERPRISE; AND TO INCORPORATE MEASURES TO MINIMISE THEIR ENVIRONMENTAL IMPACT.

PROPOSALS FOR NON-AGRICULTURAL USES OF GREEN BELT LAND

(I) APPLICATIONS FOR THE USE OF LAND (AS OPPOSED TO BUILDINGS) WITHIN THE GREEN BELT FOR NON AGRICULTURAL PURPOSES WILL BE ASSESSED AGAINST THE FOLLOWING CRITERIA: (a) LAND THAT IS OF THE HIGHEST QUALITY AND MOST VERSATILE SHOULD ONLY BE DEVELOPED IN EXCEPTIONAL CIRCUMSTANCES. WHERE A NEED IS NEVERTHELESS DEMONSTRATED, AND THERE IS A CHOICE BETWEEN SITES OF DIFFERENT GRADES, DEVELOPMENT WILL BE DIRECTED TOWARDS LAND OF THE LOWEST GRADE; (b) CHANGES OF USE SHOULD INCLUDE MEASURES TO PROTECT POSITIVE QUALITIES OF THE EXISTING LANDSCAPE TOGETHER WITH LANDSCAPE ENHANCEMENT MEASURES; (c) IT MUST BE DEMONSTRATED THAT THE LOCAL HIGHWAY NETWORK CAN SATISFACTORILY ACCOMMODATE THE TRAFFIC GENERATED BY THE PROPOSAL. (d) THE DEVELOPMENT SHOULD NOT GIVE RISE TO ANY MATERIAL ADVERSE ENVIRONMENTAL EFFECTS EXCEPT WHERE OTHER SUSTAINABILITY CONSIDERATIONS INDICATE OTHERWISE (II) IN THE CASE OF HORSE RELATED ACTIVITIES, IT WILL ALSO BE NECESSARY TO DEMONSTRATE THAT: (a) THE AMOUNT OF HORSE RELATED ACTIVITY WHICH IS LIKELY TO RESULT WOULD NOT HAVE A SIGNIFICANTLY ADVERSE IMPACT UPON THE ECOLOGY AND MANAGEMENT OF AREAS OF NATURE / WILDLIFE INTEREST; AND (b) SAFE AND CONVENIENT ACCESS IS AVAILABLE TO THE BRIDLEWAY NETWORK AND CONFLICT WILL NOT BE CAUSED BETWEEN HORSES AND VEHICULAR TRAFFIC.

BUILDINGS REQUIRED IN ASSOCIATION WITH PREDOMINANTLY OPEN USES OF GREEN BELT LAND

(I) ESSENTIAL SMALL SCALE FACILITIES REQUIRED IN ASSOCIATION WITH THE PREDOMINANTLY OPEN USE OF GREEN BELT LAND WILL BE CONSIDERED AGAINST THAT THE FOLLOWING CRITERIA: (a) WHETHER THE BUILDING WOULD BE PROMINENT IN VIEWS FROM LOCAL VANTAGE POINTS HARM THE APPEARANCE OF THE AREA; (b) WHETHER THE EXISTING LANDSCAPE FEATURES ARE RETAINED AND REINFORCED. (c) WHETHER THE BUILDING IS ACCEPTABLE IN TERMS OF OTHER PLANNING REQUIREMENTS. (II) IN THE CASE OF BUILDINGS REQUIRED IN CONNECTION WITH HORSE KEEPING, THE PROPOSAL ACCORDS WITH THE APPROPRIATE STANDARDS OF THE COUNTRYSIDE COMMISSION BOOKLET "HORSES IN THE COUNTRYSIDE" OR WITH THE STANDARDS OF A SIMILARLY RECOGNISED AUTHORITY.

RETENTION/ENHANCEMENT OF LANDSCAPE FEATURES

(I) THE COUNCIL WILL EXPECT ALL DEVELOPMENT PROPOSALS TO RESPECT EXISTING NATURAL OR BUILT FEATURES WHICH CONTRIBUTE POSITIVELY TO THE CHARACTER OR APPEARANCE OF THE AREA AND WILL SEEK TO INCORPORATE PROPOSALS FOR NEW OR ENHANCED LANDSCAPING, INCLUDING APPROPRIATE MEASURES FOR THE MAINTENANCE OF ALL NEW LANDSCAPING, IN ALL DEVELOPMENT SCHEMES. (II) PLANNING PERMISSION MAY BE REFUSED FOR PROPOSALS WHICH WOULD RESULT IN THE LOSS OF IMPORTANT LANDSCAPE FEATURES, WATER COURSES OR NATURAL HABITATS.

TREES, HEDGEROWS, AND WOODLANDS

(I) BEFORE THE COUNCIL WILL GRANT CONSENT FOR FELLING, TOPPING OR LOPPING OF PROTECTED TREES OR REMOVAL OF PROTECTED HEDGEROWS, IT WILL BE NECESSARY TO DEMONSTRATE THAT: - (a) THE TREE(S) OR HEDGEROW(S) IS/ARE DISEASED AND IN NEED OF WORK ON PUBLIC SAFETY AND/OR ENVIRONMENTAL GROUNDS; AND/OR (b) REMOVAL OF THE TREE(S) OR HEDGEROWS(S) IS ESSENTIAL FOR THE PROPER DEVELOPMENT OF A SITE. (II) WHEN CONSENT IS GRANTED FOR THE REMOVAL OF PROTECTED TREE(S) OR HEDGEROW(S) IT WILL BE ACCOMPANIED BY A REQUIREMENT TO UNDERTAKE REPLACEMENT PLANTING. REPLACEMENT PLANTING SHOULD BE OF AN EQUIVALENT BIOMASS, IN A SUITABLE LOCATION, AND IN SYMPATHY WITH LOCAL LANDSCAPE CHARACTER (AS ASSESSED VIA A PROCESS OF LANDSCAPE CHARACTER ASSESSMENT.) (III) ANY WORKS WHICH ARE AUTHORISED OR REQUIRED BY THE COUNCIL TO PROTECT OR REPLACE TREES OR HEDGEROW(S) SHOULD BE UNDERTAKEN IN ACCORDANCE WITH GOOD ARBORICULTURAL PRACTICE.

WATERSIDE GREEN CHAINS

(I) PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT PROPOSALS WHICH WOULD HAVE A MATERIALLY DETRIMENTAL EFFECT UPON THE OPEN CHARACTER OF WATERSIDE GREEN CHAINS WHETHER LOCATED WITHIN THE URBAN AREA OR THE COUNTRYSIDE. (II) THE COUNCIL WILL PERMIT, IN CONJUNCTION WITH THAMES WATER PLC AND RIPARIAN LAND OWNERS, DEVELOPMENT PROPOSALS THAT MAKE A POSITIVE CONTRIBUTION TO ENHANCING THE BIODIVERSITY, WILDLIFE AND AMENITY VALUE OF WATERSIDE GREEN CHAINS THROUGHOUT THE BOROUGH AND WILL SEEK TO ENSURE THAT APPROPRIATE REMEDIAL MEASURES ARE INCORPORATED INTO ANY DEVELOPMENT PROPOSALS PROXIMATE TO THESE CHAINS

WATER COURSES IN URBAN AREAS

PERMISSION WILL ONLY BE GRANTED FOR THE CULVERTING OR DIVERSION OF A WATER COURSE(S) WHERE THERE IS NO REASONABLE PRACTICAL ALTERNATIVE; OR THE DETRIMENTAL EFFECTS OF CULVERTING ARE SO MINOR THAT A MORE COSTLY ALTERNATIVE APPROACH IS NOT JUSTIFIED.

SUSTAINABLE DEVELOPMENT PRINCIPLES

(I) THE COUNCIL EXPECTS EVERY APPLICANT FOR PLANNING PERMISSION TO HAVE CONSIDERED THE CONTENT OF THE SUSTAINABILITY CHECKLIST IN SECTION 1.16 OF THIS PLAN AND POLICIES HD13 AND HD14, AND REQUIRES A STATEMENT OF INTENT FROM APPLICANTS ON DEVELOPMENTS – THOSE OF 10 DWELLINGS OR MORE OR 500 SQM GROSS FLOORSPACE OR MORE. (II) DEVELOPMENT WILL NOT BE PERMITTED UNLESS IT IS DEMONSTRATED THAT SUSTAINABLE DEVELOPMENT AND DESIGN PRINCIPLES ARE NOT SIGNIFICANTLY PREJUDICED IN THE CONTEXT OF THE POLICIES OF THIS PLAN, THE COUNTY STRUCTURE PLAN AND GOVERNMENT STATEMENTS OF PLANNING POLICY.

NOISE SENSITIVE DEVELOPMENT

WHEREVER POSSIBLE NOISE SENSITIVE DEVELOPMENT SHOULD BE LOCATED AWAY FROM EXISTING SOURCES OF SIGNIFICANT NOISE. IN CASES WHERE LOCATION CLOSE TO A SIGNIFICANT NOISE SOURCE IS UNAVOIDABLE, AN ASSESSMENT OF THE ACCEPTABILITY OF THE PROPOSAL WILL BE BASED ON THE RELEVANT NOISE EXPOSURE CATEGORY INTO WHICH THE SITE FALLS. WHERE PLANNING PERMISSION IS GRANTED, CONDITIONS MAY BE IMPOSED TO ENSURE AN ADEQUATE LEVEL OF PROTECTION AGAINST NOISE.

LIGHT POLLUTION AND FLOODLIGHTING

(I) APPLICATIONS FOR FLOODLIGHTING WILL BE CONSIDERED AGAINST THE FOLLOWING CRITERIA: (a) THE PROVEN NEED FOR FLOODLIGHTING; (b) WHETHER THE DEGREE OF LUMINANCE IS THE MINIMUM NECESSARY TO SATISFACTORILY FULFILL THE PURPOSE OF PROVIDING FLOODLIGHTING; (c) WHETHER THE PROPOSAL SATISFACTORILY ADDRESSES THE ISSUE OF LIGHT SPILLAGE WHICH COULD GIVE RISE TO LIGHT POLLUTION; (d) WHETHER THERE WOULD BE AN UNACCEPTABLE IMPACT ON THE AMENITY OF RESIDENTS, ON WILDLIFE OR ON THE WIDER LANDSCAPE; AND (e) WHETHER GLARE OR DISTRACTION WOULD BE CAUSED TO USERS OF ANY PUBLIC HIGHWAY. (II) PROPOSALS FOR FLOODLIGHTING WILL BE REQUIRED TO INCLUDE DETAILS OF THE ANGLES OF THE FLOODLIGHTS, THE DESIGN AND SPREAD OF THE LIGHTS, THE STRENGTH OF THE LUMINANCE, THE HEIGHT OF THE LIGHT COLUMNS AND A MECHANISM WHICH WILL ENABLE ADJUSTMENTS TO BE UNDERTAKEN IN THE EVENT THAT DISTORTIONS FROM THE AGREED ARRANGEMENTS OCCUR AFTER INSTALLATION. (III) THE COUNCIL WILL IMPOSE CONDITIONS ON PLANNING PERMISSIONS FOR FLOODLIGHTING TO LIMIT THE DEGREE OF LUMINANCE AND HOURS DURING WHICH FLOODLIGHTING WILL BE PERMITTED.

DEVELOPMENT ON CONTAMINATED LAND

(I) SUBJECT TO OTHER POLICIES IN THIS PLAN, THE COUNCIL WILL ENCOURAGE PROPOSALS FOR THE DEVELOPMENT AND RE-USE OF LAND WHICH IS, OR MAY BE, CONTAMINATED. (II) PLANNING APPLICATIONS FOR DEVELOPMENT OF CONTAMINATED, OR POTENTIALLY CONTAMINATED, LAND MUST BE ACCOMPANIED BY A DETAILED SURVEY WHICH ESTABLISHES THE TYPE AND DEGREE OF CONTAMINATION IN THE SOIL AND IN GROUND OR SURFACE WATER, AND IDENTIFIED APPROPRIATE REMEDIAL MEASURES. (III) THE COUNCIL WILL IMPOSE PLANNING CONDITIONS (OR SEEK A LEGAL AGREEMENT) TO ENSURE THAT THE IDENTIFIED REMEDIATION MEASURES ARE UNDERTAKEN IN FULL BEFORE THE DEVELOPMENT IS BROUGHT INTO USE.

HAZARDOUS SUBSTANCES

(I) IN DETERMINING APPLICATIONS UNDER THE PLANNING (CONTROL OF MAJOR ACCIDENT HAZARDS) REGULATIONS 1999, THE COUNCIL WILL HAVE REGARD TO: (a) ANY CURRENT OR CONTEMPLATED USE OF THE LAND TO WHICH THE APPLICATION RELATES; (b) THE LIKELY IMPACT ON EXISTING LAND USES/OCCUPIERS OF THE AREA AFFECTED INCLUDING USES FOR WHICH PLANNING PERMISSION MAY HAVE BEEN GRANTED BUT NOT YET IMPLEMENTED; (c) THE MEANS AND THE ROUTE OF TRANSPORTING ANY HAZARDOUS SUBSTANCES TO AND FROM THE SITE; (d) THE RELATIONSHIP OF THE SITE TO EXISTING UNDERTAKINGS IN THE LOCALITY WHERE THE STORAGE OF HAZARDOUS SUBSTANCES IS ALREADY PERMITTED; (e) THE LEVEL AND TYPE OF ANY POLLUTION LIKELY TO BE CAUSED BY STORAGE OF THE HAZARDOUS SUBSTANCE; AND (f) THE NEED TO DEMONSTRATE THAT IN THE LONGER TERM, CONTAMINATION WILL NOT PREVENT AFTER USE OF THE SITE. (II) THE COUNCIL WILL REFER ALL SUCH APPLICATIONS TO THE HEALTH AND SAFETY EXECUTIVE IN ACCORDANCE WITH ADVICE CONTAINED WITHIN CIRCULAR 04/2000.

WATER SUPPLY WASTE WATER TREATMENT AND WATER CONSERVATION

(I) PLANNING PERMISSION WILL NOT BE GRANTED UNLESS THE COUNCIL IS SATISFIED, AFTER CONSULTING WITH WATER AND SEWERAGE UNDERTAKERS AND THE ENVIRONMENT AGENCY THAT PROVISION FOR WATER SUPPLY AND WASTE WATER TREATMENT CAN BE MADE WHICH: (a) WOULD ENSURE ADEQUATE SUPPLY TO SERVE THE DEVELOPMENT WITHOUT DETRIMENT TO:- (i) EXISTING WATER ABSTRACTION, (ii) GROUND AND SURFACE WATER QUALITY AND QUANTITY, (iii) FISHERIES, (iv) AMENITY AND NATURE CONSERVATION; AND (b) WOULD NOT CAUSE ANY ADVERSE CHANGES IN FLOWS OR LEVELS IN THE GROUNDWATER OR IN ANY WATER BODIES IN THE VICINITY; AND (c) WOULD BE CONSISTENT WITH THE LONG TERM MANAGEMENT OF WATER AND WASTE-WATER SERVICES. NEW DEVELOPMENT PROPOSALS WILL ALSO BE EXPECTED TO INCORPORATE MEASURES TO REDUCE WATER CONSUMPTION AND RUN-OFF BY USING APPROPRIATE WATER CONSERVATION MEASURES, WHEREVER APPLICABLE.

GROUND AND SURFACE WATER PROTECTION

PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT WHICH POSES A THREAT TO THE QUALITY OF EITHER SURFACE OR GROUNDWATER.

FLOOD RISK ASSESSMENTS

(I) DEVELOPMENT IN AREAS OF FLOOD RISK WILL ONLY BE PERMITTED WHERE A FLOOD RISK ASSESSMENT HAS BEEN CARRIED OUT OR ENVIRONMENT AGENCY ADVICE INDICATES AN ASSESSMENT IS NOT REQUIRED. (II) AREAS OF FLOOD RISK WILL BE DEFINED AS: (a) WITHIN A RIVER FLOOD PLAIN OR WASHLAND, AS SHOWN ON, THE INDICATIVE FLOOD PLAIN MAP, AND THE PROPOSALS MAP AND UPDATED WHERE NECESSARY BY SUPPLEMENTARY PLANNING GUIDANCE; OR (b) WITHIN OR ADJACENT TO ANY WATERCOURSE, PARTICULARLY WHERE THERE MIGHT BE POTENTIAL FOR FLASH FLOODING; OR (c) ADJACENT TO OR INCLUDING ANY FLOOD BANK OR OTHER FLOOD CONTROL STRUCTURE; OR (d) SITUATED IN AN AREA WHERE THE AGENCY OR OTHER BODIES HAVE INDICATED THAT THERE MAY BE DRAINAGE PROBLEMS; OR (e) LIKELY TO AFFECT THE FLOW OF A WATERCOURSE; OR (f) A DEVELOPMENT PROPOSAL OF SUCH A SIZE OR NATURE RELATIVE TO THE RECEIVING WATERCOURSE/DRAINAGE SYSTEM WHERE THERE COULD BE A SIGNIFICANT INCREASE IN SURFACE WATER RUN-OFF

FLOOD PREVENTION

THE SUSCEPTIBILITY OF LAND TO FLOODING IS A MATERIAL PLANNING CONSIDERATION. UNCERTAINTIES ARE INHERENT IN THE PREDICTION OF FLOODING AND FLOOD RISK AND ARE EXPECTED TO INCREASE AS A RESULT OF CLIMATE CHANGE. THE COUNCIL WILL APPLY THE PRECAUTIONARY PRINCIPLE TO THE ISSUE OF FLOOD RISK IN DETERMINING PLANNING APPLICATIONS. DEVELOPMENT PROPOSALS WILL BE ASSESSED, TAKING INTO ACCOUNT THE FOLLOWING: (I) THE IMPACT OF THE PROPOSED DEVELOPMENT ON THE FLOOD PLAIN AS DEFINED BY THE PROPOSALS MAP AND/OR UPDATED LOCALLY IN SUPPLEMENTARY PLANNING GUIDANCE; AND (II) ADVICE FROM THE ENVIRONMENT AGENCY, AND OTHER APPROPRIATE STATUTORY AGENCIES; AND (III) APPLICATION OF THE SEQUENTIAL TEST WHEN DETERMINING THE SUITABILITY OF SITES FOR DEVELOPMENT IN ACCORDANCE WITH THE REQUIREMENTS OF PPG25 AND IN SUPPLEMENTARY PLANNING GUIDANCE; AND (IV) ANY FLOOD RISK ASSESSMENT AND MITIGATION MEASURES PROPOSED BY THE APPLICANT AND THE EXTENT TO WHICH THE APPLICANT HAS ASSESSED THE RISK OF GROUNDWATER FLOODING OR LOCAL FLOODING, DUE TO RUN-OFF EXCEEDING THE CAPACITY OF DRAINAGE SYSTEMS; AND (V) THE EXTENT TO WHICH THE APPLICANT HAS DEMONSTRATED USE OF SUSTAINABLE DRAINAGE SYSTEMS AS SET OUT IN APPENDIX E, PPG25; AND (VI) THE EXTENT TO WHICH ANY NECESSARY AND APPROPRIATE FLOOD DEFENCES OR MITIGATION MEASURES AND THEIR ONGOING MAINTENANCE ARE TO BE MET BY THE DEVELOPER; AND (VII) CONSIDERATION OF THE WHOLE-CATCHMENT AREA IN RELATION TO FLOOD RISK AND ITS MANAGEMENT, NOT SOLELY THE FLOODPLAIN; IN ACCORDANCE WITH PPG 25, IN AREAS OF FUNCTIONAL FLOOD PLAINS, (WHERE WATER FLOWS OR IS HELD AT TIMES OF FLOOD), ONLY BUILT DEVELOPMENT IN THE FORM OF ESSENTIAL INFRASTRUCTURE WILL BE PERMITTED AND ONLY WHERE IT CAN BE JUSTIFIED AS 'WHOLLY EXCEPTIONAL'. APPLICANTS WILL BE EXPECTED TO ENTER INTO PLANNING OBLIGATIONS WHERE APPROPRIATE TO MINIMISE THE POTENTIAL FOR FLOOD RISK. FAILURE TO ENTER INTO A PLANNING OBLIGATION TO SECURE APPROPRIATE WORKS WILL, IN LINE WITH THE PRECAUTIONARY PRINCIPLE, RESULT IN THE PLANNING APPLICATION BEING REFUSED.

SURFACE WATER DRAINAGE

DEVELOPMENT WHICH IS LIKELY TO CREATE RUN-OFF AND SURFACE WATER WILL ONLY BE PERMITTED WHERE: (a) SURFACE WATER DISPOSAL, SOLUTIONS, THAT ARE SUSTAINABLE AND PROTECT THE ENVIRONMENT, ARE PROVIDED AS AN INTEGRAL PART OF THE DEVELOPMENT. WHERE NECESSARY, DISCHARGE RATES FROM SITES WILL BE RESTRICTED AND MEASURES TO ATTENUATE AND DISPOSE OF WATER IN ACCORDANCE WITH BEST PRACTICE WILL BE REQUIRED; (b) THE RUN-OFF WOULD NOT INCREASE THE RISK OF UNACCEPTABLE FLOODING OF WATERCOURSES, LAND OR PROPERTY; (c) EXISTING LAND DRAINAGE SYSTEMS WOULD NOT BE ADVERSELY AFFECTED; AND (d) THE EFFECTIVE MAINTENANCE OF WATERCOURSE CHANNELS WOULD NOT BE PREVENTED.

WASTE AND RECYCLING

(I) WHEN CONSIDERING DEVELOPMENT PROPOSALS, THE COUNCIL WILL ENCOURAGE THE RE-USE OF EXCAVATED MATERIAL FROM CONSTRUCTION PROJECTS, INCLUDING FROM THE PROPOSED DEVELOPMENT ITSELF, AS PREPARATION FOR DEVELOPMENT, LAND RESTORATION OR SITE LANDSCAPING AND WHERE POSSIBLE THE USE OF RECYCLED AGGREGATES AND BUILDING PRODUCTS WITHIN BUILDING AND OTHER STRUCTURES IN PREFERENCE TO NATURAL AGGREGATES OR PREVIOUSLY UNUSED MATERIALS. (II) FACILITIES SUFFICIENT TO PERMIT THE SEPARATION AND STORAGE OF DIFFERENT TYPES OF WASTE PRIOR TO COLLECTION WILL ALSO BE ENCOURAGED.

MINERALS

DEVELOPMENT WHICH WOULD BE LIKELY TO STERILISE OR PREJUDICE THE EXTRACTION OF KNOWN, WORKABLE, MINERAL RESOURCES WILL NOT BE PERMITTED

POLLUTION

(I) IN CONSIDERING PROPOSALS FOR POTENTIALLY HAZARDOUS OR POLLUTING DEVELOPMENT, THE COUNCIL WILL ASSESS THE FOLLOWING: (a) THE ABILITY TO SEPARATE THE LOCATION OF THE PROPOSED USE FROM OTHER POLLUTION SENSITIVE LAND USES TO REDUCE CONFLICT. THE COUNCIL WILL TAKE INTO ACCOUNT EXISTING LAND USES AND AREAS DESIGNATED IN THE PLAN FOR THESE POLLUTION-SENSITIVE USES. (b) THE POSSIBLE IMPACT OF THE DEVELOPMENT ON LAND USE INCLUDING THE EFFECTS ON HEALTH, THE NATURAL ENVIRONMENT, OR GENERAL AMENITY RESULTING FROM RELEASE TO WATER, LAND OR AIR, OR OF NOISE, DUST VIBRATION, LIGHT OR HEAT; (c) THE WIDER ECONOMIC AND SOCIAL NEED FOR THE POTENTIALLY POLLUTING DEVELOPMENT. (d) THE FEASIBILITY OF SECURING POLLUTION AND NUISANCE CONTROLS DURING THE LIFETIME OF THE USE, AND RESTORATION OF THE LAND SO THAT IT IS CAPABLE OF AN ACCEPTABLE AND SAFE AFTER-USE. (II) PROPOSALS WHICH WOULD THEMSELVES BE LIKELY TO BE SENSITIVE TO ADVERSE ENVIRONMENTAL CONDITIONS, WILL BE CONSIDERED IN ACCORDANCE WITH POLICY 56 and 57 OF THE HERTFORDSHIRE STRUCTURE PLAN REVIEW 1991 - 2011.

AIR QUALITY

IN CONSIDERING PROPOSALS FOR DEVELOPMENT, THE BOROUGH COUNCIL WILL HAVE REGARD TO ITS IMPACT ON AIR QUALITY, INCLUDING BOTH THE OPERATIONAL CHARACTERISTICS OF THE DEVELOPMENT AND THE TRAFFIC AND OTHER ACTIVITIES GENERATED BY IT. DEVELOPMENT THAT WOULD LEAD TO NATIONAL AIR QUALITY GUIDELINES BEING EXCEEDED WOULD NOT BE PERMITTED.

AIR QUALITY MANAGEMENT AREAS

THE COUNCIL, IN DETERMINING PLANNING APPLICATIONS FOR DEVELOPMENT WITHIN AIR QUALITY MANAGEMENT AREAS, WILL HAVE REGARD TO THE LOCAL AIR QUALITY ACTION PLAN.

NOISY DEVELOPMENT

(I) NEW DEVELOPMENT INVOLVING NOISY ACTIVITIES SHOULD, WHEREVER POSSIBLE, BE SITED AWAY FROM NOISE SENSITIVE LAND USES. IN CASES WHERE LOCATION CLOSE TO A NOISE SENSITIVE LAND USE IS UNAVOIDABLE, THE COUNCIL WILL HAVE REGARD TO THE FOLLOWING FACTORS IN ITS ASSESSMENT OF THE ACCEPTABILITY OF THE PROPOSAL: - (a) THE TIMESPAN OVER WHICH NOISE WILL BE GENERATED; (b) THE NATURE OF THE NOISE GENERATED; (c) THE CUMULATIVE IMPACT OF ANY EXISTING NOISY DEVELOPMENT WITH THE PROPOSED DEVELOPMENT; (d) THE CHARACTER OF THE ADJOINING AREA. (II) WHERE PLANNING PERMISSION IS GRANTED, CONDITIONS MAY BE IMPOSED TO CONTROL THE LEVEL OF NOISE EMITTED AND THE TIMESPAN WITHIN WHICH NOISE IS GENERATED. FOR THE PURPOSES OF POLICIES SUS8 AND SUS9 NOISE SENSITIVE DEVELOPMENT IS DEFINED AS ALL FORMS OF RESIDENTIAL ACCOMMODATION, SCHOOLS AND HEALTH FACILITIES.

REQUIREMENT FOR A NOISE IMPACT STUDY

THE COUNCIL WILL REQUIRE ALL APPLICATIONS FOR DEVELOPMENT WHICH IS NOISE SENSITIVE AND IS PROPOSED TO BE LOCATED CLOSE TO A SOURCE OF SIGNIFICANT NOISE, TO BE ACCOMPANIED BY A NOISE IMPACT ASSESSMENT. SIMILARLY, PROPOSALS WHICH ARE INHERENTLY NOISY WILL ALSO BE REQUIRED TO SHOW THAT CONSIDERATION HAS BEEN GIVEN TO THEIR LIKELY IMPACT ON THE WIDER ENVIRONMENT BY SUBMISSION OF A NOISE IMPACT STUDY.

Effect of Development on Nationally Important Sites and Monuments

PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT WHICH WOULD ADVERSELY EFFECT THE SITE OR SETTING OF NATIONALLY IMPORTANT ARCHAEOLOGICAL REMAINS, WHETHER SCHEDULED OR UNSCHEDULED.

NEW BUILDING AND CHANGES OF USE OF EXISTING BUILDINGS IN CONSERVATION AREAS

(I) THE COUNCIL WILL PAY SPECIAL ATTENTION TO THE DESIRABILITY OF PRESERVING OR ENHANCING THE CHARACTER (AND) OR APPEARANCE OF THE CONSERVATION AREA WHEN ASSESSING PROPOSALS FOR DEVELOPMENT. THIS WILL BE THE PRIMARY DETERMINING ISSUE IRRESPECTIVE OF WHETHER THE COUNCIL'S OTHER DEVELOPMENT STANDARDS ARE MET. (II) NEW DEVELOPMENT SHOULD BE OF A HIGH QUALITY DESIGN, BASED ON AN UNDERSTANDING OF THE LOCAL CHARACTERISTICS AND CONTEXT OF THE SURROUNDING AREA. PARTICULAR CONSIDERATION WILL BE GIVEN TO THE SCALE, FORM, MASSING, HEIGHT AND THE USE OF TRADITIONAL MATERIALS IN ITS DESIGN. (III) DEVELOPMENT OF SITES WHERE THEIR OPENNESS FORMS AN ESSENTIAL FEATURE OF THE CONSERVATION AREA. (IV) THE COUNCIL WILL RESIST THE CHANGE OF USE OF PREMISES WHERE A USE IS CONSIDERED IMPORTANT TO THE CHARACTER AND VITALITY OF THE CONSERVATION AREA. PLANNING PERMISSION WILL BE REFUSED FOR THE INTRODUCTION OF NEW USES CONSIDERED DETRIMENTAL TO THAT CHARACTER.

DEMOLITION WITHIN CONSERVATION AREAS

WITHIN CONSERVATION AREAS THERE WILL BE A PRESUMPTION AGAINST THE DEMOLITION OF BUILDINGS WHICH MAKE A POSITIVE CONTRIBUTION TO THE CHARACTER AND APPEARANCE OF THE AREA. THE COUNCIL WILL BASE ITS ASSESSMENT OF THE CONTRIBUTION WHICH A PARTICULAR BUILDING MAKES TO THE CONSERVATION AREA IN WHICH IT IS SITUATED ON THE CRITERIA INCLUDED IN THE CONSERVATION AREA PRACTICE GUIDE ISSUED BY ENGLISH HERITAGE. THE COUNCIL WILL ONLY PERMIT DEMOLITION:- (a) WHERE IT IS SATISFIED THAT ANY ADVERSE EFFECTS ON THE CHARACTER AND APPEARANCE OF THE CONSERVATION AREA WOULD BE OUTWEIGHED BY ENHANCEMENTS TO THE AREA WHICH WOULD ARISE FROM THE PROPOSAL; (b) WHEN THE BUILDING IS NOT ECONOMICALLY OR PHYSICALLY CAPABLE OF BENEFICIAL RE-USE: AND (c) WHEN APPLICATIONS FOR PLANNING PERMISSION AND CONSERVATION AREA CONSENT HAVE BEEN GRANTED AND A CONTRACT ENTERED INTO FOR REDEVELOPMENT OF THE SITE.

DEVELOPMENT ADJOINING, OR VISUALLY RELATED TO, CONSERVATION AREAS

DEVELOPMENT WHICH ADJOINS A CONSERVATION AREA, OR WOULD HAVE AN IMPACT ON A CONSERVATION AREA, WILL ONLY BE PERMITTED IF IT WOULD NOT ADVERSELY AFFECT THE SETTING OF THAT CONSERVATION AREA.

Requirements for Evaluation of Heritage Asset

APPLICANTS FOR DEVELOPMENT ON, OR ADJACENT TO, SITES OF KNOWN ARCHAEOLOGICAL INTEREST OR SITES BELIEVED TO POSSESS POTENTIAL ARCHAEOLOGICAL SIGNIFICANCE, WILL BE REQUIRED TO SUBMIT THE RESULTS OF AN ARCHAEOLOGICAL FIELD EVALUATION PRIOR TO DETERMINATION OF ANY APPLICATION FOR DEVELOPMENT.

Preservation of Heritage Asset

(I) WHERE THE COUNCIL CONSIDERS THAT ARCHAEOLOGICAL SITES OR MONUMENTS OF LOCAL IMPORTANCE AND THEIR SETTINGS ARE LIKELY TO BE AFFECTED BY DEVELOPMENT, PHYSICAL PRESERVATION IN SITU WILL BE THE PREFERRED OPTION. THE DECISION WHETHER TO PRESERVE IN SITU WILL BE MADE ON THE BASIS OF THE INTRINSIC IMPORTANCE OF THE REMAINS AND. THE POSSIBILITY OF PRESERVATION IN SITU THROUGH THE CAREFUL DESIGN, LAYOUT AND SITING OF NEW DEVELOPMENT. WHERE PRESERVATION IN SITU IS NOT MERITED, PLANNING PERMISSION MAY BE SUBJECT TO CONDITIONS AND/OR A LEGAL AGREEMENT REQUIRING THAT PROVISION BE MADE FOR THE INVESTIGATION AND RECORDING OF THE REMAINS AND PUBLICATION OF A REPORT OF FINDINGS PRIOR TO COMMENCEMENT OF THE DEVELOPMENT. (II) THE COUNCIL WILL:- (a) SEEK TO SECURE THE APPROPRIATE MANAGEMENT AND PRESENTATION OF ARCHAEOLOGICAL SITES AND THEIR SETTINGS AS PART OF THE GRANT OF PLANNING PERMISSION FOR DEVELOPMENT; (b) ENSURE DESIGNS FOR DEVELOPMENT IN THE VICINITY OF ARCHAEOLOGICAL REMAINS ARE SYMPATHETIC TO THE SETTING OF THE REMAINS; AND REQUIRE THE DEVELOPER TO ALLOW OBSERVATION OF GROUNDWORKS (WHERE THE COUNCIL CONSIDERS THAT PHYSICAL PRESERVATION OF ARCHAEOLOGICAL REMAINS IN SITU IS NOT MERITED, TAKING INTO ACCOUNT THE IMPORTANCE OF THE REMAINS AND OTHER MATERIAL CONSIDERATIONS, PLANNING PERMISSION MAY BE SUBJECT TO CONDITIONS AND/OR AGREEMENTS REQUIRING THE DEVELOPER TO SECURE APPROPRIATE PROVISIONS FOR THE INVESTIGATION AND RECORDING OF THE ARCHAEOLOGICAL REMAINS AND THE PUBLICATION OF THE RESULTS. WHERE APPROPRIATE, THE COUNCIL WILL SEEK TO SECURE THE ENHANCED MANAGEMENT AND PRESENTATION OF ARCHAEOLOGICAL SITES AND THEIR SETTINGS. ) (III) ADDITIONALLY THE COUNCIL WILL: (a) SEEK TO SECURE THE ENHANCEMENT, MANAGEMENT AND PRESENTATION OF ARCHAEOLOGICAL SITES AND THEIR SETTINGS AS PART OF THE GRANT OF A PLANNING PERMISSION FOR DEVELOPMENT; (b) ENSURE DESIGNS FOR DEVELOPMENT IN THE VICINITY OF ARCHAEOLOGICAL REMAINS ARE SYMPATHETIC TO THE SETTING OF REMAINS; AND (c) REQUIRE THE DEVELOPER TO ALLOW OBSERVATION OF GROUND WORKS.

Demolition

(I) VERY EXCEPTIONAL CIRCUMSTANCES WILL BE REQUIRED TO DEMONSTRATE JUSTIFICATION FOR THE DEMOLITION OF A LISTED BUILDING. APPLICANTS WILL BE REQUIRED TO SUBMIT EVIDENCE JUSTIFYING DEMOLITION HAVING REGARD TO THE FOLLOWING CRITERIA:- (a) THE IMPORTANCE OF THE BUILDING; (b) ANY PARTICULAR FEATURES OF THE BUILDING RECORDED IN THE LISTING DESCRIPTION; (c) THE SETTING OF THE BUILDING AND ITS CONTRIBUTION TO THE LOCAL SCENE; (d) WHETHER ALL REASONABLE EFFORTS HAVE BEEN MADE TO SUSTAIN EXISTING USES OR FIND VIABLE NEW USES AND THESE HAVE FAILED; (e) THE CONDITION OF THE BUILDING, THE COST OF REPAIRING AND MAINTAINING IT IN RELATION TO ITS IMPORTANCE AND TO THE VALUE DERIVED FROM ITS CONTINUED USE; (f) WHETHER PRESERVATION IN SOME FORM OF CHARITABLE O COMMUNITY OWNERSHIP IS NOT POSSIBLE OR SUITABLE; AND (g) WHETHER REDEVELOPMENT WOULD PRODUCE SUBSTANTIAL BENEFITS FOR THE COMMUNITY WHICH WOULD DECISIVELY OUTWEIGH THE LOSS RESULTING FROM DEMOLITION. (II) IN THE EVENT THAT TOTAL OR PARTIAL DEMOLITION IS UNAVOIDABLE, THE COUNCIL WILL:- (a) IMPOSE A CONDITION TO ENSURE THAT DEMOLITION DOES NOT COMMENCE UNTIL A CONTRACT IS IN PLACE WHICH WILL ENSURE EARLY IMPLEMENTATION OF ANY REPLACEMENT DEVELOPMENT FOR WHICH PLANNING PERMISSION HAS ALREADY BEEN GRANTED. (b) REQUIRE AN ARCHAEOLOGICAL RECORD OF THE BUILDING TO BE MADE PRIOR TO ANY WORKS OF DEMOLITION OF THOSE FEATURES AFFECTED BY THE PROPOSED DEVELOPMENT. (c) PROSECUTE IN THE EVENT OF UNAUTHORISED DEMOLITION OR ALTERATION OF ANY LISTED BUILDING.

Alterations and Extensions to Listed Buildings

DEVELOPMENT INVOLVING PROPOSALS TO ALTER OR EXTEND LISTED BUILDINGS WILL ONLY BE PERMITTED WHERE:- (a) IT WOULD NOT RESULT IN THE DAMAGE OR LOSS OF FEATURES, WHETHER INTERNAL OR EXTERNAL, WHICH CONTRIBUTE TO THE SPECIAL ARCHITECTURAL OR HISTORIC INTEREST OF THE BUILDING; AND (b) THE CHARACTER AND APPEARANCE AND SETTING OF THE LISTED BUILDING WOULD BE PRESERVED OR ENHANCED.

OTHER DEVELOPMENT AFFECTING A LISTED BUILDING AND ITS CURTILAGE

(I) DEVELOPMENT WITHIN THE CURTILAGE OF A LISTED BUILDING, AND DEVELOPMENT WHICH AFFECTS THE SETTING OF A LISTED BUILDING WILL ONLY BE PERMITTED WHERE:- (a) THE PROPOSED USE IS APPROPRIATE IN TERMS OF PRESERVING THE CHARACTER AND/OR SETTING OF THE BUILDING AND WILL NOT BE PREJUDICIAL TO OTHER POLICIES OF THIS PLAN; (b) ANY ASSOCIATED ALTERATIONS TO THE FABRIC OF THE BUILDING HAVE BEEN TAKEN FULLY INTO ACCOUNT AND ACCORD WITH POLICY HD5. (II) IN THE EVENT OF CONFLICT ARISING BETWEEN A PROPOSED USE AND OTHER POLICIES IN THIS PLAN, DEVELOPMENT WILL ONLY PERMITTED WHERE:- (a) THE CONTINUATION OF THE EXISTING USE IN ITS PRESENT FORM WOULD NOT SECURE THE LONG TERM FUTURE OF THE BUILDING; (b) OTHER USES WHICH WOULD NOT GIVE RISE TO A POLICY CONFLICT HAVE BEEN FULLY EXPLORED AND FOUND TO BE UNACCEPTABLE; AND (c) THE PROPOSED ALTERNATIVE USE IS THE MOST APPROPRIATE HAVING REGARD TO THE ABOVE CONSIDERATIONS.

ENABLING DEVELOPMENT

(I) THE COUNCIL WILL HAVE REGARD TO THE FOLLOWING CRITERIA IN ASSESSING APPLICATIONS FOR ENABLING DEVELOPMENT ASSOCIATED WITH THE BOROUGH'S HISTORIC HERITAGE:- (a) THE ENABLING DEVELOPMENT SHOULD NOT DETRACT MATERIALLY FROM THE ARCHAEOLOGICAL, ARCHITECTURAL, OR HISTORIC INTEREST OF THE ASSET OR ITS SETTING; (b) THE ENABLING DEVELOPMENT SHOULD NOT BE DETRIMENTAL TO THE VISUAL AMENITY AFFORDED BY THE ASSET WITH PARTICULAR REGARD TO THE CONTRIBUTION MADE TO THE LOCAL CHARACTER AND DISTINCTIVENESS; (c) WHETHER THE ENABLING DEVELOPMENT WILL SECURE THE LONG TERM FUTURE OF THE HERITAGE ASSET AND, WHERE APPLICABLE, ITS CONTINUED USE FOR A PURPOSE SYMPATHETIC TO THE BUILDING; (d) WHETHER IT HAS BEEN DEMONSTRATED THAT:- (i) THE EXTENT OF ENABLING DEVELOPMENT IS THE MINIMUM NECESSARY TO SECURE THE FUTURE OF THE HERITAGE ASSET; (ii) AN EXHAUSTIVE SEARCH FOR OTHER SOURCES OF FUNDING HAS NOT BEEN SUCCESSFUL; (iii) WHETHER THE VALUE OR BENEFIT OF THE SURVIVAL OR ENHANCEMENT OF THE HERITAGE ASSET OUTWEIGHS THE LONG TERM COST TO THE COMMUNITY OF PERMITTING THE ENABLING DEVELOPMENT, INCLUDING CONFLICT WITH OTHER POLICIES OF THIS PLAN. (II) IN THE EVENT THAT THE ABOVE CRITERIA ARE MET AND AN ENABLING DEVELOPMENT IS CONSIDERED TO BE THE ONLY VIABLE SOLUTION, THE COUNCIL WILL REQUIRE COMPLETION OF A PLANNING OBLIGATION TO SECURE FULFILMENT OF THE HERITAGE OBJECTIVE WITH ALL WORK ON THE HERITAGE ASSET TO BE UNDERTAKEN TO AN AGREED STANDARD AND TIMETABLE.

CONDITION OF BUILDINGS

THE COUNCIL WILL MONITOR THE CONDITION OF BUILDINGS IT CONSIDERS TO BE AT RISK OF FALLING INTO DISREPAIR OR DERELICTION AND, WHERE APPROPRIATE, WILL USE ITS STATUTORY POWERS TO ENSURE THAT ESSENTIAL REPAIRS ARE UNDERTAKEN WITHIN AN AGREED TIME FRAME.

PARKS AND GARDENS OF HISTORIC INTEREST

PLANNING PERMISSION WILL NOT NORMALLY BE GRANTED FOR DEVELOPMENT WHICH WOULD HAVE AN ADVERSE EFFECT ON THE CHARACTER AND SETTING OF AN HISTORIC PARK OR GARDEN. THE COUNCIL WILL ENCOURAGE RETENTION AND, WHERE APPROPRIATE, RESTORATION OF ANY HISTORIC PARK OR GARDEN WITHIN THE BOROUGH.

Land at Canada Fields

(I) PLANNING PERMISSION WILL BE GRANTED FOR THE COMPREHENSIVE DEVELOPMENT OF LAND AT CANADA FIELDS FOR HOUSING WITH ASSOCIATED OPEN SPACE AND COMMUNITY FACILITIES, AS DEFINED ON THE PROPOSALS MAP. SUCH DEVELOPMENT TO ACCORD IN ALL MATERIAL RESPECTS WITH THE CANADA FIELDS DEVELOPMENT BRIEF APPROVED BY THE COUNCIL ON 24TH JULY 2001.

TRAVELLING SHOWPEOPLE

(I) THE COUNCIL WILL SUPPORT THE PROVISION OF A SUITABLE SITE FOR PERMANENT OCCUPATION BY TRAVELLING SHOWPEOPLE IN NORTH-EAST HODDESDON TO ACCOMMODATE A GROUP WHO HAVE REGULARLY RESIDED IN THE BOROUGH. (II) THE COUNCIL WILL RESIST REDEVELOPMENT OF EXISTING SHOWPEOPLE'S SITES AND ANY NEW SITE WHICH MAY BE APPROVED, UNLESS IT CAN BE CONCLUSIVELY DEMONSTRATED THAT A REQUIREMENT FOR ALTERNATIVE PROVISION FOR SHOWPEOPLE NORMALLY RESIDENT IN THE BOROUGH WILL NOT ARISE. ANY PROPOSALS FOR REDEVELOPMENT WILL BE CONSIDERED IN ACCORDANCE WITH OTHER RELEVANT GREENBELT POLICIES IN THIS CHAPTER.

EXTENSION AND ALTERATION OF EXISTING DWELLINGS IN THE GREEN BELT (INCLUDING FREE STANDING BUILDINGS WITHIN THE RESIDENTIAL CURTILAGE.)

(I) THE EXTENSION OR ALTERATION OF A DWELLING IN THE GREEN BELT WILL NOT BE PERMITTED IF IT WOULD RESULT IN DISPROPORTIONATE ADDITIONS OVER AND ABOVE THE SIZE OF THE DWELLING AS ORIGINALLY BUILT. (II) EXTENSIONS AND ALTERATIONS WHICH WOULD RESULT IN DEVELOPMENT INTRUDING INTO VISUALLY IMPORTANT OPEN SPACES OR GAPS TO THE DETRIMENT OF THE CHARACTER OF THE LOCALITY WILL NOT BE PERMITTED. (III) THE COUNCIL WILL PAY DUE REGARD TO THE EFFECT OF THE PROPOSED EXTENSION AND/OR ALTERATIONS ON THE OPENNESS AND APPEARANCE OF THE GREEN BELT.

EXTENSION OF RESIDENTIAL CURTILAGE

THE EXTENSION OF THE CURTILAGE OF A RESIDENTIAL PROPERTY WHICH INVOLVES AN INCURSION INTO OPEN COUNTRYSIDE WILL NOT BE PERMITTED.

REPLACEMENT DWELLINGS IN THE GREEN BELT

THE REPLACEMENT OF A DWELLING IN THE GREEN BELT WILL NOT BE PERMITTED IF IT WOULD RESULT IN A NEW DWELLING MATERIALLY LARGER AND OF MATERIALLY GREATER VISUAL IMPACT THAN THE DWELLING WHICH IT REPLACES

AGRICULTURAL AND FORESTRY DWELLINGS

(I) APPLICATIONS FOR NEW DWELLINGS CONNECTED WITH AGRICULTURE OR FORESTRY WILL BE REFUSED UNLESS IT CAN BE DEMONSTRATED THAT: (a) IN THE CASE OF TEMPORARY ACCOMMODATION - THERE IS A FUNCTIONAL NEED RELATED TO AN ENTERPRISE WHICH IS ALREADY ESTABLISHED ON THE HOLDING AND FOR WHICH A BUSINESS PLAN HAS BEEN PROVIDED TO COVER THE PERIOD FOR WHICH THE TEMPORARY PERMISSION IS SOUGHT. THE BUSINESS PLAN SHOULD DEMONSTRATE THAT THE ENTERPRISE HAS BEEN PLANNED ON A SOUND FINANCIAL BASIS SUCH THAT LONGER TERM VIABILITY IS LIKELY TO BE ACHIEVED. CONFIRMATION WILL BE SOUGHT THAT THE BUSINESS PLAN HAS BEEN AGREED WITH THE RELEVANT FUNDING BODY. (b) IN THE CASE OF PERMANENT ACCOMMODATION - THERE IS A CLEARLY ESTABLISHED EXISTING FUNCTIONAL NEED WHICH RELATES TO A REQUIREMENT FOR A FULL TIME WORKER; THE ENTERPRISE HAS BEEN ESTABLISHED FOR AT LEAST THREE YEARS, IS CURRENTLY FINANCIALLY SOUND AND HAS A CLEAR PROSPECT OF REMAINING SO. (c) IN ALL CASES, THE FUNCTIONAL NEED CANNOT BE FULFILLED BY ANOTHER DWELLING ON THE HOLDING, OR BY ANY OTHER EXISTING ACCOMMODATION IN THE AREA WHICH IS SUITABLE AND AVAILABLE FOR OCCUPATION BY THE WORKER(S) CONCERNED. (d) THE SIZE AND FORM OF CONSTRUCTION OF THE DWELLING IS COMPATIBLE WITH THE FUNCTIONAL REQUIREMENT OF THE HOLDING. (II) THE COUNCIL WILL IMPOSE A RESTRICTIVE OCCUPANCY CONDITION TO ENSURE THAT SUCH DWELLINGS ARE RETAINED AND UTILISED FOR THE PURPOSE FOR WHICH THEY ARE ALLOWED.

REMOVAL OF AGRICULTURAL OCCUPANCY CONDITIONS

APPLICATIONS TO REMOVE RESTRICTIVE OCCUPANCY CONDITIONS FROM AGRICULTURAL DWELLINGS WILL NEED TO DEMONSTRATE THAT THERE IS NO REASONABLE LIKELIHOOD OF THE DWELLING BEING OCCUPIED AGAIN IN CONNECTION EITHER WITH THE HOLDING WHICH IT WAS ORIGINALLY GRANTED TO SERVE, OR WITH ANY OTHER AGRICULTURAL OR FORESTRY ENTERPRISE IN THE LOCALITY, OR IN CONNECTION WITH OTHER PREDOMINANTLY OPEN USES OF GREEN BELT LAND. THE COUNCIL WILL REQUIRE COMPELLING EVIDENCE OF A FUNDAMENTAL CHANGE IN THE AGRICULTURAL CIRCUMSTANCES OF THE HOLDING AND EVIDENCE OF A LACK OF NEED IN THE AREA GENERALLY FOR DWELLINGS TO SERVE AGRICULTURAL/FORESTRY HOLDINGS OR OTHER SPECIFIC GREEN BELT RELATED USES BEFORE BEING MINDED TO APPROVE SUCH APPLICATIONS.

ANCILLARY DWELLINGS IN THE GREEN BELT

(I) THE COUNCIL WILL NOT GRANT PERMISSION FOR A DWELLING ANCILLARY TO AN APPROPRIATE GREEN BELT ACTIVITY UNLESS VERY SPECIAL CIRCUMSTANCES ARE DEMONSTRATED. THE FOLLOWING CRITERIA WILL APPLY: (a) IT MUST BE DEMONSTRATED THAT IT IS ESSENTIAL, IN THE INTERESTS OF THE PROPER FUNCTIONING OF THE ACTIVITY, FOR THERE TO BE A PERMANENT PRESENCE ON THE SITE; (b) THE FUNCTIONAL NEED CANNOT BE FULFILLED BY AN EXISTING DWELLING CLOSE BY WHICH IS SUITABLE AND IS, OR COULD BECOME, AVAILABLE FOR OCCUPATION BY THE WORKER CONCERNED; (c) THE SIZE AND FORM OF CONSTRUCTION OF THE DWELLING IS COMPATIBLE WITH THE FUNCTIONAL REQUIREMENT OF THE PRIMARY USE WHICH JUSTIFIES THE PROVISION OF ACCOMMODATION; (II) THE COUNCIL WILL IMPOSE A RESTRICTIVE OCCUPANCY CONDITION TO ENSURE THAT THE DWELLING IS RETAINED FOR THE PURPOSE FOR WHICH IT IS ALLOWED.

REMOVAL OF RESTRICTIVE (NON AGRICULTURAL) OCCUPANCY CONDITIONS

APPLICATIONS TO REMOVE RESTRICTIVE OCCUPANCY CONDITIONS ON DWELLINGS WHICH ARE TIED TO A USE OF GREEN BELT LAND WILL NEED TO DEMONSTRATE THAT THE ASSOCIATED USE IS NO LONGER VIABLE, AND THAT THERE IS NO DEMAND FROM ANY OTHER GREEN BELT USE WITHIN THE LOCALITY FOR THE ACCOMMODATION.

RESIDENTIAL LAND SUPPLY

AN ADEQUATE AND CONTINUAL SUPPLY OF LAND FOR HOUSING THROUGHOUT THE PLAN PERIOD TO MEET THE ADOPTED STRUCTURE PLAN REQUIREMENT TO PROVIDE 5,400 DWELLINGS FROM 1991 TO 2011 WILL BE PROVIDED FROM THE FOLLOWING SOURCES:- (I) IDENTIFIED HOUSING SITES AS LISTED IN POLICIES H3, H4 AND H5; (II) WINDFALL DEVELOPMENTS; AND (III) DWELLINGS PERMITTED FROM CONVERSION OF EXISTING BUILDINGS IN ACCORDANCE WITH POLICIES H8, H9, H10, GBC1 AND GBC15. ALLOCATED HOUSING SITES ARE IDENTIFIED ON THE PROPOSALS MAP.

RESIDENTIAL CONVERSION OF NON RESIDENTIAL PREMISES

(I) THE CONVERSION OF PREMISES CURRENTLY OR LAST IN COMMERCIAL OR OTHER USE TO RESIDENTIAL USE WILL BE PERMITTED PROVIDED THAT: (a) IF THE CURRENT OR LAST USE IS COMMERCIAL: (i) THE PREMISES ARE NOT IN A DESIGNATED EMPLOYMENT AREA; AND (ii) THERE WOULD BE NO MATERIAL LOSS TO OVERALL EMPLOYMENT OPPORTUNITIES IN THE IMMEDIATE AREA. (b) IF IN OTHER NON-RESIDENTIAL USE: (i) THE PERMANENT LOSS OF THE PREVIOUS USE WOULD NOT HAVE A MATERIAL ADVERSE IMPACT UPON THE LOCAL COMMUNITY; AND (ii) THE PREMISES ARE NOT SUITABLE FOR SOME ALTERNATIVE COMMUNITY FACILITY CURRENTLY LACKING IN THE LOCALITY. (II) PERMISSION FOR CONVERSION OF PREMISES TO RESIDENTIAL USE WILL ONLY BE GIVEN WHERE THE SCHEME ACCORDS WITH POLICY H10.

HOUSING DENSITIES IN NEW DEVELOPMENT ON UNALLOCATED HOUSING SITES

(I) IN ASSESSING SCHEMES FOR RESIDENTIAL DEVELOPMENT OR REDEVELOPMENT WITHIN THE URBAN AREA, THE COUNCIL WILL SEEK TO ENSURE AS HIGH A DENSITY AS IS REASONABLE HAVING REGARD TO THE NEED TO ENSURE COMPATIBILITY WITH THE CHARACTER OF THE ESTABLISHED ENVIRONS. PARTICULAR REGARD WILL BE GIVEN TO THE SPECIFIC CHARACTERISTICS OF THE SITE AND ITS LOCALITY, AND TO ACCESSIBILITY TO PUBLIC TRANSPORT. THE FOLLOWING GENERAL DENSITY EXPECTATIONS WILL BE APPLIED:- (a) SITES WITHIN THE BOUNDARIES OF THE TOWN CENTRES AS DEFINED ON THE PROPOSALS MAP – IN THE REGION OF 80 DPH (DWELLINGS PER HECTARE); (b) SITES WITHIN THE ACCESSIBILITY CORRIDOR AS DEFINED IN SUPPLEMENTARY PLANNING GUIDANCE – IN THE REGION OF 60 DPH; (c) ELSEWHERE WITHIN THE URBAN AREA – A DENSITY COMPATIBLE WITH THE GENERAL PREVAILING DENSITY OF EXISTING HOUSING IN THE VICINITY OF THE SITE PROVIDED THAT THIS IS NOT BELOW 30 DPH (II) NEW DEVELOPMENT AT HIGHER DENSITIES THAN THE GUIDELINES INCLUDED IN PART (I) MAY BE ACCEPTABLE PROVIDED THAT ENHANCEMENT TO PUBLIC TRANSPORT PROVISION IS INCLUDED AS AN INTEGRAL PART OF THE PROPOSAL AND THERE WOULD BE NO MATERIAL HARM TO THE ESTABLISHED CHARACTER OF THE AREA.

HOUSING MIX

ALL HOUSING DEVELOPMENTS OF 15 DWELLINGS OR MORE OR 0.5 Ha or MORE IN THE URBAN AREA WILL BE PERMITTED ONLY WHERE: (a) THEY INCLUDE A MIX OF HOUSE TYPES AND SIZES INCLUDING SMALLER PROPERTIES; AND (b) THEY CONTRIBUTE TOWARDS A BALANCED COMMUNITY STRUCTURE, INCLUDING MEETING THE NEEDS OF SPECIFIC GROUPS SUCH AS THE ELDERLY, DISABLED AND YOUNG SINGLE PEOPLE

AFFORDABLE HOUSING

(I) ALL NEW HOUSING DEVELOPMENTS WILL BE ASSESSED WITH REGARD TO THE SUITABILITY OF THE SITE FOR AFFORDABLE HOUSING IN RELATION TO THE HOUSING NEEDS OF THE BOROUGH WHEREVER POSSIBLE THE BOROUGH COUNCIL WILL SEEK TO SECURE A PROPORTION OF UNITS FOR AFFORDABLE HOUSING AS AN INTEGRATED ELEMENT OF THE DEVELOPMENT. (II) ON SITES SUITABLE FOR HOUSING DEVELOPMENT, THE FOLLOWING CRITERIA WILL BE USED TO ASSESS SUITABILITY FOR AFFORDABLE HOUSING: (a) THE PROXIMITY OF THE SITE TO LOCAL SERVICES AND FACILITIES; (b) THE ACCESSIBILITY OF THE SITE FOR PUBLIC TRANSPORT SERVICES; (c) WHETHER THERE WILL BE PARTICULAR COSTS ASSOCIATED WITH BRINGING THE SITE FORWARD FOR HOUSING; AND (d) WHETHER THE PROVISION OF AFFORDABLE HOUSING ON THE SITE WOULD PREJUDICE THE REALISATION OF OTHER PLANNING OBJECTIVES FOR THE SITE. (III) THE COUNCIL WILL NEGOTIATE PROVISION OF AFFORDABLE HOUSING AT A RATE OF 40% OF ALL UNITS ON SITES CAPABLE OF ACCOMMODATING FIFTEEN OR MORE DWELLINGS OR WITH AN AREA OF 0.5ha OR MORE. ATTEMPTS TO CIRCUMVENT THIS THRESHOLD BY FRAGMENTATION OF A LARGE SITE OR BY IGNORING THE POTENTIAL FOR AN AMALGAMATION OF SMALL SITES WILL BE RESISTED. (IV) IN INSTANCES OF PHASING THE SITE WILL BE CONSIDERED AS A WHOLE FOR THE PURPOSES OF AFFORDABLE HOUSING. FOR THE AVOIDANCE OF DOUBT, THE AFFORDABLE HOUSING ELEMENT SHOULD BE BUILT FOR OCCUPATION IN LINE WITH AGREED PHASING FOR THE WHOLE SITE. (V) THE PROVISION OF AFFORDABLE HOUSING ON MIXED USE DEVELOPMENTS WILL BE EXPECTED IN LINE WITH THIS POLICY.

SECURING PROVISION OF AFFORDABLE HOUSING

(I) THE COUNCIL WILL SEEK TO SECURE AFFORDABLE HOUSING THROUGH A CONCURRENT LEGAL AGREEMENT ASSOCIATED WITH THE RELEVANT PLANNING APPLICATION INVOLVING: (a) A RESTRICTION ON THE USE OR DEVELOPMENT OF LAND UNTIL LAND OR UNITS HAVE BEEN TRANSFERRED TO AN AFFORDABLE HOUSING PROVIDER OR (b) OTHER MECHANISMS TO DELIVER HOUSING TO HOUSEHOLDS WHO CANNOT COMPETE IN THE HOUSING MARKET (II) THE TYPE AND MIX OF DWELLINGS AND THE MECHANISM TO DELIVER THEM SHOULD REFLECT THE LEVELS OF NEED AS OUTLINED IN THE COUNCILS CURRENT AFFORDABLE HOUSING STRATEGY

AFFORDABLE HOUSING: ENSURING CONTINUING BENEFITS

IN ORDER TO ENSURE THAT THE BENEFITS OF AFFORDABILITY ARE PASSED TO SUCCESSIVE OCCUPIERS, DEVELOPERS (AND IF APPROPRIATE, REGISTERED SOCIAL LANDLORDS) WILL BE EXPECTED TO ENTER INTO PLANNING OBLIGATIONS TO ENSURE THAT: (I) RENTED ACCOMMODATION, SHARED OWNERSHIP PROVISION AND LOW COST MARKET HOUSING SHOULD BE IN LINE WITH THE CURRENT STATEMENT OF HOUSING NEED AND/OR AFFORDABLE HOUSING STRATEGY; (II) THE AFFORDABLE HOUSING IS TRANSFERRED TO A REGISTERED SOCIAL LANDLORD IF NOT FIRST TRANSFERRED TO THE COUNCIL; (III) THE HOUSING IS OCCUPIED BY PEOPLE IDENTIFIED BY THE BOROUGH COUNCIL AS BEING IN HOUSING NEED IN ACCORDANCE WITH COUNCIL CRITERIA.

SHELTERED HOUSING

PROPOSALS FOR SHELTERED HOUSING WILL BE SUPPORTED WHERE CONSIDERATION HAS BEEN GIVEN TO ACCESS TO PASSENGER TRANSPORT, SHOPPING AND OTHER FACILITIES AND THE PROPOSAL IS IN GENERAL CONFORMITY WITH DEVELOPMENT, AMENITY AND PARKING ADVICE CONTAINED WITHIN THIS PLAN UNLESS A RELAXATION OF SUCH STANDARDS CAN BE JUSTIFIED HAVING REGARD TO POLICY H10 DESIGN QUALITY OF DEVELOPMENT.

LOSS OF SPECIALIST RESIDENTIAL ACCOMMODATION

THE COUNCIL WILL OPPOSE THE LOSS OF ALL FORMS OF EXISTING SPECIALIST RESIDENTIAL ACCOMMODATION WITHIN THE BOROUGH WHERE A DEMONSTRABLE NEED EXISTS FOR ITS RETENTION UNLESS IT IS SATISFACTORILY DEMONSTRATED THAT ADEQUATE ALTERNATIVE PROVISION HAS BEEN, OR IS BEING MADE

MAXIMISING THE DEVELOPMENT POTENTIAL FROM SITES

DEVELOPMENT PROPOSALS WHICH DO NOT MAKE EFFECTIVE USE OF LAND AND DO NOT SEEK TO REDUCE, WHERE PRACTICABLE, RELIANCE ON THE PRIVATE CAR AS A MEANS OF TRAVEL WILL BE REFUSED

STRATEGIC HOUSING ALLOCATIONS

SITES AT WARE ROAD, HODDESDON (known as The Hailey site) AND AT CANADA FIELDS, TURNFORD, AS IDENTIFIED ON THE PROPOSALS MAP, ARE DESIGNATED AS STRATEGIC HOUSING SITES BECAUSE OF THEIR IMPORTANCE IN BRINGING FORWARD THE HOUSING STRATEGY INCORPORATED IN THIS PLAN. THE COUNCIL WILL REQUIRE BOTH SITES TO:- (I) MAKE A SIGNIFICANT CONTRIBUTION TO AFFORDABLE HOUSING; (II) PROVIDE A MIX OF DWELLING TYPES AND SIZES INCLUDING A SIGNIFICANT PROPORTION OF SMALLER UNITS OF ACCOMMODATION; AND (III) MAKE A SIGNIFICANT CONTRIBUTION TO MEETING IDENTIFIED COMMUNITY NEEDS.

SHORT TERM HOUSING ALLOCATIONS 2005-2008

HOUSING DEVELOPMENT WILL BE PERMITTED IN PRINCIPLE ON THE FOLLOWING SITES, AS IDENTIFIED ON THE PROPOSALS MAP DURING THE REMAINING PART OF THE PLAN PERIOD 2005-2008.

LONGER TERM HOUSING ALLOCATIONS 2008-2011

HOUSING DEVELOPMENT WILL BE PERMITTED IN PRINCIPLE ON THE FOLLOWING SITE, AS IDENTIFIED ON THE PROPOSALS MAP DURING THE LATTER PART OF THE PLAN PERIOD 2008-2011.

PROTECTING THE AMENITY OF EXISTING RESIDENTIAL AREAS

(I) IN ORDER TO PROTECT THE AMENITY OF EXISTING RESIDENTIAL AREAS, PLANNING PERMISSION WILL BE GRANTED PROVIDED THAT:- (a) IN RESPECT OF THE CHANGE OF USE AND ENCLOSURE OF COMMUNAL AMENITY LAND WITHIN HOUSING DEVELOPMENTS WHETHER OR NOT ADOPTED BY THE BOROUGH COUNCIL UNLESS IT CAN BE DEMONSTRATED THAT ENCLOSURE WOULD NOT BE VISUALLY DETRIMENTAL TO THE AMENITY OF THE WIDER AREA; AND (II) WHEN CONSIDERING PROPOSALS FOR EXTENSIONS TO EXISTING DWELLINGS LOCATED WITHIN THE BUILT UP AREA, THE COUNCIL WILL SEEK COMPLIANCE WITH THE FOLLOWING:- (a) THAT THE SCALE, DESIGN AND EXTERNAL APPEARANCE OF THE EXTENSION/ALTERATION IS COMPATIBLE WITH THE PARENT BUILDING AND ITS WIDER SETTING; (b) THAT THE PROPOSED EXTENSION/ALTERATION WOULD NOT MATERIALLY HARM THE PRIVACY, AMENITY OR ENVIRONMENT OF NEARBY RESIDENTS; (c) THAT PROVISION IS MADE FOR SAFE ACCESS AND ADEQUATE VEHICLE PARKING IN ACCORDANCE WITH STANDARDS CONTAINED WITHIN BOROUGH-WIDE SUPPLEMENTARY PLANNING GUIDANCE; AND (d) THAT IMPORTANT LANDSCAPE FEATURES ARE RETAINED. IN THE EVENT THAT REMOVAL OF LANDSCAPE FEATURES IS THE ONLY PRACTICAL OPTION, AND IS DEEMED ACCEPTABLE IN THE PARTICULAR CIRCUMSTANCES OF THE CASE, THE COUNCIL WILL SEEK PROVISION OF SUITABLE REPLACEMENT PLANTING.

RETENTION OR REFURBISHMENT OF EXISTING HOUSING STOCK

PERMISSION WILL ONLY BE GRANTED FOR DEVELOPMENT WHICH WOULD RESULT IN A NET LOSS OF RESIDENTIAL ACCOMMODATION OR THE LOSS OF LAND CURRENTLY IN RESIDENTIAL USE WHERE:- (I) THE PROPOSAL WOULD RESULT IN THE CREATION OF PUBLIC OPEN SPACE AND/OR COMMUNITY FACILITIES FOR WHICH THERE IS AN IDENTIFIED LOCAL NEED AND WHICH CANNOT BE MET FROM ANY OTHER SOURCE; OR (II) THE PROPOSAL IS REQUIRED TO FACILITATE A DEVELOPMENT WHICH OTHERWISE ACCORDS IN ALL MATERIAL RESPECTS WITH OTHER POLICIES IN THIS PLAN; OR (III) THE PROPOSAL FORMS AN ESSENTIAL ELEMENT OF A COMPREHENSIVE URBAN REGENERATION SCHEME.

DESIGN QUALITY OF DEVELOPMENT

(I) IN ORDER TO ENSURE GOOD QUALITY OF RESIDENTIAL DEVELOPMENT, SUCH PROPOSALS WILL BE EXPECTED TO BE IN GENERAL CONFORMITY WITH THE DEVELOPMENT, AMENITY AND PARKING ADVICE CONTAINED WITHIN BOROUGH-WIDE SUPPLEMENTARY PLANNING GUIDANCE. CONSIDERATION MAY BE GIVEN TO RELAXATION OF SUPPLEMENTARY PLANNING GUIDANCE IN THE FOLLOWING CIRCUMSTANCES:- (a) DEVELOPMENT PROPOSED TO PROVIDE FOR SPECIAL NEEDS HOUSING (b) DEVELOPMENT WITHIN THE DEFINED TOWN CENTRES OR ABOVE RETAIL PARADES (c) CONVERSION FROM NON RESIDENTIAL USE WHERE FULL COMPLIANCE CANNOT BE ACHIEVED BUT A SATISFACTORY STANDARD OF ACCOMMODATION CAN NEVERTHELESS BE CREATED IN ALL INSTANCES, IT WILL BE NECESSARY TO DEMONSTRATE THAT THERE WOULD BE NO SIGNIFICANT DETRIMENT TO AMENITY FOR BOTH OCCUPIERS OF THE PROPOSED DEVELOPMENT AND EXISTING RESIDENTS OF THE LOCALITY FROM FLEXIBLE APPLICATION OF ALL DESIGN ADVICE (II) ASSESSMENT OF UNDER ACHIEVEMENT OF SPG REQUIREMENTS WILL BE MADE FLEXIBLY AND ON A CASE BY CASE BASIS. HOWEVER, THERE WILL BE A PRESUMPTION AGAINST THE GRANT OF PLANNING PERMISSION WHERE PROPOSALS FALL SIGNIFICANTLY SHORT OF SPG STANDARDS AND NO SATISFACTORY MITIGATING CIRCUMSTANCES HAVE BEEN DEMONSTRATED.

CONVERSION OF EXISTING RESIDENTIAL PROPERTY TO SELF CONTAINED FLATS

(I) WHEN CONSIDERING APPLICATIONS FOR RESIDENTIAL CONVERSIONS THE COUNCIL WILL HAVE REGARD TO THE CHARACTER OF THE AREA AND THE CUMULATIVE IMPACT OF CONVERSIONS ON A PARTICULAR ROAD OR NEIGHBOURHOOD, AND TO THE AVOIDANCE OF OVER-INTENSIVE DEVELOPMENT BOTH ON THE SITE AND IN THE CONTEXT OF THE WIDER AREA. (II) SUBJECT TO ACCEPTABILITY WITHIN PART (I) OF THIS POLICY, THE COUNCIL WILL PERMIT RESIDENTIAL CONVERSIONS PROVIDED THAT THE PROPOSAL ACCORDS WITH ALL OF THE FOLLOWING CRITERIA:- (a) ADEQUATE PROVISION IS MADE FOR SAFE ACCESS, PARKING, AMENITY SPACE AND REFUSE STORAGE; AND (b) THE SIZE AND LAYOUT OF THE PROPOSED UNIT IS SATISFACTORY WITH APPROPRIATE SOUND INSULATION MEASURES PROVIDED BETWEEN UNITS. (III) THE FORMATION OF ADDITIONAL LIVING ACCOMMODATION WITHIN BASEMENTS AND LOFTS FOR THE PURPOSE OF CREATING ADDITIONAL SEPARATE DWELLING UNITS WILL NOT BE PERMITTED.

RESIDENTIAL USE IN TOWN CENTRES

THE COUNCIL WILL SUPPORT THE PROVISION OF RESIDENTIAL ACCOMMODATION, INCLUDING AFFORDABLE/SPECIAL NEEDS HOUSING, IN TOWN CENTRES THROUGH: (a) RETENTION OF EXISTING RESIDENTIAL ACCOMMODATION ABOVE SHOPS AND OTHER TOWN CENTRES USES. (b) UTILISATION OF VACANT OR UNDER-USED COMMERCIAL FLOOR SPACE ABOVE GROUND FLOOR LEVEL WHERE: (i) THE SPACE IS NOT ESSENTIAL TO THE VIABILITY OR VITALITY OF THE TOWN CENTRE; AND (ii) THE SPACE IS OF A SIZE, SHAPE AND OUTLOOK TO PROVIDE SELF-CONTAINED RESIDENTIAL UNITS WITH A REASONABLE INTERNAL LIVING ENVIRONMENT: AND (iii) INDEPENDENT ACCESS CAN BE ACHIEVED; AND (iv) RESIDENTIAL USE WOULD NOT PREJUDICE OTHER USES ASSISTING THE VITALITY AND VIABILITY OF THE TOWN CENTRE. (c) MIXED USE SCHEMES INVOLVING COMMERCIAL AND RESIDENTIAL DEVELOPMENT WHERE THESE CAN BE SATISFACTORILY ACCOMMODATED HAVING REGARD TO LOCAL AMENITY.

COMMUNITY AND INFRASTRUCTURE NEEDS LINKED TO NEW DEVELOPMENT

WHERE APPROPRIATE, THE BOROUGH COUNCIL WILL SEEK THE PROVISION OF COMMUNITY BENEFITS, FACILITIES AND INFRASTRUCTURE FROM RESIDENTIAL AND EMPLOYMENT DEVELOPMENT PROPOSALS, EITHER THROUGH ON-SITE PROVISION OR FINANCIAL CONTRIBUTIONS TOWARDS OFF-SITE PROVISION. THE LEVEL OF PROVISION AND/OR CONTRIBUTIONS SOUGHT BY THE COUNCIL WILL BE BASED ON: - THE IMPACT OF THE LIKELY DEMAND GENERATED BY THE PROPOSED DEVELOPMENT ON COMMUNITY AND OTHER INFRASTRUCTURE; - THE EXISTING LEVEL OF PROVISION AND PRIORITIES OUTLINED IN THE COMMUNITY PLAN, AND - THE GUIDELINES FOR CALCULATING APPROPRIATE PROVISION AND COMMUNITY CONTRIBUTIONS IN SUPPLEMENTARY PLANNING GUIDANCE.

REDEVELOPMENT OF HOUSEHOLD WASTE SITE AND HIGHWAY DEPOT

(I) REDEVELOPMENT OF THE HOUSEHOLD WASTE SITE & HIGHWAY DEPOT WILL BE ACCEPTABLE PROVIDED THAT:- (a) IN THE CASE OF THE HOUSEHOLD WASTE SITE, ALTERNATIVE PROVISION HAS ALREADY BEEN MADE AT A LOCATION WITHIN THE BOROUGH EQUALLY ACCESSIBLE TO THE GENERAL PUBLIC; AND THE NEW FACILITY IS FULLY OPERATIONAL PRIOR TO COMMENCEMENT OF REDEVELOPMENT OF THE SITE; (b) ALL PROPOSALS MUST BE DEMONSTRATED TO BE COMPATIBLE WITH THE COUNCIL'S OBJECTIVES FOR GREATER BROOKFIELD AS SET OUT IN SECTION 6.2 OF THIS PLAN; (c) REDEVELOPMENT IS PLANNED, AND IS EXECUTED, ON A COMPREHENSIVE BASIS; (d) MEASURES TO IMPROVE THE HIGHWAY NETWORK AND PUBLIC TRANSPORT TO ALLOW THE PROPOSED DEVELOPMENT TO BE ACCESSED WITHOUT ANY MATERIAL ADVERSE IMPACT ON LOCAL HIGHWAY CONDITIONS ARE INCORPORATED; AND (e) PROPOSALS SATISFY THE REQUIREMENTS OF POLICIES BFC9 (DESIGN & APPEARANCE) AND BFC10 (PROTECTION OF THE SETTING OF THE METROPOLITAN GREEN BELT & GREAT CAMBRIDGE ROAD) (II) IN ASSESSING THE SUITABILITY OF ALTERNATIVE USES FOR THESE SITES, THE COUNCIL WILL REQUIRE APPLICANTS TO DEMONSTRATE THAT:- (a) IN THE CASE OF CLASS C1 USES (HOTELS) OR CLASS D2 USES (ASSEMBLY & LEISURE) THAT THE PPS6 SEQUENTIAL TEST HAS BEEN SATISFIED; (b) IN THE CASE OF A3 USES, THAT THE TYPE AND LEVEL OF A3 USE REMAINS A COMPLEMENTARY COMPONENT OF A COMPREHENSIVE MIXED USE REDEVELOPMENT; AND (c) IN THE CASE OF A3 AND OTHER LEISURE USES, THE REQUIREMENTS OF SUS 8-10 ARE MET. (III) REDEVELOPMENT FOR RETAIL (A1) PURPOSES WILL NOT BE ACCEPTABLE.

RE-USE OF EXISTING RURAL BUILDINGS

(I) APPLICATIONS FOR THE RE-USE OF RURAL BUILDINGS WILL NEED TO DEMONSTRATE THAT ALL OF THE FOLLOWING CRITERIA ARE SATISFIED BEFORE THE COUNCIL WILL CONSIDER THE GRANT OF PLANNING PERMISSION: (a) IN RESPECT OF THE BUILDING, (i) IT IS OF PERMANENT CONSTRUCTION AND CAPABLE OF RE-USE WITHOUT MAJOR RECONSTRUCTION, ALTERATION OR EXTENSION; (ii) THE BULK, FORM, MATERIALS OF CONSTRUCTION AND GENERAL DESIGN OF THE BUILDING ARE IN KEEPING WITH ITS SURROUNDINGS SUCH THAT THE BUILDING DOES NOT HAVE A NEGATIVE IMPACT ON THE AREA; AND (iii) THE PROPOSED CONVERSION IS SYMPATHETIC TO THE CHARACTER AND APPEARANCE OF THE BUILDING AND ITS LOCALITY; (b) IN RESPECT OF USES, (i) THE PROPOSAL REPRESENTS A SUSTAINABLE USE FOR BOTH THE BUILDING AND THE LOCATION CONCERNED; IN THE CASE OF PROPOSALS FOR RESIDENTIAL USE, BUSINESS, COMMUNITY OR TOURIST USES, OR CONVERSION TO AFFORDABLE HOUSING, HAVE BEEN SHOWN TO BE EITHER INAPPROPRIATE IN PLANNING TERMS OR OTHERWISE IMPRACTICAL (ii) UNDUE DETRIMENT WILL NOT BE CAUSED TO THE AMENITY OF NEARBY RESIDENTS; (iii) THE LEVEL OF TRAFFIC GENERATED BY THE PROPOSED USE IS APPROPRIATE TO THE LOCATION, AND CAN BE SAFELY ACCOMMODATED BOTH BY ROADS LEADING INTO THE SITE AND BY THE SITE ACCESS; AND (iv) THE PROVISION OF ANY HARD STANDINGS, MEANS OF ENCLOSURE OR OTHER FEATURES REQUIRED IN CONNECTION WITH THE PROPOSED USE WILL NOT ADVERSELY AFFECT THE APPEARANCE OR OPENNESS OF THE SURROUNDING COUNTRYSIDE. (II) THE COUNCIL WILL REQUIRE FULL DETAILS OF THE WORKS NECESSARY TO EFFECT CONVERSION TO BE SUBMITTED WITH THE APPLICATION FOR PLANNING PERMISSION, TOGETHER WITH A STRUCTURAL SURVEY OF THE BUILDING. WHERE PLANNING PERMISSION IS GRANTED FOR THE RE-USE OF A RURAL BUILDING, THE COUNCIL MAY IMPOSE A CONDITION TO WITHDRAW ANY PERMITTED DEVELOPMENT RIGHTS WHICH WOULD OTHERWISE ACCRUE FROM IMPLEMENTATION OF THE PLANNING PERMISSION.

MONITORING AND REVIEW

AS PART OF THE CONTINUAL REVIEW OF THIS PLAN, POLICIES WILL BE MONITORED TO ASSESS WHETHER THE PLAN IS MEETING ITS AIMS AND OBJECTIVES, AND TO IDENTIFY ANY EMERGING NEW ISSUES. POLICIES IN THIS PLAN WILL BE REVIEWED TO REFLECT: (a) ALTERATIONS TO NATIONAL, REGIONAL OR OTHER GUIDANCE, (b) REVISIONS TO THE STRUCTURE PLAN, (c) THE RESULTS OF MONITORING AND FURTHER TECHNICAL WORK BY OR ON BEHALF OF THE COUNCIL.

ENFORCEMENT

WHERE IT IS CONSIDERED EXPEDIENT, THE BOROUGH COUNCIL WILL TAKE ALL NECESSARY APPROPRIATE ACTION UNDER THE TOWN AND COUNTRY PLANNING ACT 1990 AND OTHER ASSOCIATED LEGISLATION TO ENSURE COMPLIANCE WITH THE POLICIES SET OUT IN THIS PLAN.

Comprehensive Approach To Development At Greater Brookfield

(I) DEVELOPMENT AT GREATER BROOKFIELD SHALL BE BROUGHT FORWARD IN A COMPREHENSIVE MANNER IN ACCORDANCE WITH AN AGREED MASTER PLAN. THE MASTER PLAN WILL PROVIDE DIRECTION ON THE LOCATION AND QUANTUM OF DEVELOPMENT WITHIN THE CENTRE AND WILL INCLUDE PROPOSALS TO RELIEVE THE CENTRE OF THROUGH TRAFFIC, REDUCE CONGESTION AND ENHANCE PUBLIC TRANSPORT, PEDESTRIAN AND CYCLE ROUTES. (II) PIECEMEAL DEVELOPMENT WHICH WOULD COMPROMISE THE COMPREHENSIVE DEVELOPMENT OF GREATER BROOKFIELD WILL NOT BE PERMITTED.

Land at Brookfield Farm and Brookfield Retail Park

THE COUNCIL SUPPORTS CONTINUED RETAIL USE OF EXISTING BUILDINGS AT BROOKFIELD FARM AND BROOKFIELD RETAIL PARK, TOGETHER WITH THE INTRODUCTION OF A2, A3 AND D2 USES, SUBJECT TO THE TYPE AND LEVEL OF SUCH USES REMAINING APPROPRIATE AND SUBORDINATE TO THE PRIMARY USE FOR A1 PURPOSES.

LAND WEST OF HALFHIDE LANE (HALFHIDE LANE SITE)

(I) THE COUNCIL ALLOCATES LAND WEST OF HALFHIDE LANE FOR THE PROVISION OF UP TO 8,000 SQ.M OF ADDITIONAL RETAIL FLOORSPACE, WITH SALES RESTRICTED TO BULKY GOODS ONLY (I.E. RETAIL WAREHOUSING). APPLICANTS FOR PROPOSALS FOR DEVELOPMENT WITHIN EITHER USE CLASS D2 OR FOR HOTEL/MOTEL USE WILL BE REQUIRED TO DEMONSTRATE THAT THE PPS6 SEQUENTIAL TEST HAS BEEN COMPLIED WITH. IN THE CASE OF A3-A5 USES, APPLICANTS WILL BE REQUIRED TO DEMONSTRATE THAT THE TYPE AND LEVEL A3 USE REMAINS A COMPLEMENTARY COMPONENT OF A COMPREHENSIVE MIXED USE REDEVELOPMENT. (II) ALL DEVELOPMENT PROPOSALS FOR LAND WEST OF HALFHIDE LANE MUST:- (a) DEMONSTRATE COMPATIBILITY WITH THE COUNCIL'S OBJECTIVES FOR GREATER BROOKFIELD AS SET OUT IN SECTION 6.2 OF THIS PLAN; (b) BE PLANNED AND EXECUTED ON A COMPREHENSIVE BASIS (c) INCORPORATE MEASURES TO IMPROVE THE HIGHWAY NETWORK AND PUBLIC TRANSPORT TO ALLOW THE PROPOSED DEVELOPMENT TO BE ACCESSED WITHOUT ANY MATERIAL ADVERSE IMPACT ON LOCAL HIGHWAY CONDITIONS; (d) SATISFY THE REQUIREMENTS OF POLICIES BFC9 (DESIGN & APPEARANCE), BFC10 (PROTECTION OF THE SETTING OF THE METROPOLITAN GREEN BELT AND GREAT CAMBRIDGE ROAD), AND BFC11 (NEW RIVER GREEN CHAIN- PEDESTRIAN LINKS) (e) INCLUDE PROVISION FOR RELOCATION OF ALL OF THE EXISTING OCCUPIERS.

HIERARCHY OF TOWN AND LOCAL CENTRES

(I) THE COUNCIL WILL PERMIT NEW RETAIL DEVELOPMENT WITHIN THE TOWN AND DISTRICT CENTRES THAT IS COMPATIBLE WITH THEIR FUNCTION AND POSITION WITHIN THE RETAIL HIERARCHY SET OUT IN PARAGRAPH 5.13 SUBJECT TO POLICY RTC4. (II) RETAIL DEVELOPMENT WILL NOT BE PERMITTED ELSEWHERE IN THE BOROUGH UNLESS OTHERWISE PROVIDED FOR IN THIS PLAN OR WHERE: (a) A QUALITATIVE AND/OR QUANTITATIVE NEED CAN BE DEMONSTRATED WHICH IS NOT ADEQUATELY MET WITHIN THE BOROUGH AT PRESENT: AND (b) FOLLOWING A SEQUENTIAL TEST, IT IS DEMONSTRATED THAT THE LAND AND PREMISES REQUIREMENTS OF DEVELOPMENT CANNOT BE PHYSICALLY ACCOMMODATED WITHIN EXISTING CENTRES OR ON EDGE OF CENTRE SITES OR THE EXISTING CENTRES CANNOT ACCOMMODATE THE DEVELOPMENT WITHOUT DAMAGE TO THEIR HISTORIC OR ARCHITECTURAL CHARACTER OR OVERALL ENVIRONMENT: (c) THE PROPOSALS WOULD NOT HAVE A MATERIAL ADVERSE IMPACT UPON THE VITALITY AND VIABILITY OF TOWN, DISTRICT AND LOCAL CENTRES: (d) THE DEVELOPMENT ACCORDS WITH THE CRITERIA SET OUT IN POLICY RTC4 (III) PLANNING PERMISSION WILL BE GRANTED FOR PROPOSALS WHICH SEEK TO RETAIN AND/OR ENHANCE THE PRIMARY RETAIL FUNCTION OF THE CORE FRONTAGES OF WALTHAM CROSS AND HODDESDON TOWN CENTRES AS SHOWN ON MAPS

VITALITY AND VIABILITY OF TOWN AND DISTRICT CENTRES

IN ORDER TO ASSIST THE MAINTENANCE AND/OR IMPROVEMENT OF THE VITALITY AND VIABILITY OF THE BOROUGH'S TOWN AND DISTRICT CENTRES (AS DEFINED IN THE SHOPPING CENTRE HIERARCHY SET OUT IN POLICY RTC1 AND SHOWN ON THE PROPOSALS MAP) THE COUNCIL WILL: (a) PREPARE TOWN CENTRE FRAMEWORKS FOR HODDESDON AND WALTHAM CROSS. (b) SEEK TO ENSURE AN APPROPRIATE RANGE OF USES IN CHESHUNT OLD POND DISTRICT CENTRE.

DEVELOPERS' CONTRIBUTIONS

ALL PROPOSALS FOR DEVELOPMENT WITHIN THE HIERARCHY OF SHOPPING CENTRES (AS LISTED PARA 5.13) WILL BE DETERMINED HAVING REGARD TO THE OBJECTIVES OF THE TOWN CENTRE FRAMEWORKS AND THE COUNCIL'S COMMUNITY PLAN WHERE APPROPRIATE, AND POLICY RTC4. WHERE APPROPRIATE DEVELOPER CONTRIBUTIONS WILL BE SOUGHT FOR ENVIRONMENTAL ENHANCEMENT AND COMMUNITY SAFETY SCHEMES AND MEASURES TO IMPROVE SUSTAINABLE TRANSPORT, INFRASTRUCTURE AND SERVICE.

CRITERIA FOR ASSESSING NEW RETAIL PROPOSALS

IN CONSIDERING PLANNING APPLICATIONS FOR NEW RETAIL DEVELOPMENTS WITHIN THE HIERARCHY OF SHOPPING CENTRES, THE BOROUGH COUNCIL WILL HAVE REGARD TO THE FOLLOWING CRITERIA: (a) THE MASSING, SCALE, LAYOUT AND APPEARANCE MUST BE COMPATIBLE WITH, AND WHERE POSSIBLE, ENHANCE THE CHARACTER OF THE CENTRE OVERALL AND ITS FUNCTIONS. (b) THE DEVELOPMENT SHOULD BE WELL RELATED TO PUBLIC TRANSPORT FACILITIES, MAKING PROVISION FOR SUCH FACILITIES WHERE RELEVANT. (c) ADEQUATE ACCESS FACILITIES AND ARRANGEMENTS FOR SERVICE VEHICLES MUST BE PROVIDED; (d) CAR PARKING MUST BE PROVIDED IN ACCORDANCE WITH THE STANDARDS SET OUT SECTION 9.7 OF THE LOCAL TRANSPORT CHAPTER.

NON-RETAIL USES WITHIN CORE FRONTAGES OF HODDESDON AND WALTHAM CROSS TOWN CENTRES

(I) WITHIN THE CORE FRONTAGES OF TOWN CENTRES IN HODDESDON AND WALTHAM CROSS, CHANGE OF USE TO NON-RETAIL USES WILL NOT BE PERMITTED UNLESS: (a) THE RETAIL PRESENCE IN THE CORE FRONTAGE OF THE CENTRE REMAINS AT NOT LESS THAN 60% OF TOTAL FRONTAGE LENGTH; AND (b) NO OVER CONCENTRATION OF NON-RETAIL USES WILL OCCUR IN ANY ONE PART OF THE CORE FRONTAGE LIKELY TO RESULT IN THE DECLINE OF THE RETAIL FUNCTION OF THAT PART OF THE TOWN CENTRE; AND (c) THE PROPOSED USE WILL HAVE NO MATERIAL ADVERSE IMPACT, WHETHER CUMULATIVE OR INDIVIDUALLY, ON THE AMENITY OF OTHER USES IN RESPECT OF NOISE, FUMES, SMELLS AND GENERAL ACTIVITY GENERATED BY THE PROPOSED USE. (II) A RELAXATION OF CRITERIA (a) AND (b) MAY BE ACCEPTABLE WHERE: (a) IT CAN BE DEMONSTRATED THAT A UNIT HAS REMAINED VACANT FOR A CONSIDERABLE PERIOD; (b) THE UNIT HAS PROVED CONSISTENTLY UNATTRACTIVE TO RETAIL USERS; AND (c) THERE IS DOCUMENTARY EVIDENCE IN SUPPORT OF THE APPLICATION DEMONSTRATING THE ABOVE CONDITIONS.

NON-RETAIL USES OTHER THAN IN CORE TOWN CENTRE FRONTAGES

IN TOWN CENTRES, OUTSIDE THE CORE FRONTAGES, IN DISTRICT NEIGHBOURHOOD AND LOCAL CENTRES AND PARADES IDENTIFIED IN SECTION 5.13 AND SUPPORTING MAPS, AND IN RESPECT OF INDIVIDUAL SHOPS, THE COUNCIL WILL SEEK WHEREVER POSSIBLE, TO RETAIN OPPORTUNITIES FOR A BROAD RANGE OF CONVENIENCE SHOPS SERVING THE DAY TO DAY NEEDS OF LOCAL SHOPPERS. (I) PROPOSALS FOR CHANGE OF USE TO NON-RETAIL USES WILL BE PERMITTED PROVIDED: (a) THE PROPOSED USE WOULD SUPPORT THE OVERALL VITALITY OF LOCAL RETAIL AND OTHER SERVICES; AND (b) THERE IS NO MATERIAL IMPACT UPON RESIDENTIAL AMENITY; AND (c) IT CAN BE DEMONSTRATED THAT A UNIT HAS REMAINED VACANT FOR A CONSIDERABLE PERIOD AND HAS BEEN MARKETED BUT IS UNLIKELY TO BE RE-USED FOR RETAIL PURPOSES IN THE MEDIUM TERM. (II) IN RESPECT OF RETAIL AND OTHER COMMERCIAL SERVICES USES ALONG THE A1170 OUTSIDE THE CENTRES IDENTIFIED ON THE INSET MAPS, THE COUNCIL WILL SUPPORT AND ENCOURAGE CHANGE OF USE OUT OF INAPPROPRIATE RETAIL OR OTHER COMMERCIAL USE IN FAVOUR OF RESIDENTIAL RE-USE.

PROPOSALS FOR CLASS A3 AND SIMILAR USES

(I) APPLICATIONS FOR CLASS A3, A4 and A5 AND OTHER SIMILAR USES OR ENTERTAINMENT USES MAY NOT BE PERMITTED WHERE: (a) THE USE WOULD GIVE RISE TO SUBSTANTIAL TRAFFIC MOVEMENTS; AND (b) THE USE WOULD GIVE RISE TO EXCESSIVE ON-STREET PARKING DEMAND DETRIMENTAL TO HIGHWAY SAFETY; AND (c) THERE WOULD BE A MATERIAL ADVERSE EFFECT UPON THE AMENITY OF RESIDENTIAL AND OTHER OCCUPIERS BY REASON OF NOISE, SMELLS AND GENERAL DISTURBANCE GENERATED BY THE PROPOSED DEVELOPMENT.

Pedestrian Links Beside The New River

THE COUNCIL WILL REQUIRE ALL PROPOSALS FOR DEVELOPMENT AT GREATER BROOKFIELD TO DEMONSTRATE THAT CONSIDERATION HAS BEEN GIVEN TO THE PROMOTION OF PEDESTRIAN ACCESSIBILITY BY EITHER PROVIDING, OR FACILITATING THE PROVISION OF, FOOTPATHS ADJACENT TO THE NEW RIVER.

Impact of Development on the Highway Network within the Greater Brookfield Locality

ALL DEVELOPMENT PROPOSALS IN GREATER BROOKFIELD, AS DEFINED ON THE PROPOSALS MAP, OR IN THE IMMEDIATE LOCALITY WILL BE REQUIRED TO DEMONSTRATE THAT:- (a) EITHER THE DEVELOPMENT CAN BE ACCOMMODATED WITHOUT ANY MATERIAL ADVERSE IMPACT ON THE EXISTING HIGHWAY NETWORK; OR APPROPRIATE LOCALISED MEASURES TO AMELIORATE THE IMPACT OF ADDITIONAL TRAFFIC, BEING MEASURES WHICH WILL NOT PREJUDICE IMPLEMENTATION OF A COMPREHENSIVE TRANSPORT SOLUTION FOR THE WHOLE CENTRE IN DUE COURSE, ARE INCORPORATED INTO THE PROPOSAL; AND (b) FULL REGARD HAS BEEN GIVEN TO THE NEEDS OF PEDESTRIANS AND CYCLISTS. (II) THE COUNCIL MAY REQUIRE DEVELOPMENT TO BE PHASED IN RELATION TO THE IMPLEMENTATION OF IMPROVEMENTS TO THE HIGHWAY NETWORK AND TO PUBLIC TRANSPORT.

LOCAL TRANSPORT PLAN

(I) THE BOROUGH COUNCIL WILL WORK WITH HERTFORDSHIRE COUNTY COUNCIL, OTHER PUBLIC BODIES AND THE PRIVATE SECTOR TO PREPARE AND IMPLEMENT THE LEA VALLEY AREA TRANSPORTATION PLAN AND IF NECESSARY OTHER INTEGRATED TRANSPORTATION STRATEGIES COVERING THE WHOLE BOROUGH WHICH SUPPORT, WHERE PRACTICABLE, ALTERNATIVES TO THE PRIVATE CAR. (II) THESE STRATEGIES WILL BE A CONSIDERATION IN DETERMINING MAJOR PLANNING APPLICATIONS IN RESPECT OF: (a) SUPPORTING ACCESSIBILITY BY MEANS OTHER THAN THE PRIVATE CAR; (b) THE NEED FOR A GREEN TRAVEL PLAN; AND (c) PROVISION OF RELATED INFRASTRUCTURE. (III) IN SEEKING CONTRIBUTIONS FROM DEVELOPERS AND IN IMPLEMENTING HIGHWAY WORKS IN ANY PROGRAMME, THE COUNCIL WILL HAVE PARTICULAR REGARD TO THE FOLLOWING: (a) PRIORITIES OR MEASURES IDENTIFIED IN THE COUNCIL'S COMMUNITY PLAN; (b) MONITORING OF THE TAKE-UP AND SUCCESS OF EXISTING MEASURES; (c) MEASURES WHICH PROVIDE A DEMONSTRABLE IMPROVEMENT TO ACCESSIBILITY AND COMMUNITY SAFETY; AND (d) MEASURES WHICH OFFER THE MOST COST-EFFECTIVE MEANS OF ACHIEVING SUSTAINABILITY OBJECTIVES.

CYCLING PROVISION

WHERE APPROPRIATE, DEVELOPERS WILL BE EXPECTED TO CONSIDER PROVISION FOR CYCLISTS IN NEW DEVELOPMENT THROUGH THE FOLLOWING MEASURES: (a) OPPORTUNITIES TO PROMOTE DEVELOPMENT OF THE CYCLE NETWORK; (b) ROUTES PROVIDING ACCESS TO AND AROUND THE SITE WHICH CAN BE RIDDEN SAFELY; (c) PROVISION OF CYCLE STORAGE, COVERED CYCLE PARKING AND, WHERE APPROPRIATE, CHANGING AND SHOWER FACILITIES.

CAR PARKING

(I) CAR PARKING REQUIREMENTS FOR DEVELOPMENTS WILL BE ASSESSED IN RELATION TO THE COUNCIL'S MAXIMUM CAR PARKING STANDARDS AS SET OUT IN SECTION 9.7 AND REVISIONS TO APPROVED SUPPLEMENTARY PLANNING GUIDANCE. (II) A REDUCED LEVEL OF PARKING PROVISION IS LIKELY TO BE ACCEPTABLE WHERE: THE DEVELOPMENT IS LOCATED WITHIN THE DEFINED TOWN CENTRES, ON THE GREEN ROUTE OR ACCESSIBILITY CORRIDOR AS DEFINED IN SUPPLEMENTARY PLANNING GUIDANCE OR; THE DEVELOPMENT IS LOCATED CLOSE TO FACILITIES, SERVICES AND PASSENGER TRANSPORT LINKS WHERE APPROPRIATE THESE REDUCED PARKING LEVELS WILL BE SUPPORTED BY A GREEN TRAVEL PLAN (III) NEW CAR PARKING SHOULD BE DESIGNED, LOCATED AND LANDSCAPED SO AS TO HAVE A MINIMAL EFFECT ON THE QUALITY OF THE LOCAL ENVIRONMENT

PASSENGER TRANSPORT AND INTERCHANGE FACILITIES

(I) IMPROVEMENTS TO PASSENGER TRANSPORT INTERCHANGE FACILITIES WILL BE SUPPORTED AT RAILWAY STATIONS, TOWN CENTRES AND OTHER LOCATIONS WHICH ATTRACT A SIGNIFICANT NUMBER OF VISITORS OR CUSTOMERS. IMPROVEMENTS TO EXISTING INTERCHANGES SHOULD SEEK TO INTEGRATE ALL AVAILABLE FORMS OF TRANSPORT AND INCLUDE PROVISION FOR PEOPLE WITH WHEELCHAIRS, CHILDREN AND MOBILITY DISABILITIES. (II) IN CONSIDERING PROPOSALS FOR NEW DEVELOPMENT, THE COUNCIL MAY IMPOSE CONDITIONS AND SEEK TO USE PLANNING OBLIGATIONS TO SECURE PASSENGER TRANSPORT IMPROVEMENTS AS APPROPRIATE TO THE INDIVIDUAL CHARACTERISTICS OF THE SITE.

TRANSPORT AND NEW DEVELOPMENT

(I) ALL DEVELOPMENT PROPOSALS INCLUDING RE-DEVELOPMENT AND CHANGES OF USE WILL BE CONSIDERED AGAINST THE AMOUNT, TYPE AND TIMING OF TRANSPORT MOVEMENTS LIKELY TO BE GENERATED AND THE EFFECT ON THE LOCAL HIGHWAY, PUBLIC TRANSPORT SYSTEMS, FOOTPATHS, BRIDLEWAYS, CYCLE ROUTES AND THE ENVIRONMENT. (II) DEVELOPMENT WILL NOT BE PERMITTED WHERE: (a) THERE WOULD BE A SIGNIFICANT DETRIMENTAL IMPACT ON ROAD CONGESTION AND MOVEMENT, ESPECIALLY AT PEAK TRAVEL TIMES; (b) THE SAFETY OF ROAD USERS, INCLUDING CYCLISTS, POWERED TWO-WHEELERS AND PEDESTRIANS, IS COMPROMISED; (c) TRAFFIC AND/OR PARKING GENERATED BY THE DEVELOPMENT WOULD SEVERELY ADVERSELY AFFECT THE SURROUNDING ENVIRONMENT. (d) INSUFFICIENT PROVISION IS MADE FOR ACCESS BY SERVICE AND EMERGENCY VEHICLES. (III) APPLICANTS FOR DEVELOPMENTS WITH MAJOR TRAFFIC IMPLICATIONS WILL BE REQUIRED TO SUBMIT A LOCAL TRANSPORT ASSESSMENT.

GREEN TRAVEL PLANS

ALL APPLICANTS FOR MAJOR DEVELOPMENTS, PARTICULARLY EMPLOYMENT OR LEISURE USES, WILL BE EXPECTED TO SUBMIT AND OPERATE A GREEN TRAVEL PLAN TO MINIMISE THE NUMBER OF PRIVATE CAR TRIPS GENERATED. THE COUNCIL MAY REQUIRE THE DEVELOPER OR OCCUPIERS TO ENTER INTO A LEGAL AGREEMENT OR MAY IMPOSE PLANNING CONDITIONS TO ENSURE THAT THE LONG-TERM BENEFITS OF A GREEN TRAVEL PLAN ARE MAINTAINED.

DEVELOPMENT STANDARDS

HIGHWAY PROPOSALS IN ASSOCIATION WITH NEW DEVELOPMENT WILL BE ASSESSED AGAINST THE STANDARDS SET OUT IN 'ROADS IN HERTFORDSHIRE'.

RURAL ROADS

DEVELOPMENT THAT WOULD RESULT IN SIGNIFICANT INCREASES IN TRAFFIC ON RURAL ROADS WILL BE RESISTED WHERE THIS WOULD RESULT IN: (a) USE OF ROADS WHICH ARE POOR IN TERMS OF WIDTH, ALIGNMENT AND CONSTRUCTION; (b) AN ADVERSE EFFECT ON THE LOCAL ENVIRONMENT.

HOME ZONES

WITHIN HOME ZONES IDENTIFIED DURING THE PLAN PERIOD, THE COUNCIL WILL SUPPORT APPROPRIATE SPEED LIMITS AND TRAFFIC CALMING MEASURES TO ENSURE THAT PRIORITY IS GIVEN TO THE USE OF RESIDENTIAL STREETS FOR PEDESTRIANS, CYCLISTS AND THE BENEFIT OF LOCAL RESIDENTS.

GREATER BROOKFIELD AREA

PROPOSALS TO IMPROVE ACCESSIBILITY AND MOVEMENT WITHIN THE GREATER BROOKFIELD AREA WILL BE SUPPORTED PROVIDED THAT: (a) THEY ARE PROMOTED IN CONJUNCTION WITH A COMPREHENSIVE APPROACH TO LAND USES IN THE AREA; (b) PROVIDE AN INTEGRATED APPROACH TO PUBLIC TRANSPORT PROVISION WITH LINKAGES TO SURROUNDING RESIDENTIAL AND COMMERCIAL AREAS; (c) ADDRESS THE LONG-TERM MOVEMENT NEEDS OF THE AREA THROUGHOUT THE WHOLE PLAN PERIOD.

PEDESTRIAN NEEDS

DEVELOPMENT PROPOSALS WILL BE EXPECTED TO PROVIDE FOR IMPROVED PEDESTRIAN ACCESSIBILITY BY: (a) AIDING PEDESTRIAN PRIORITY IN BOTH NEW DEVELOPMENTS AND EXISTING LOCATIONS WHENEVER & WHEREVER POSSIBLE; (b) AIDING PEDESTRIAN ACCESS TO AND BETWEEN MODES OF PUBLIC TRANSPORT; (c) ENSURING THAT CONSTRUCTION STANDARDS FOR FOOTWAYS, FOOTPATHS AND CROSSING FACILITIES MAKE THEM SUITABLE FOR ALL; (d) UPGRADING FOOTWAYS AND TOWPATHS (e) IMPROVING SIGNAGE (f) INCREASING SAFETY AND PERCEPTIONS OF SAFETY IN THE WALKING EXPERIENCE VIA THE USE OF PLANNING OUT CRIME MEASURES