Planning in East Hertfordshire

First School Site Allocation

I. Land to the east of London Road, as shown on the Policies Map, is allocated for the development of a 2 form of entry First School. II. Development of the site is expected to be in accordance with Policy CFLR10 Education and address the following provisions and issues: (a) suitable access arrangements and appropriate local highways mitigation measures; (b) sustainable transport measures including the encouragement of walking and cycling; (c) the extension of the existing footpath running along the western side of London Road; (d) the retention of a playing pitch on the site for dual community use; (e) quality local green infrastructure through the site including opportunities for preserving and enhancing on-site assets; and (f) other policy provisions of the District Plan and relevant matters, as appropriate.

Open Space, Sport and Recreation

I. Residential developments will be expected to provide open spaces, indoor and outdoor sport and recreation facilities to provide for the needs arising from the development. Provision of Accessible Natural Greenspace (ANG) will be expected to meet Natural England's ANG Standards. Local areas for play, informal and formal open spaces should be provided for on-site, while contributions towards off-site provision or the enhancement of existing facilities may be more appropriate for other types of provision. Facilities should be provided in accordance with the Council's latest evidence and in consultation with Sport England and the Council's Leisure and Environment Team. Where provision is made on-site as part of a development, applicants should detail how it will be maintained in the long term. II. Commercial developments will be expected to provide adequate amenity space in addition to landscape and setting features. III. Proposals for new open space, indoor and outdoor sport and recreation facilities which meet identified needs will be encouraged in suitable locations, served by a choice of sustainable travel options. The proposal and all ancillary facilities such as changing rooms and car parking should be fit for purpose and of an appropriate scale and design. Measures should be taken to integrate such facilities into the landscape, including the creation of features which provide net benefits to biodiversity. IV. Proposals should aim to provide for the dual or multiple-use of facilities for wider community access. The use of Community Use Agreements will be expected where appropriate. V. Proposals that retain or enhance the provision, quality and accessibility of existing open space, or indoor or outdoor sport and recreation facilities will be supported in principle, where they do not conflict with other policies within this Plan. VI. Proposals that result in the loss or reduction of open space, indoor or outdoor sport and recreation facilities, including playing fields, (as defined on the Policies Map), will be refused unless: (a) An assessment has been undertaken which has clearly shown that the facility is no longer needed in its current form; or (b) The loss resulting from the proposed development would be replaced by enhanced provision in terms of quantity and/or quality in a suitable location prior to the commencement of development (in the case of school playing fields, the timing of delivery will be negotiated on a case by case basis in accordance with Policy CFLR10); or (c) The development is for an alternative open space, sport and recreation facility, the need for which clearly outweigh the loss.

Education

I. Development that creates a potential increase in demand for education will be required to make appropriate provision for new facilities either on-site or by making a suitable contribution towards the improvement or expansion of nearby existing facilities. Applicants will be expected to work in partnership with Hertfordshire County Council and other neighbouring local authorities with a duty for ensuring that there are sufficient school places available to serve new housing developments, to ensure appropriate facilities are provided. II. Proposals which fail to make appropriate provision for the education of its future residents will be refused. III. Proposals for the creation of new or extended education facilities for all ages should: (a) Be in an accessible location, served by a choice of sustainable travel options; (b) Be of the highest quality of design which offers flexible use of facilities, in order to ensure the various needs of the community can be met, in accordance with Policy DES4 (Design of Development) (see also Policy ED6 (Lifelong Learning)); (c) Provide or retain a suitable provision of outdoor recreation space and playing fields, in accordance with Policy CFLR1 (Open Space, Sport and Recreation); and (d) Be designed to facilitate the community use of facilities, in accordance with Policy CFLR7 (Community Facilities) and Policy CFLR1 (Open Space, Sport and Recreation).

Local Green Space

Development will be permitted only if it is consistent with the function, character and use of the Local Green Space to which it relates.

Public Rights of Way

Proposals for development must not adversely affect any Public Right of Way and, where possible, should incorporate measures to maintain and enhance the Rights of Way network.

Water Based Recreation

Proposals for water-based recreation will be supported in principle, where: (a) The proposal does not have a significant adverse impact on the nature conservation interest, the character, or appearance of the environment; (b) The proposal takes account of the relevant River Catchment Management Plan; and (c) The proposal does not have an adverse impact on any flood alleviation works and does not impede the Environment Agency's access requirements to watercourses.

The Lee Valley Regional Park

I. The District Council supports the Lee Valley Regional Park Development Framework, which will be treated as a material consideration in the determination of planning applications in this area. II. Proposals for leisure related developments within the Lee Valley Regional Park will be supported in principle provided that intensive land-use leisure activities and associated buildings are located as unobtrusively as possible near existing settlements and do not conflict with other policies within this Plan.

Community Facilities

I. The provision of adequate and appropriately located community facilities will be sought in conjunction with new development. II. Developers will be expected to provide either on-site provision, or where appropriate, a financial contribution towards either off-site provision, or the enhancement of existing off-site facilities. Where provision is made on-site as part of a development, applicants should detail how it will be maintained in the long term. III. Proposals for new and enhanced uses, buildings or land for public or community use will be supported in principle where they do not conflict with other policies within this Plan. Such proposals: (a) Should be in suitable locations, served by a choice of sustainable travel options; (b) Should be of an appropriate scale to meet needs and be of a flexible design to enable multiple uses throughout the day; (c) Should take measures to integrate such facilities into the landscape, including the creation of features which provide net benefits to biodiversity; and (d) Should be constructed in tandem with the development to ensure they are available for the new and existing community from the start of occupation. IV. Proposals should aim to provide for the dual or multiple use of facilities for wider community activities. The use of Community Use Agreements will be sought where appropriate. V. As part of proposed strategic development, consideration will be given to the need to provide new Household Waste Recycling Centres in suitable locations, taking account of neighbouring land uses.

Loss of Community Facilities

I. Proposals that result in the loss of uses, buildings or land for public or community use will be refused unless: (a) An assessment has been undertaken which has clearly shown that the facility is no longer needed in its current form; or (b) The loss resulting from the proposed development would be replaced by enhanced provision in terms of quantity and/or quality in a suitable location; or (c) The development is for an alternative community facility, the need for which clearly outweigh the loss.

Health and Wellbeing

I. All development shall be designed to maximise the impact it can make to promoting healthy communities and reducing health inequalities. In particular, regard shall be had to providing the necessary infrastructure to encourage physical exercise and health, including accessible open space, vegetation and landscaping, sport and recreation facilities, cultural facilities and safe, well promoted, walking and cycling routes. II. Where new health facilities are planned, these should be located where there is a choice of sustainable travel options and should be accessible to all members of the community. III. Contributions towards new or enhanced health care facilities will be sought to ensure the health care requirements arising from new developments are met and to prevent a shortfall or worsening of provision. IV. Where new facilities for community use, including for the practice of faith, are planned, these should be of a flexible design to enable multiple uses throughout the day and should be located where there is a choice of sustainable travel options.

Neighbourhood Planning

The Council will support in principle development brought forward through Neighbourhood Development Plans, Neighbourhood Development Orders and Community Right to Build Orders, where such development is in general conformity with the strategic objectives and policies set out in this District Plan.

Lifelong Learning

The provision of new educational establishments which support a range of learning and community needs such as further education and opportunities for lifelong learning will be supported in principle in line with Policy CFLR10 (Education).

Masterplanning

I. All 'significant' development proposals will be required to prepare a Masterplan setting out the quantum and distribution of land uses; access; sustainable high quality design and layout principles; necessary infrastructure; the relationship between the site and other adjacent and nearby land uses; landscape and heritage assets; and other relevant matters. II. The Masterplan will be collaboratively prepared, involving site promoters, land owners, East Herts Council, town and parish councils and other relevant key stakeholders. The Masterplan will be further informed by public participation. III. In order to ensure that sites are planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the Masterplan as a whole.

Landscaping

I. Development proposals must demonstrate how they will retain, protect and enhance existing landscape features which are of amenity and/or biodiversity value, in order to ensure that there is no net loss of such features. II. Where losses are unavoidable and justified by other material considerations, compensatory planting or habitat creation will be sought either within or outside the development site. Replacement planting schemes should comprise mature, native species appropriate to the local conditions and landscape character, supported by a monitoring and replacement programme.

Design of Development

I. All development proposals, including extensions to existing buildings, must be of a high standard of design and layout to reflect and promote local distinctiveness. Proposals will be expected to: (a) Make the best possible use of the available land by respecting or improving upon the character of the site and the surrounding area, in terms of its scale, height, massing (volume, shape), orientation, siting, layout, density, building materials (colour, texture), landscaping, environmental assets, and design features, having due regard to the design opportunities and constraints of a site; (b) Incorporate homes, buildings and neighbourhoods that are flexible to future adaptation, including the changing needs of occupants and users, and changes in wider employment and social trends; (c) Avoid significant detrimental impacts on the amenity of occupiers of neighbouring properties and land, and ensure that their environments are not harmed by noise and disturbance or by inadequate daylight, privacy or overshadowing; (d) Incorporate high quality innovative design, new technologies and construction techniques, including zero or low carbon energy and water efficient, design and sustainable construction methods. Proposals for residential and commercial development should seek to make appropriate provision for high speed broadband connectivity, ensuring that Fibre to the Premises (FTTP) is provided; (e) Make provision for the storage of bins and ancillary household equipment. Garages and driveways should be capable of accommodating family sized vehicles. Dwelling design and layout should make provision for electric vehicle charging points in safe and accessible locations; (f) All new residential developments should meet the requirements of Policy HOU7, and ensure all internal rooms are of an appropriate size and dimension so that the intended function of each room can be satisfactorily achieved. All dwellings shall be identified by their square metreage. II. Proposals must not prejudice the development opportunities of surrounding sites. III. Development proposals which create new or have a significant impact on the public realm should: (a) Maximise legibility and accessibility of the public realm through the layout of buildings, landmarks, use of colour, landscaping, paving, high quality public art, street furniture and infrastructure including clear and legible signposting, rest places and public toilets, in a way that maintains uncluttered spaces and enables easy navigation and movement through the space; (b) Maximise opportunities for urban greening, for example through planting of trees and other soft landscaping wherever possible; (c) Avoid creating 'left-over' spaces with no clear purpose or function; (d) Ensure that long-term maintenance and management arrangements are in place for the public realm as appropriate. (e) Engage the Hertfordshire Design Review Panel as part of the Pre-application stage and throughout the Development Management process where appropriate.

Crime and Security

I. Developments should be designed to reduce the opportunity for crime by encouraging the natural surveillance of streets, footpaths, parking and communal areas, and the creation of areas of defensible space. Such measures should not significantly compromise the provision of high quality design and landscape schemes nor be prejudicial to the existing character of the area and public amenity. II. Security features should be designed in a sensitive manner which respects the overall character of the frontage and location, whilst maintaining an attractive street scene and minimising light pollution.

Advertisements and Signs

I. The number, size, siting, illumination, design, colour and materials of advertisements or signs, displayed on or close to a building, must respect the character and appearance of the environment, and the design, scale, features, function and setting of the building. II. Advertisements should avoid harm to amenity and public safety. III. The display of advertisements of an inappropriate size, siting, illumination, design, colour and materials, will not be permitted.

Extensions and Alterations to Dwellings, Residential Outbuildings and Works Within Residential Curtilages

Proposals for: extensions and alterations to dwellings; residential outbuildings or extensions to existing outbuildings; and works within residential curtilages, will be considered against the following criteria: (a) be of a size, scale, mass, form, siting, design and materials of construction that are appropriate to the character, appearance and setting of the existing dwelling and/or the surrounding area, and extensions should generally appear as a subservient addition to the dwelling; (b) side extensions at first floor level or above should ensure appropriate space is left between the flank wall of the extension and the common curtilage with a neighbouring property (as a general rule a space of 1 metre will be the minimum acceptable), to safeguard the character and appearance of the street scene and prevent a visually damaging 'terracing' effect; (c) flat roofed extensions, except those on the ground floor, will be refused as visually undesirable other than in those exceptional circumstances where the character of the original dwelling allows a flat-roofed design to be appropriately incorporated, or it represents a sustainable or innovative design approach; (d) roof dormers may be acceptable if appropriate to the design and character of the dwelling and its surroundings. Dormers should generally be of limited extent and modest proportions, so as not to dominate the existing roof form.

Employment in Bishop's Stortford

I. In accordance with Policy ED1 (Employment), the following locations are designated as Employment Areas: (a) Raynham Road/Dunmow Road Industrial Estate (incorporating Stortford Hall Industrial Estate, The Links Business Centre, Raynham Road/Myson Way, Raynham Road West, and Raynham Road East between The Links Business Centre and Raynham Close); (b) Haslemere Estate; (c) Twyford Road; (d) Stansted Road (incorporating Goodliffe Park, Stort Valley Industrial Estate, and Birchanger Industrial Estate); (e) Woodside; (f) Millside Industrial Estate; (g) Southmill Trading Estate. II. New Employment Areas will be identified in the following locations: (a) Bishop's Stortford North, as set out in Policy BISH3; (b) Bishop's Stortford South, as set out in Policy BISH5. III. New employment opportunities will come forward through mixed-use development at the following locations: (a) The Goods Yard, as set out in Policy BISH7; and (b) Old River Lane, as set out in Policy BISH8. IV. The Mill Site in Bishop's Stortford will remain as a designated Employment Area until such time that the land is presented as being available for redevelopment. The site will then be subject to the provisions of Policy BISH10 and should be brought forward for redevelopment as part of a comprehensive masterplan.

Employment in Buntingford

I. In accordance with Policy ED1 (Employment), the following locations are designated as Employment Areas: (a) Park Farm; (b) Buntingford Business Park; (c) Watermill Industrial Estate (reserved for B1, B2 and small-scale B8 uses); II. In addition, 3 hectares of land located to the north of Buntingford Business Park has been allocated as an extension to the existing Employment Area.

Employment

I. Within designated Employment Areas (as defined on the Policies Map), land is allocated for industry, comprising Use Classes B1 (Business), B2 (General Industrial) and where well related to the primary road network, B8 (Storage and Distribution). II. The provision of new employment uses will be supported in principle, where they are in a suitable location where access can be achieved by a choice of sustainable transport and do not conflict with other policies within this Plan. New employment floorspace should be of a flexible design, able to respond to the changing needs of small and growing enterprises, be energy efficient in construction and operation (in accordance with the Council's Design and Landscape, and Climate Change policies in Chapters 17 and 22) and have fully integrated communications technology, in line with Policy ED3 Communications Infrastructure. III. Development which would cause the loss of an existing designated Employment Area, or a site/premises which is currently, or was last, in employment use (Classes B1, B2, B8 or related Sui Generis), will only be permitted where all the following criteria are met: (a) The retention of the site or premises for Use Classes B1, B2 and B8 has been fully explored without success. This should also consider whether improvements to the existing site/premises would make it more attractive to alternative B1, B2 or B8 uses. The applicant will be expected to undertake discussions with officers as to the potential for and suitability of alternative uses. Evidence of a period of marketing of at least 12 months must be provided. For a non-designated employment area, a proportionate approach should be taken; (b) The retention of the B1, B2 or B8 use is unable to be facilitated by the partial conversion to a non-employment generating use; and (c) The proposal does not prejudice the continued viability of existing Employment Areas and neighbouring uses and existing operational employment sites and neighbouring uses. IV. The Mill Site in Bishop's Stortford will remain as a designated Employment Area until such time that the land is presented as being available for redevelopment. The site will then be subject to the provisions of Policy BISH10 and should be brought forward for redevelopment as part of a comprehensive masterplan.

Rural Economy

I. In order to support sustainable economic growth in rural areas and to prevent the loss of vital sources of rural employment, proposals that create new employment generating uses or support the sustainable growth and expansion of existing businesses in the rural area will be supported in principle where they are appropriately and sustainably located and do not conflict with other policies within this Plan. II. Proposals that consist of a change of use of agricultural or employment generating use in the rural area to other employment generating uses will be supported in principle subject to other policies within this Plan. III. Where the proposal results in the loss of an agricultural or employment use in a rural area or a change of use to a non-employment generating use, evidence will be required to demonstrate that: (a) the current agricultural or employment use is no longer needed or viable; (b) that improvements to the site/premises would not make alternative employment generating uses viable; (c) the retention of the employment generating use is unable to be facilitated by the partial conversion to a non-employment generating use; (d) the building is of permanent and substantial construction. IV. Proposals for the diversification of farms will be supported in principle where: (a) they secure the viability of the agricultural practice of the farm; (b) they contribute to the maintenance of biodiversity or landscape interests; (c) they support the engagement of communities with land management, food production and rural crafts and the development of local produce markets; (d) the diversification remains a subsidiary of the overall agricultural activity of the holding; (e) any resultant retail or commercial use does not have an adverse impact on the viability of existing nearby rural or village shops or community facilities.

Flexible Working Practices

I. Proposals for the use of part of a dwelling for small-scale business purposes will be supported in principle provided: (a) that the premises has sufficient parking for all uses in line with the Council's Vehicle Parking in New Developments SPD; and (b) that the amenity of neighbouring properties is not adversely affected. II. Proposals for live/work units will be supported in principle in sustainable locations subject to the following: (a) that a separate functional workspace is identifiable and where appropriate capable of accommodating the whole range of B1 uses; (b) where possible, the workspace element is provided at street level; and (c) there will be no significant adverse impact on the amenity of the adjoining area or nearby occupiers. III. Where permission for live/work units is granted, the residential occupancy will be restricted by condition to ensure that it is occupied by a person or persons employed in the business carried out in the premises. The following conditions shall also be applied: (a) The business floorspace of the live/work unit shall be finished ready for occupation before the residential floorspace is occupied and the residential use shall not precede commencement of the business use; (b) The business floorspace of the live/work unit shall not be used for any purpose other than for purposes within Class [B1] in the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification;

Employment in Hertford

I. In accordance with Policy ED1 (Employment), the following locations are designated as Employment Areas: (a) Caxton Hill; (b) Foxholes Business Park; (c) Hartham Lane; (d) Mead Lane - East of Marshgate Drive (including the provisions of Policy HERT2 Mead Lane Area); (e) Mimram Road; (f) Warehams Lane; (g) Windsor Industrial Estate, Ware Road. II. In addition, in accordance with Policy ED1 (Employment), the following location is designated as an Employment Area reserved primarily for B1 use: (a) Pegs Lane.

Village Employment Areas

In accordance with Policy ED1 (Employment) the following locations are designated as Employment Areas: (a) Silkmead Industrial Estate, Hare Street; (b) Oakley Horseboxes, High Cross; (c) Langley House, Station Road, Standon; (d) Standon Business Park, Standon; (e) Leeside Works, Stanstead Abbotts; (f) Riverside Works, Amwell End, Stanstead St. Margarets; (g) The Maltings, Stanstead Abbotts; (h) Warrenwood Industrial Estate, Stapleford; (i) Thundridge Business Park, Thundridge.

Employment in Ware

I. In accordance with Policy ED1 (Employment), the following locations are designated as Employment Areas: (a) Broadmeads; (b) Crane Mead; (c) Ermine Point/Gentlemen's Field*; (d) Marsh Lane; (e) Park Road/Harris's Lane; (f) Star Street. II. Development to the North and East of Ware will further deliver a new employment site of around 3ha in conjunction with provision of residential and other uses. The precise location of the new Employment Area will be brought forward through the masterplanning process, as set out in Policy WARE2.

Village Employment Areas

In accordance with Policy ED1 (Employment) the following locations are designated as Employment Areas: (a) Silkmead Industrial Estate, Hare Street; (b) Oakley Horseboxes, High Cross; (c) Langley House, Station Road, Standon; (d) Standon Business Park, Standon; (e) Leeside Works, Stanstead Abbotts; (f) Riverside Works, Amwell End, Stanstead St. Margarets; (g) The Maltings, Stanstead Abbotts; (h) Warrenwood Industrial Estate, Stapleford; (i) Thundridge Business Park, Thundridge.

Climate Change Adaptation

All new development should: (a) Demonstrate how the design, materials, construction and operation of the development would minimise overheating in summer and reduce the need for heating in winter; and (b) Integrate green infrastructure from the beginning of the design process to contribute to urban greening, including the public realm. Elements that can contribute to this include appropriate tree planting, green roofs and walls, and soft landscaping.

Climate Change Mitigation

I. All new developments should demonstrate how carbon dioxide emissions will be minimised across the development site, taking account of all levels of the energy hierarchy. Achieving standards above and beyond the requirements of Building Regulations is encouraged. II. Carbon reduction should be met on-site unless it can be demonstrated that this is not feasible or viable. In such cases effective offsetting measures to reduce on-site carbon emissions will be accepted as allowable solutions. III. The energy embodied in construction materials should be reduced through re-use and recycling, where possible, of existing materials and the use of sustainable materials and local sourcing.

Renewable and Low Carbon Energy

I. The Council will permit new development of sources of renewable energy generation, including community led projects, subject to assessment of the impacts upon: (a) environmental and historic assets; (b) visual amenity and landscape character; (c) local transport networks; (d) the amenity of neighbouring residents and sensitive uses; (e) air quality and human health; and (f) the safe operation of aerodromes. II. In considering the impact of renewable technologies, the Council will attach particular importance to maintaining the special countryside character of the rural area, including the preservation of long-distance views from public rights of way.

Equine Development

I. Proposals for equine development, whether domestic or commercial, will be permitted when the following criteria are met: (a) The proposal is sited or landscaped to minimise visual intrusion; (b) Where new buildings are proposed, applicants must demonstrate that existing structures cannot be re-used; (c) The siting, scale and design of the proposal is in keeping with the character of the area, with adequate pasture to support horses. Particular regard will be had to the cumulative effect of proposals on local landscape or biodiversity interests; (d) The amenity of nearby residential properties is not adversely affected, for example, in relation to floodlighting, noise and disturbance; (e) The proposal would not (by itself or cumulatively) have a significant adverse impact in terms of traffic generation; (f) The proposal does not result in harm to the ecological network, including partial or complete loss or degradation of Local Wildlife Sites or priority habitats; (g) The proposal does not conflict with other policies within this Plan. II. Where commercial equestrian development is proposed in the Green Belt, the requirement to demonstrate 'very special circumstances' will apply in accordance with the NPPF. III. Proposals that result in the loss of equestrian facilities should be accompanied by an Equestrian Needs Assessment which demonstrates that the facilities are no longer needed.

Landscape Character

I. Development proposals must demonstrate how they conserve, enhance or strengthen the character and distinctive features of the district's landscape. For major applications, or applications where there is a potential adverse impact on landscape character, a Landscape and Visual Impact Assessment and/or Landscape Sensitivity and Capacity Assessment should be provided to ensure that impacts, mitigation and enhancement opportunities are appropriately addressed. II. Appropriate mitigation measures will be taken into account when considering the effect of development on landscape character/landscaping. III. Where relevant, development proposals will have regard to the District Council's currently adopted Landscape Character Assessment Supplementary Planning Document.

Contaminated Land and Land Instability

I. The District Council will encourage the remediation of contaminated land to ensure that land is brought back into use, subject to the requirements of this policy. II. The Council will require evidence, as part of any application, to show that unacceptable risks from contamination and land instability will be successfully addressed through remediation without undue environmental impact during and following the development. In particular, the developer shall carry out an adequate investigation to inform a risk assessment. III. Where necessary, appropriate monitoring procedures to be undertaken prior, during and post remediation will be agreed with the developer/applicant. This should be set out in a verification report.

Noise Pollution

I. Development should be designed and operated in a way that minimises the direct and cumulative impact of noise on the surrounding environment. Particular consideration should be given to the proximity of noise sensitive uses, and in particular, the potential impact of development on human health. II. Applications should be supported by a Noise Assessment in line with the Council's Noise Assessment Planning Guidance Document. III. Noise sensitive development should be located away from existing noise generating sources or programmed developments where possible to prevent prejudicing the continued existing operations. The use of design, layout, landscaping tools and construction methods should be employed to reduce the impact of surrounding noise sources.

Light Pollution

I. External lighting schemes must: (a) Not have an unacceptable adverse impact on neighbouring uses or the wider landscape; (b) Be the minimum required for security and operational purposes; (c) Minimise the potential glare and spillage; (d) Minimise harm to the amenity of residents and road users and prevent impacts on the local ecology. II. Where appropriate, the District Council will seek to control the times of illumination.

Air Quality

I. The effect of development upon air quality is a material consideration. All applications should take account of the Council's Air Quality Planning Guidance Document, which details when an air quality assessment is required. II. All development should take account of the Council's latest Air Quality Action Plan, local Air Quality Strategies, Local Transport Plans, as well as national air quality guidance. III. All developments should include measures to minimise air quality impact at the design stage and should incorporate best practice in the design, construction and operation of all developments. IV. Where development (on its own or cumulatively) will have a negative impact on local air quality during either construction or operation, mitigation measures will be sought that will remove overriding impacts, such as an air quality neutral or negative development. Evidence of mitigation measures will be required upfront. V. Where on-site mitigation is not sufficient, appropriate off-site mitigation measures may be required. Where adequate mitigation cannot be provided, development will not normally be permitted. VI. Developments must not: lead to a breach or worsening of a breach of UK or EU limit values; lead to a breach or worsening of a breach of an Air Quality objective or cause the declaration of an Air Quality Management Area or; prejudice the implementation of any Air Quality Action Plan or local air quality strategy.

Green Belt

I. Planning applications within the Green Belt, as defined on the Policies Map, will be considered in line with the provisions of the National Planning Policy Framework. II. The villages of Hertford Heath, Stanstead Abbotts & St Margarets, and Watton-at-Stone will be encouraged to consider whether it is appropriate through the formulation of a Neighbourhood Plan to accommodate additional development especially where it contributes to wider sustainability objectives and the delivery of community benefits. Where such proposals would involve changes to Green Belt boundaries, the District Council will consider making these amendments either through the next Review of the District Plan or through a separate Site Allocations Development Plan Document if necessary.

Rural Area Beyond the Green Belt

I. In order to maintain the Rural Area Beyond the Green Belt as a valued countryside resource, the following types of development will be permitted, provided that they are compatible with the character and appearance of the rural area: (a) buildings for agriculture and forestry; (b) facilities for outdoor sport, outdoor recreation, including equine development in accordance with CFLR6 (Equine Development), and for cemeteries; (c) new employment generating uses where they are sustainably located, in accordance with Policy ED2 (Rural Economy); (d) the replacement, extension or alteration of a building, provided the size, scale, mass, form, siting, design and materials of construction are appropriate to the character, appearance and setting of the site and/or surrounding areas; (e) limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings) in sustainable locations, where appropriate to the character, appearance and setting of the site and/or surrounding area; (f) rural exception housing in accordance with Policy HOU4 (Rural Exception Affordable Housing Sites); (g) accommodation for Gypsies and Travellers and Travelling Showpeople in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople) or Non-Nomadic Gypsies and Travellers and Travelling Showpeople, in accordance with Policy HOU10 (New Park Home Sites for Non-Nomadic Gypsies and Travellers and Travelling Showpeople); (h) development identified in an adopted Neighbourhood Plan.

International, National and Locally Designated Nature Conservation Sites

I. Development proposals, land use or activity (either individually or in combination with other developments) which are likely to have a detrimental impact which adversely affects the integrity of a designated site, will not be permitted unless it can be demonstrated that there are material considerations which clearly outweigh the need to safeguard the nature conservation value of the site, and any broader impacts on the international, national, or local network of nature conservation assets. II. Evidence will be required in the form of up-to-date ecological surveys undertaken by a competent ecologist prior to the submission of an application. The type of evidence required will be commensurate to the scale and location of the development and the likely impact on biodiversity, the legal protection or other status of a site. Where insufficient data is provided, permission will be refused. III. Where a site of International or National designation for nature conservation importance is adversely affected by the proposals, permission will only be permitted where the Council is satisfied that: (a) There are imperative reasons of overriding public interest, which could be of a social or economic nature, sufficient to override the harm to the site; or (b) There are imperative reasons of overriding public interest relating to human health, public safety or benefits of primary importance to the environment; and in either case (c) There are no satisfactory alternatives to the proposal. IV. Proposals should avoid impacts on sites of nature conservation value and wherever possible, alternative options which reduce or eliminate such impacts should be pursued. Where adverse impacts are unavoidable, measures to mitigate the impact will be sought, commensurate to the importance of the site in terms of its status in the hierarchy and the contribution it makes to the wider ecological networks. V. Where adequate mitigation measures are not possible, compensatory measures may be appropriate. Such compensatory schemes should seek to achieve a net gain for nature and the Council will consider the use of conditions and/or planning obligations to secure appropriate mitigation/compensation commensurate to the type and scale of development. Compensatory measures can be situated on or off the development site. The availability of compensatory measures will be a material consideration in the determination of development proposals. VI. Ecological impacts will be quantified by utilising and taking into account a locally approved Biodiversity Metric where appropriate. Development must demonstrate a net gain in ecological units. Ecological information must be supplied in accordance with BS 42020 2013.

Sites or Features of Nature Conservation Interest (Non-Designated)

I. All proposals should achieve a net gain in biodiversity where it is feasible and proportionate to do so, as measured by using and taking into account a locally approved Biodiversity Metric, and avoid harm to, or the loss of features that contribute to the local and wider ecological network. II. Proposals will be expected to apply the mitigation hierarchy of avoidance, mitigation and compensation, as set out in the NPPF, and integrate ecologically beneficial planting and landscaping into the overall design.

Species and Habitats

I. Development should always seek to enhance biodiversity and to create opportunities for wildlife. Proposals must demonstrate how the development improves the biodiversity value of the site and surrounding environment. Evidence will be required in the form of up-to-date ecological surveys undertaken by a competent ecologist prior to the submission of an application. The Biodiversity value of a site pre and post development will be determined by applying a locally approved Biodiversity Metric where appropriate. Submitted information must be consistent with BS 42020 2013. Where insufficient data is provided, permission will be refused. II. Proposals should detail how physical features will be maintained in the long term. III. Development which would result in the loss or significant damage to trees, hedgerows or ancient woodland sites will not be permitted. The Council will seek their reinforcement by additional planting of native species where appropriate. Protective buffers of complementary habitat will be expected to adjoin these features, sufficient to protect against root damage and improvement of their long term condition. A minimum buffer zone of 10m (or greater if required) is considered appropriate. IV. Proposals will be expected to protect and enhance locally important biodiversity sites and other notable ecological features of conservation value. V. Proposals should avoid impacting on Species and Habitats of Principle Importance as published under section 41 of the Natural Environment and Rural Communities Act 2006 (or as subsequently amended). VI. Where adverse impacts are unavoidable, appropriate mitigation and compensation measures must be employed, commensurate to the importance, the legal protection or other status of the species or habitat. The District Council will impose conditions / planning obligations which seek to: (a) Facilitate the survival of existing populations as well as encouraging the establishment of new populations; (b) Reduce disturbance to a minimum; (c) Provide adequate alternative habitats to sustain at least the current levels of populations. VII. Development adjoining rivers or streams will be required to preserve or enhance the water environment in accordance with Policy WAT3 (Water Quality and the Water Environment). VIII. Integrated bird and bat boxes will be expected in all development bordering public green space and beneficial habitat.

Green Infrastructure

I. A diverse network of accessible, multi-functional green infrastructure across the district will be protected and enhanced for its biodiversity, recreational, accessibility, health and landscape value and for the contribution it makes towards combating climate change. II. Development proposals should: (a) Avoid the loss, fragmentation or functionality of the green infrastructure network, including within the built environment, such as access to urban waterways; (b) Maximise opportunities for improvement to the green infrastructure network in accordance with the Council's Green Infrastructure Plan, its Parks and Open Spaces Strategy, the Hertfordshire Biodiversity Action Plan, Living Landscape Schemes, locally identified Nature Improvement Areas and any future relevant plans and programmes as appropriate; (c) Maximise opportunities for urban greening such as through appropriate landscaping schemes and the planting of street trees; (d) Consider the integration of green infrastructure into proposals as an alternative or to complement 'grey' infrastructure. (e) Demonstrate how lighting will not adversely impact on green infrastructure that functions as nocturnal wildlife movement and foraging corridors, in line with Policy EQ3 Light Pollution. III. Contributions towards local green infrastructure projects will be sought where appropriate. If providing green infrastructure as part of a development, applicants should detail how it will be maintained in the long term. IV. Proposals which affect the district's river environments, including built development and recreation and leisure proposals, should take into account and contribute towards achieving, the aims of any statutory or non-statutory plans, such as the Lee Valley Regional Park Authority Park Development Framework, relevant River Catchment Management Plans and the Water Framework Directive, and any future relevant plans and programmes.

Flood Risk Management

I. The functional floodplain will be protected from inappropriate development and where possible developed flood plain should be returned to Greenfield status with an enhanced level of biodiversity. II. Development proposals should neither increase the likelihood or intensity of any form of flooding, nor increase the risk to people, property, crops or livestock from such events, both on site and to neighbouring land or further downstream. III. Development should take into account the impacts of climate change and should build in long term resilience against increased water levels. Therefore, appropriate distances and buffers between water courses and built development should be maintained in accordance with Environment Agency guidelines. IV. In order to steer new development to areas with the lowest probability of flooding, the Sequential Test will be used. In exceptional circumstances, if developments are proposed which are required to pass the NPPF Exceptions Test, they will need to address flood resilient design and emergency planning by demonstrating that: (a) The development will remain safe and operational under flood conditions; (b) A strategy of either safe evacuation and/or safely remaining in the building is followed under flood conditions; (c) Key services will continue to be provided under flood conditions; and (d) Buildings are designed for quick recovery following a flood.

Source Protection Zones

In Source Protection Zones (SPZs), development proposals for any of the following uses will be required to submit an assessment of potential impacts and any mitigation measures required: incinerators waste transfer stations vehicle dismantlers metal recycling waste treatment facilities and all other non landfill waste management activities cemeteries discharge of foul sewage to ground cess pools waste sites and underground storage of hazardous substances (i.e. petrol stations) new trade effluent discharges or stores storage of manure, slurry, sewage sludge and other farm waste.

Water Quality and the Water Environment

I. Development proposals will be required to preserve or enhance the water environment, ensuring improvements in surface water quality and the ecological value of watercourses and their margins and the protection of groundwater. II. Unless there is clear justification for not doing so, an undeveloped buffer strip at least 8 metres wide should be maintained alongside all main rivers, and an appropriate buffer strip should be maintained at ordinary watercourses. Any development proposals should include an appropriate management scheme for buffer strips. III. Opportunities for removal of culverts, river restoration and naturalisation should be considered as part of any development adjacent to a watercourse. Additional culverting and development of river corridors will be resisted.

Efficient Use of Water Resources

Development must minimise the use of mains water by: (a) Incorporating water saving measures and equipment; (b) Incorporating the recycling of grey water and utilising natural filtration measures where possible; (c) Designing residential development so that mains water consumption will meet a target of 110 litres or less per head per day.

Sustainable Drainage

I. Development must utilise the most sustainable forms of drainage systems in accordance with the SUDS hierarchy, unless there are practical engineering reasons for not doing so. II. Development should aim to achieve Greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible. III. Drainage should be designed and implemented in ways that deliver other policy objectives of this Plan, including water use efficiency and quality, biodiversity, amenity and recreation. The provision of balancing ponds as part of an area of public open space for recreation or wildlife should be designed to ensure the safety of other users of the space. Where SUDs are provided as part of a development, applicants should detail how it will be maintained in the long term. IV. Where practicable, SUDS should be designed to ensure the sustainable drainage networks have the additional capacity required to cope with infrequent adverse weather conditions and therefore reduce flood risk.

Designated Heritage Assets

I. Development proposals should preserve and where appropriate enhance the historic environment of East Herts. II. Development proposals that would lead to substantial harm to the significance of a designated heritage asset will not be permitted unless it can be demonstrated that the harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss. Less than substantial harm should be weighed against the public benefits of the proposal. III. Where there is evidence of neglect of, or damage to, a heritage asset, the deteriorated state of the heritage asset will not be taken into account in any decision. IV. The Council will, as part of a positive strategy, pursue opportunities for the conservation and enjoyment of the historic environment recognising its role and contribution in achieving sustainable development.

Non-Designated Heritage Assets

I. The Council will engage with key stakeholders and local communities to identify non-designated heritage assets that contribute to local distinctiveness and refer to existing information in the historic environment record. II. Where a proposal would adversely affect a non-designated heritage asset, regard will be had to the scale of any harm or loss and the significance of the heritage asset.

Archaeology

I. Where a site has the potential to include heritage assets with archaeological interest (whether scheduled or unscheduled), applicants should consult with the Hertfordshire Historic Environment Unit to submit an appropriate desk based assessment and, where necessary, the results of a field evaluation, prior to the submission of an application. II. Where development is permitted on sites containing archaeological remains, planning permission will be subject to conditions and/or formal agreements requiring appropriate excavation and recording in advance of development and the subsequent storage and display of material.

Conservation Areas

I. New development, extensions and alterations to existing buildings in Conservation Areas will be permitted provided that they preserve or enhance the special interest, character and appearance of the area. Development proposals outside a Conservation Area which affect its setting will be considered likewise. Proposals will be expected to: (a) Respect established building lines, layouts and patterns; (b) Use materials and adopt design details which reinforce local character and are traditional to the area; (c) Be of a scale, proportion, form, height, design and overall character that accords with and complements the surrounding area; (d) In the case of alterations and extensions, be complementary and sympathetic to the parent building; and (e) Have regard to any 'Conservation Area Character Appraisals' prepared by the District Council and safeguard all aspects which contribute to the area's special interest and significance, including important views and green spaces. (f) Where development proposals relate to Conservation Area Management Proposals the duty to preserve or enhance will be applied. Development proposals, including minor development under an Article 4 direction, will be expected to 'preserve' surviving architectural features identified as being significant to the character or appearance of the area or, where previously lost, to 'enhance' that character and appearance through the authentic restoration of those lost features. II. Permission for the demolition of buildings or structures within a Conservation Area will only be granted if it makes no positive contribution to the character of the Conservation Area and the replacement is of good design and satisfies the above requirements of this policy.

Shopfronts in Conservation Areas

I. Proposals for a new shop front or commercial premise frontage or alterations to existing ones will be permitted where the proposed design follows historic shopfront design, is sympathetic to the scale, proportions, design details and materials of the structure or adjoining buildings and the character and appearance of the Conservation Area. II. Shop fronts of architectural or historic interest shall be retained and repaired as necessary. III. Security features should be designed in a sensitive manner which respects the overall character of the frontage and location, facilitates natural/passive surveillance and maintains an attractive street scene. The use of architectural solutions combined with the use of an internal open lattice grille is preferred. Alarm boxes should be of a discreet colour and size, located carefully in relation to the elevation of the building, whilst being obvious enough to deter an intruder.

Advertisements in Conservation Areas

Where express consent is required within Conservation Areas the District Council will only accept advertisements where they: (a) Are either painted or individually lettered in a suitable material of a proportionate size and design in relation to the building or fascia upon which they are to be displayed; (b) Are preferably non-illuminated or does not contribute to an escalation of shopfront lighting along the street scene. Where illumination is proposed it should be external illumination which is discreet in size and of a minimum level. Internal illumination of shop signage will not be permitted; (c) Are of a traditional fascia or hanging type; and (d) Are of a traditional and appropriate size to the architecture of the host building.

Listed Buildings

I. The Council will actively seek opportunities to sustain and enhance the significance of Listed Buildings and ensure that they are in viable uses consistent with their conservation. II. In considering applications the Council will ensure that proposals involving the alteration, extension, or change of use of a Listed Building will only be permitted where: (a) The proposal would not have any adverse effect on the architectural and historic character or appearance of the interior or exterior of the building or its setting; and (b) The proposal respects the scale, design, materials and finishes of the existing building(s), and preserves its historic fabric. III. Proposals that affect the setting of a Listed Building will only be permitted where the setting of the building is preserved.

Historic Parks and Gardens

I. Development proposals should protect the special historic character, appearance or setting of those sites listed on the Historic England 'Register of Historic Parks and Gardens'. The same level of protection will be afforded to other locally important sites. II. Where appropriate, the District Council will actively encourage proposals for the repair, restoration and management of historic parks and gardens.

Enabling Development

I. Proposals for enabling development will be assessed having regard to Historic England's latest guidance on enabling development.

Land South of Hadham Road

I. Land South of Hadham Road will accommodate around 247 new homes between 2017 and 2027. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Bishop's Stortford Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) retention and enhancement of public rights of way, providing connections to neighbouring residential areas where possible. Skelleys Wood in the south of the site will be retained and connections made between it and the site through buffer planting, tree-lined streets and it will be subject to appropriate management; (d) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network; (e) sustainable drainage and provision for flood mitigation; (f) access arrangements and wider strategic and local highways mitigation measures; (g) sustainable transport measures which encourage walking and cycling, and enhanced passenger transport services; (h) public amenity green space and play areas; (i) the delivery of all other necessary on-site and appropriate off-site infrastructure; (j) other policy provisions of the District Plan, Bishop's Stortford Town Council's Neighbourhood Plan for Silverleys and Meads Wards and any other relevant matters, as appropriate.

Bishop's Stortford South

I. Land to the south of Whittington Way is allocated as a residential-led mixed-use development, to accommodate around 750 new homes by 2027. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Bishop's Stortford Town Council, Thorley Parish Council and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the full provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) a care home/ flexi-care or sheltered properties in accordance with the provisions of Policy HOU6 (Specialist Housing for Older and Vulnerable People); (d) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (e) education facilities, including land for a two-form entry primary school with an Early Years facility with room to expand to three-forms of entry; land for a six-form entry secondary school with room to expand to eight-forms of entry to meet longer term needs; (f) indoor and outdoor sports facilities will be delivered as part of the secondary school, which should provide for the dual use of facilities for community purposes; (g) a neighbourhood centre in an accessible location, providing local retail and community uses including a healthcare facility; (h) 4-5 hectares of new employment land of landmark design, in an accessible location; (i) appropriate access arrangements, which will not include direct vehicular access on to London Road, and wider strategic and local highways mitigation measures, including improvements along London Road; (j) sustainable transport measures which encourage walking and cycling through the site and beyond, including: the provision of cycleways and footways that provide links into the existing residential areas; appropriate treatment of the Hertfordshire Way, including the retention of an open southerly aspect; enhancement of other Public Rights of Way, making new east-west connections across London Road; enhanced passenger transport services to the town centre and station, including the creation of a sustainable route through the site; (k) responding to the existing landform, incorporating existing landscaping within new streets, paths and spaces, creating quality local green infrastructure which maximises opportunities presented by existing landscape features including watercourses, to create net gains to biodiversity through additional planting and other measures; (l) sustainable drainage and provision for flood mitigation; (m) a variety of public open spaces across the site, including the provision of play areas and opportunities for indoor and outdoor health and fitness activities, as well as space for wildlife; (n) maintain and enhance ecological connections to existing green infrastructure assets such as Southern Country Park and the Stort valley; (o) layout and orientation of spaces to facilitate views and vistas beyond the site, in particular towards Thorley Church and Wallbury Camp, protecting and enhancing the setting of listed buildings along London Road where necessary. This will be done through careful layout, design and planted screening; (p) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network; (q) the delivery of all other necessary on-site and appropriate off-site infrastructure; (r) other policy provisions of the District Plan, Bishop's Stortford Town Council's Neighbourhood Plan for All Saints, Central, South and parts of Thorley Wards and any other relevant matters, as appropriate. IV. In order to ensure that the site is planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the masterplan, and will ensure that such development would not prejudice the implementation of the site allocation as a whole.

Bishop's Stortford High School Site, London Road

I. The Bishop's Stortford High School Site will only be released for residential development if sufficient secondary school capacity is provided within the Bishop's Stortford South development or elsewhere in the town. II. In the event that the site comes forward for non-educational development, around 150 new homes will be provided between 2017 and 2027. III. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Bishop's Stortford Town Council and other key stakeholders. This document will further be informed by public participation in the process. IV. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the full provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) land set aside to accommodate the expansion of Thorley Hill Primary School by one form of entry; (d) retention and enhancement of part of the school outdoor playing pitches in the western parcel of the site as public open space for community purposes, commensurate with the amount of residential development, and providing connections to neighbouring residential areas where possible; (e) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network; (f) sustainable drainage and provision for flood mitigation; (g) access arrangements and wider strategic and local highways mitigation measures. Where a new access is required to serve the western part of the site, consideration will need to be given to the relationship of this new access and neighbouring uses, including residential and school uses; (h) sustainable transport measures which encourage walking and cycling, and enhanced passenger transport services; (i) public amenity green space and play areas; (j) the delivery of all other necessary on-site and appropriate off-site infrastructure; (k) other policy provisions of the District Plan, Bishop's Stortford Town Council's Neighbourhood Plan for All Saints, Central, South and parts of Thorley Wards and relevant matters, as appropriate.

Type and Mix of Housing

I. On new housing developments of 5 or more gross additional dwellings, an appropriate mix of housing tenures, types and sizes will be expected in order to create mixed and balanced communities appropriate to local character and taking account of the latest Strategic Housing Market Assessment and any additional up-to-date evidence, including the latest East Herts Housing and Health Strategy; local demographic context and trends; local housing need and demand; and site issues and design considerations. II. Affordable Housing should be provided in accordance with Policy HOU3 (Affordable Housing). III. Where appropriate, provision of specialist housing will be encouraged for older people and vulnerable groups in accordance with Policy HOU6 (Specialist Housing for Older and Vulnerable People). IV. Provision of accessible and adaptable dwellings to meet the changing needs of occupants over their lifetime should be provided in accordance with Policy HOU7 (Accessible and Adaptable Homes). V. Self-Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing) VI. Where appropriate, provision of specialist accommodation will be expected for Gypsies and Travellers and Travelling Showpeople and Non-Nomadic Gypsies and Travellers and Travelling Showpeople, in accordance with Policies HOU9 (Gypsies and Travellers and Travelling Showpeople) and HOU10 (New Park Home Sites for Non-Nomadic Gypsies and Travellers and Travelling Showpeople).

Housing Density

I. Housing development should make efficient use of land. Proposals are required to demonstrate how the density of new development has been informed by the character of the local area and contributes to: (a) The design objectives set out in Policy DES4 (Design of Development); (b) Improving the mix of house types in accordance with Policy HOU1 (Type and Mix of Housing); and (c) Providing adequate levels of public open space in accordance with Policy CFLR1 (Open Space, Sport and Recreation); and (d) Retaining existing site features, including mature trees, shrubs, hedgerows and amenity areas, and make provision for new green infrastructure in accordance with Policy NE4 (Green Infrastructure). II. Subject to the above, densities will vary according to the relative accessibility and character of locations. Higher net densities will be favourably considered on central sites in or near town centres and where the character of the surroundings allows. III. Medium net densities will normally be appropriate for sites that are in more peripheral locations within and on the edge of these settlements. IV. In villages and for some other locations lower net densities may be more appropriate to respond to local character and context.

Affordable Housing

I. Affordable housing provision will be expected on all development sites that propose development that falls within Class C3 (Dwelling Houses) as follows: (a) up to 35% on sites proposing 10 or fewer gross additional dwellings, where the dwellings would have a combined gross floor space greater than 1,000 square metres; (b) up to 35% on sites proposing 11 to 14 gross additional dwellings; (c) up to 40% on sites proposing 15 or more gross additional dwellings. II. Affordable Housing provision will be expected to incorporate a mix of tenures taking account of the Council's most up to date evidence on housing need. The Council will negotiate the tenure mix to be provided on a site, having regard to the affordable housing products defined within the National Planning Policy Framework, through the planning application process. III. Lower provision may be permitted if it is demonstrated that the 35% and 40%, as appropriate referred to in I (a), (b) and (c) above, cannot be achieved due to viability reasons or where it would prejudice the need to secure other infrastructure priorities. Applicants seeking to justify a lower percentage level of affordable housing to that referred to in I (a), (b) and (c) above, will be required to provide a financial viability assessment as part of the planning application. Where agreement is not reached, external independent consultants, agreed by both the Council and applicant, will be appointed by the developer, to undertake further independent viability assessment. The applicant will be required to meet the costs of this independent assessment. IV. Affordable Housing should normally be provided on site, apart from in exceptional circumstances when agreed with the Council. Applicants will be required to provide justification as part of the planning application setting out the need for off-site provision or financial contributions in lieu to be made. V. The affordable housing units should be integrated into the open market housing development using appropriate design methods, i.e. tenure blind, and 'pepper-potted' across the site in clusters appropriate to the size and scale of the development. VI. To secure the benefits of affordable housing for first and subsequent occupiers affordable rented and intermediate housing will be retained as affordable by means of an appropriate legal agreement or condition with the Council, or the subsidy will be recycled for alternative affordable housing provision.

Development in Bishop's Stortford

I. Bishop's Stortford will accommodate a minimum of 4,426 homes, which will include: (a) around 2,529 homes at Bishop's Stortford North, including 2,200 on ASRs 1 to 4 and 329 at ASR 5 as set out in Policy BISH3; (b) around 247 homes at the Reserve Secondary School site at Hadham Road contingent on the provision of a secondary school site at Bishop's Stortford North, as set out in Policy BISH4; (c) around 750 homes at Bishop's Stortford South as set out in Policy BISH5; (d) around 150 homes at the Bishop's Stortford High School site at London Road contingent on the relocation of the school to Bishop's Stortford South as set out in Policy BISH6; (e) around 600 homes at the Goods Yard as set out in Policy BISH7; (f) around 100 homes at Old River Lane as set out in Policy BISH8; (g) around 50 homes at land East of Manor Links as set out in Policy BISH9; and (h) A proportion of the overall windfall allowance for the District. II. New employment and retail floorspace will be delivered primarily within the town centre and the two strategic allocations of Bishop's Stortford North and South: Through mixed-use development at the Old River Lane (Policy BISH7) and Goods Yard (Policy BISH8) sites; Through two mixed-use local centres at Bishop's Stortford North (Policy BISH3) providing 4.1ha of land comprising 21,000m² of commercial floorspace (B1 a, b and c), up to 3,000m² for D1 uses and up to 1,200m² retail floorspace. Further provision of up to 4,000m² of commercial floorspace may also be delivered; By provision for up to 1,000m² retail floorspace and between 4 and 5 hectares of new employment land at Bishop's Stortford South (Policy BISH 5). III. In the longer term, land at the Mill Site may come forward for mixed-use development as set out in Policy BISH10.

The Mill Site

I. Reflecting the site's town centre location and proximity to the station, should the site come forward within or beyond the Plan period, the Bishop's Stortford Town Centre Planning Framework will be used to inform the masterplanning of this site, ensuring that partial redevelopment of the site does not prejudice the ongoing operation of the site for commercial purposes. Masterplanning of the site should be undertaken in a collaborative manner involving the District Council, Bishop's Stortford Town Council and other key stakeholders. II. Should the whole site, or any part of the site, come forward for development, the Mill Site shall include: (a) access along the river frontage connecting to the town centre via a new footbridge over the River Stort towards which this site will contribute as appropriate; (b) a new riverside hub of leisure and commercial uses with active frontages on the ground floor with residential and/or B1 office space on upper floors. Such development will not prejudice the continued operation of the mill and residential uses will only be permissible if the Mill ceases to operate on the site and the employment land designation is subsequently removed; (c) retention and enhancement of the most significant historic buildings, including improving the setting of the Registration Office and adjacent listed building, reflecting the site's location within the Conservation Area; (d) high quality, vehicle-free public realm along the river frontage, enabling improved access to the town centre along

Bishop's Stortford North

Land at Bishop's Stortford North will accommodate a minimum of 2,529 homes between 2017 and 2033 (650 homes to be delivered between 2017 and 2022; 1,250 homes between 2022 and 2027; and, 300 homes between 2027 and 2033). I. West of Hoggate's Wood, will accommodate around 850 homes. The site shall include the provision of: (a) a primary school of two forms of entry; (b) a neighbourhood centre providing a range of local shops and services; (c) a new roundabout on Hadham Road to provide vehicular access to the area; (d) outdoor playing pitches at Hoggate's Wood; (e) equipped areas for play as part of a wider green infrastructure strategy; (f) a sustainable transport spine road (bus route, cycleway and pedestrian use only) connecting Hadham Road through to the land east of Hoggate's Wood, a hierarchy of local roads, including walking and cycling networks. II. Land between Hoggate's Wood and Farnham Road will accommodate around 1,350 new homes between 2017 and 2033. Prior to the submission of reserved matters planning applications (pusuant to outline planning permission 3/13/0804/OP), a Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Bishop's Stortford Town Council and other key stakeholders. This document will further be informed by public participation in the process. Development in this location shall include the provision of: (a) a primary school of two forms of entry with an Early Years facility; (b) land for a secondary school of six forms of entry. The layout of the schools should be designed to provide for the dual use of indoor and outdoor sports facilities for community purposes; (c) vehicular access by a new roundabout on the A120 and also by a new junction on Rye Street; (d) continuation of the sustainable transport spine road connecting to the western neighbourhood to access points created for the eastern neighbourhood; (e) a neighbourhood centre comprising a mix of local shops and facilities, business incubator units, health facilities, and a play area/open space; (f) a new employment allocation to provide modern business premises attractive to B1 employment uses; (g) preservation and enhancement of Foxdells Farm as a focus for a public space and appropriate community or leisure facilities; and III. In order to ensure that the site is planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the Masterplan, and will not prejudice the implementation of the site as a whole. IV. East of Farnham Road, 329 homes shall be provided in accordance with planning permission 3/13/0886/OP. The site shall include the provision of: (a) a site for a one form entry primary school, unless appropriate provision is made elsewhere; (b) public open and amenity space and appropriate landscaping, including land to the east of Hazelend Road; (c) access and highway improvements, including a new roundabout junction to provide suitable access to the site and surrounding land; (d) a sustainable transport route through the site; (e) essential on-site infrastructure including utilities. V. The development across the whole site is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) a care home/ flexi-care or sheltered properties in accordance with the provisions of Policy HOU6 (Specialist Housing for Older and Vulnerable People); (d) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (e) responding to the existing landform, incorporating existing landscaping within new streets, paths and spaces, creating quality local green infrastructure which maximises opportunities presented by existing landscape features including watercourses, to create net gains to biodiversity through additional planting and other measures. Proposals in the vicinity of Farnham Bourne and Bourne Brook will need to reflect the River Stort Catchment Management Plan; (f) a new Country Park shall be provided to include the Green Belt land north and south of Dane O' Coy's Road, including Hoggate's Wood and Ash Grove, including long-term arrangements for management and maintenance. Other open spaces and play areas should also be provided throughout the site; (g) the rural character of Dane O' Coys Road shall be preserved, and access along the road shall be reserved for pedestrians and cyclists only; (h) a network of well-signposted pedestrian and cycle routes between the development and the town centre; (i) a circular bus route connecting with the bus/rail interchange in the town centre; (j) the preservation of strategic long views of St. Michael's Church and All Saints, Hockerill, and views of mature trees; (k) easy access to the village of Farnham must be maintained along Farnham Road, including during the construction period; (l) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network; (m) the delivery of all other necessary on-site and appropriate off-site infrastructure;

The Goods Yard

I. The Bishop's Stortford Town Centre Planning Framework will form the basis of a Supplementary Planning Document, which will be used to inform the masterplanning of this site. II. The Goods Yard will provide for around 600 homes between 2017 and 2027, as part of a mixed use development including a significant amount of B1a office floorspace and small-scale retail provision and other community and leisure uses. Development of the site shall include: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing), including residential apartments on the upper floors of commercial uses and 3-4 bed family homes; (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (d) sustainable transport measures which encourage walking and cycling through the site and beyond, including: the provision of cycleways and footpaths that provide links through the site, connecting the river to the station, the station and the town centre via the Anchor Street Leisure Park and improved Station Road bridge, and to provide opportunities to cross the railway line; the creation of a new station forecourt that provides a safe and attractive public realm which facilitates the movement of people between various modes of transport; enhanced passenger transport services to the town centre and station, including the creation of a sustainable route through the site; (e) high quality, vehicle-free public realm along the river frontage, enabling improved access to the town centre along the waterway. The orientation of buildings will retain an open riverside environment, facilitate views of local landmarks and provide a direct route between the Goods Yard footbridge and the station; (f) landscaping and tree planting to reduce urban heat island effects, including retention and enhancement of the area of woodland to the south of the site; (g) improvements to the riverside environment in line with the River Stort Catchment Management Programme; (h) high quality design which incorporates local material pallets and provides varying character and style across the site, incorporating sustainable design features; (i) residential blocks which have access to private amenity green space, separate from parking areas; (j) multistorey parking which is appropriately screened and separated from residential buildings, ensuring homes have pleasant outlooks; (k) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network; (l) the delivery of all other necessary on-site and appropriate off-site infrastructure; (m) other policy provisions of the District Plan, Bishop's Stortford Town Council's Neighbourhood Plan for All Saints, Central, South and parts of Thorley Wards and relevant matters, as appropriate. III. On-site car parking will need to be sufficient to meet the needs of the uses proposed, without encouraging travel to the town centre in order to avoid worsening traffic congestion and further impact on the Hockerill Air Quality Management Area. Parking will need to be provided to serve the town centre as well as commuters. IV. Site promoters must work with Hertfordshire County Council as the Highways and Transport Authority to undertake transport modelling to assess and provide suitable mitigation measures against vehicular congestion in the town centre.

Old River Lane

I. The Bishop's Stortford Town Centre Planning Framework will form the basis of a Supplementary Planning Document, which will be used to inform the masterplanning of this site. II. The site will provide for a mixed use development and around 100 new homes between 2022 and 2027. III. The site will represent an extension of a historic market town. Therefore the masterplan will address the following: (a) the creation of a high quality mixed-use development of retail, leisure uses, along with a 'civic hub' of other commercial and community uses such as GP surgery and B1 office floorspace; (b) the creation of new streets and public spaces; (c) connections between the site and the existing town centre, towards Castle Gardens and to parking areas off Link Road; (d) a reduction in traffic speed along Link Road, with new or enhanced crossing points; (e) a design and layout which respects the significance and relationship of the site with designated and un-designated heritage assets, within the Bishop's Stortford Town Centre Conservation Area; (f) key frontages such as Coopers will be enhanced by new public realm and buildings that reflect locally distinctive materials and design; (g) On-site car parking will need to be sufficient to meet the needs of the uses proposed, without encouraging travel to the town centre in order to avoid worsening traffic congestion and further impact on the Hockerill Air Quality Management Area. Parking will need to be provided to serve the town centre as well as commuters. IV. In addition, the development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing), including residential apartments on the upper floors of commercial uses; (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) new utilities infrastructure where necessary; (d) planning obligations including on and off-site developer contributions where necessary and reasonably related to the development; and (e) other policy provisions of the District Plan, Bishop's Stortford Town Council's Neighbourhood Plan for Silverleys and Meads Wards and relevant matters, as appropriate.

East of Manor Links

I. Land to the east of Manor Links will provide around 50 new homes between 2017 and 2022. II. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing), including the provision of bungalows to the rear of Manor Links itself; (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) access arrangements onto Manor Links, wider strategic and local highways mitigation measures, including improvements to Dunmow Road at the entrance to Manor Links; (d) sustainable transport measures which encourage walking and cycling through the site, including the provision of a new pedestrian crossing point on Dunmow Road; (e) responding to the existing landform, incorporating existing landscaping within new streets, paths and spaces, creating quality local green infrastructure which maximises opportunities presented by existing landscape features including watercourses, to create net gains to biodiversity through additional planting and other measures; (f) public amenity green space and play areas; (g) sustainable drainage and provision for flood mitigation; (h) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network in order to serve the proposed development; (i) the delivery of all other necessary on-site and appropriate off-site infrastructure; (j) other policy provisions of the District Plan, Bishop's Stortford Town Council's Neighbourhood Plan for All Saints, Central, South and parts of Thorley Wards and relevant matters, as appropriate.

Development in Buntingford

Buntingford will accommodate a minimum of 1,074 homes, which will include: (a) around 26 homes on land off Longmead; (b) around 160 homes on land north of Hare Street Road; (c) around 280 homes on land south of Hare Street Road; (d) around 56 homes on land off Aspenden Road; (e) around 316 homes on land to the east of London Road; (f) around 236 homes on land north of Park Farm Industrial Estate; and (g) a proportion of the overall windfall allowance for the District.

Housing, Employment and Retail Growth

In the period 2011 to 2033 the Council will: (a) Provide for a minimum of 18,458 new homes in the District up to 2033. (b) Maximise opportunities for jobs growth, with the aim of achieving a minimum of 10,800 new jobs in the District up to 2033. This will include making provision for 19-20 hectares of new employment land for B1/B2/B8 uses. (c) Encourage an additional 7,100m2 of convenience and 5,700m2 of comparison retail floorspace in the District.

Housing Supply 2011-2033

The minimum housing supply to meet projected housing need over the Plan period 2011-2033 is set out below. A more detailed Strategy Worksheet is included in Appendix B. Housing supply: 2011-2033 and Housing supply: 2017-2022 from the following sources: - Windfall allowance: 1,125 (2011-2033), 300 (2017-2022) - Completions (31/03/2017): 3,244 (2011-2033), 0 (2017-2022) - Commitments (31/08/17): 4,901 (2011-2033), 3,680 (2017-2022) - SLAA sites in urban areas: 43 (2011-2033), 43 (2017-2022) - BISH6 High School Site, Bishop's Stortford: 150 (2011-2033), 0 (2017-2022) - BISH7 Goods Yard, Bishop's Stortford: 600 (2011-2033), 480 (2017-2022) - BISH8 Old River Lane, Bishop's Stortford: 100 (2011-2033), 0 (2017-2022) - HERT2 Mead Lane Area, Hertford: 200 (2011-2033), 50 (2017-2022) - BISH5 South of Bishop's Stortford: 750 (2011-2033), 200 (2017-2022) - BISH9 East of Manor Links, Bishop's Stortford: 50 (2011-2033), 50 (2017-2022) - HERT3 West of Hertford: 550 (2011-2033), 415 (2017-2022) - HERT4 North of Hertford: 150 (2011-2033), 50 (2017-2022) - HERT5 South of Hertford: 50 (2011-2033), 50 (2017-2022) - SAWB2 North of West Road, Sawbridgeworth: 125 (2011-2033), 125 (2017-2022) - SAWB3 South of West Road, Sawbridgeworth: 175 (2011-2033), 175 (2017-2022) - SAWB4 North of Sawbridgeworth: 200 (2011-2033), 200 (2017-2022) - WARE2 North and East of Ware: 1,000* (2011-2033), 100 (2017-2022) - EOS1 East of Stevenage: 600 (2011-2033), 500 (2017-2022) - EWEL1 East of Welwyn Garden City: 1,350 (2011-2033), 220 (2017-2022) - GA1 Gilston Area: 3,050** (2011-2033), 0 (2017-2022) - VILL1 Group 1 Villages: 500 (2011-2033), 391 (2017-2022) * With a further 500 homes, subject to suitable mitigation ** With a further 6,950 homes beyond 2033.

Land East of Stevenage

I. Land at Gresley Park is allocated for development to accommodate around 600 new homes by 2023. II. A landscape-led Masterplan setting out the quantum and distribution of land uses; access; sustainable high quality design and layout principles; necessary infrastructure; the relationship between the site and other nearby settlements; landscape and heritage assets; and other relevant matters, will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Stevenage Borough Council, parish councils and key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) a care home/ flexi-care or sheltered properties in accordance with the provisions of Policy HOU6 (Specialist Housing for Older and Vulnerable People); (d) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (e) provision of a serviced site for Travelling Showpeople which should deliver five plots (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance) in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople); (f) education facilities, including land for a two-form entry primary school with an Early Years facility and financial contribution towards secondary education within the Stevenage Education Planning Area; (g) a neighbourhood centre in an accessible location, providing local retail and community uses including a healthcare facility; (h) access arrangements and highways and wider strategic mitigation measures, including improvements to the A602/Gresley Way junction and other local roads as necessary, taking account of the Stevenage Mobility Strategy; (i) sustainable transport measures which encourage walking and cycling through the site, including: the provision of cycleways and footways that provide links into Stevenage including existing cycle networks and the provision of a high quality cycle route along Gresley Way between Six Hills Way and Fairlands Way, with links to Six Hills Way; enhancement of existing bridleways and footpaths connecting the site to the Beane Valley to the east of the site; enhanced passenger transport services including the creation of a sustainable transport route through the site; (j) responds to the existing landform to define individual character areas, incorporating existing landscaping within the new streets, paths and spaces, enhances the outer boundary of the site; retains and enhances, where required, the existing hedgerows within and around the site, punctuating where access into the site is required; and creates a net gain to biodiversity through additional planting; (k) incorporates sustainable drainage and provision for flood mitigation; (l) a variety of public open spaces across the site, including the provision of play areas and opportunities for outdoor health and fitness activities, as well as space for wildlife; (m) necessary utilities, including integrated communications infrastructure to facilitate home-working, and upgrades to the localised sewerage network; (n) the delivery of all other necessary on-site and appropriate off-site infrastructure; (o) other policy provisions of the District Plan and relevant matters, as appropriate. IV. In order to ensure that the site is planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the masterplan, and will ensure that such development would not prejudice the implementation of the site allocation as a whole.

Land East of Welwyn Garden City

I. Land at Birchall Garden Suburb is allocated for development in both the Welwyn Hatfield Local Plan (SDS2) and the East Herts District Plan (EWEL1), to accommodate approximately 2,550 new homes over the plan period, of which 1,200 will be in Welwyn Hatfield Borough and 1,350 in East Herts District. II. East Herts District Council and Welwyn Hatfield Borough Council will continue to work together to ensure that the new suburb is delivered in a comprehensive manner across the local authority boundaries. Mechanisms will need to be established to ensure the effective delivery of infrastructure required to support the development. III. A joint masterplan setting out the quantum and distribution of land uses, key views to protect heritage assets, access, sustainable design and layout principles will be prepared by Welwyn Hatfield Borough Council and East Herts District Council, working with the landowner and other key stakeholders. The Masterplan, which will be informed by the Strategy Diagram shown in Figure 13.3 below, will inform the Supplementary Planning Document which will provide further guidance on site specific matters. The SPD will provide additional detail with regard to design and layout principles (including any design code), the approach to character areas and site density, treatment of ecological and heritage assets, the approach to remediation, access and sustainable transport measures, the location of a Gypsy and Traveller site, phasing and delivery of infrastructure, mineral extraction and built development. Any application for development should be preceded by, and be consistent with, the Masterplan. IV. The site will be planned comprehensively to create a new sustainable community incorporating Garden City principles. Land adjacent to the existing edge of Welwyn Garden City will be formal in layout reflecting the character of the Garden City and Garden City principles. Further from the town, lower density development of a more semi-rural character that responds to the locale and landscape will be more appropriate. V. The developer must demonstrate the extent of the mineral present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided. VI. The developer will submit a detailed remediation strategy designed to secure a permanently safe environment for the human population and local wildlife and, following remediation, will submit sufficient evidence to demonstrate that the site is not capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990. VII. In accordance with the relevant Local/District Plan policies the site will provide for: (a) a wide mix of housing types, sizes and tenures, including affordable housing; housing for older people; and serviced plots of land to contribute towards meeting evidenced demand for self-build and custom housebuilding; (b) a serviced site for Gypsies and Travellers, which should deliver a total of 15 pitches (4 pitches for East Herts' and 11 pitches for Welwyn Hatfield's needs) to contribute towards the needs of both authorities, the location of which should be determined through the Masterplanning process, taking into account the latest Accommodation Needs evidence of both authorities; (c) a neighbourhood centre in the East Herts part of the development and a small neighbourhood centre in the Welwyn Hatfield part of the development, each in an accessible location of a size and scale to meet the day-to-day retail needs of new residents; (d) an employment area in a visible and accessible location in accordance with an up-to-date assessment of need; this area would incorporate the Holdings in Welwyn Hatfield, together with land off Birchall Lane (currently allocated as a Waste Site (ref. AS008) in the Hertfordshire Waste Site Allocations Document) subject to there being no adverse impact on neighbouring residential amenity; (e) community facilities, including healthcare (in the East Herts part of the development) and leisure facilities; (f) education facilities, including land for a two form entry primary school with Early Years Provision in Welwyn Hatfield and land in East Herts for a primary school of up to three forms of entry with Early Years Provision and a secondary school of up to eight forms of entry. All schools should provide for the dual use of facilities for community purposes; (g) sustainable transport measures that prioritise and encourage walking, cycling and the use of new and existing passenger transport networks. A sustainable transport strategy should support the application, which will set out the location of new routes and improved connections and will detail what measures will be in place to encourage patronage of passenger transp

The Gilston Area

I. In accordance with Policy DPS3 (Housing Supply 2011-2033), land at the Gilston Area is allocated for development to accommodate 10,000 homes, to be delivered within this Plan period and beyond. It is anticipated that at least 3,000 homes will be delivered by 2033. II. A Concept Framework is being jointly prepared by the landowners, the Council and the local community. The Concept Framework identifies design principles, potential land uses, infrastructure requirements and phasing, and will be used as a benchmark in reviewing proposals for development. Prior to the submission of any planning application(s) further design work through the pre-aplication engagement process will be required in order to agree, among other things, the quantum and distribution of land uses, access and layout principles. III. The Gilston Area will provide for 10,000 homes across distinct villages, each based on Garden City principles respecting the following: strong vision, leadership and community engagement; land value capture to deliver the social and physical infrastructure for the benefit of the community; long-term community ownership of land and stewardship of assets; mixed-tenure homes and housing types including those that are genuinely affordable; a wide range of local jobs within easy commuting distance of homes; beautifully and imaginatively designed homes with access to open space, combining the best of town and country to create healthy communities, and including opportunities to grow food; development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains, and that uses energy-positive technology to ensure climate resilience; strong cultural, recreational and shopping facilities in walkable, vibrant, sociable communities; and integrated and accessible sustainable transport systems, with walking, cycling and public transport designed to be the most attractive forms of local transport for new residents to travel within the Gilston Area and to key local destinations. IV. A community engagement strategy will be prepared, working with the two local parishes, which will include consideration of managing the effects on local residents, and opportunities for them to participate in the emerging new community. Engagement with the local communities and other relevant stakeholders shall take place through the planning application process and through the development of village Masterplans. V. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) a care home/ flexi-care or sheltered properties in accordance with the provisions of Policy HOU6 (Homes for Older and Vulnerable People); (d) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (e) the provision of a serviced site for Gypsy and Travellers, in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople) which should deliver 15 pitches for longer term needs beyond the Plan period; (f) the provision of a serviced site for Travelling Showpeople in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople) which should deliver 8 plots for longer term needs beyond the Plan period; (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance); (g) quality local green infrastructure throughout the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhancing biodiversity. This will include the protection of Local Wildlife Sites and other assets of environmental value; (h) the provision of significant managed open space and parklands, and a limited number of buildings associated with that use, on the northern section of the site as identified in Figure 11.2, the ownership of which will be transferred to a community trust or other mechanism that ensures long term stewardship and governance for the benefit of the community; (i) a variety of public green spaces across the site, including the provision of play areas and opportunities for outdoor health and fitness activities, as well as space for wildlife; (j) access arrangements and local highways measures and commensurate financial contributions to addressing impacts on the wider strategic highways network, including the provision of additional crossings to the River Stort; (k) land for twenty forms of entry for both primary and secondary education, including Early Years facilities, subject to more detailed modelling. All schools should provide for the dual use of facilities for community purposes; (l) sustainable transport measures which encourage walking, cycling and the use of public transport including: the provision of cycleways and footways that provide links throughout the site and into Harlow; enhancement of existing bridleways and footpaths; enhanced passenger transport services including the creation of a sustainable transport route through the site which will link into a sustainable transport corridor which links the Gilston Area to the urban area of Harlow; and; the setting of objectives and targets for the use of sustainable transport modes. (m) consideration of the potential of the site to facilitate the delivery of a re-located Princess Alexandra Hospital; (n) the use of appropriate landscape buffers in order to protect the individual character and integrity of Eastwick and Gilston villages within the context of the development; (o) the protection and enhancement of heritage assets and their settings, both on-site and in the wider area through appropriate mitigation measures, having regard to the Heritage Impact Assessment. Gilston Church and the Johnston Monument (both grade I listed), the moated site Scheduled Monuments at Eastwick, the Mount Scheduled Monument, and Gilston Park house (grade II*) are of particular significance and sensitivity and any planning application should seek to ensure that these assets and their settings are conserved and, where appropriate, enhanced, through careful design; landscaping; open space; buffer zones; protection of key views; and, better management and interpretation of assets, where appropriate; (p) neighbourhood centres in accessible locations, providing local retail and community uses, including healthcare facilities to meet the day-to-day retail and health needs of new residents; (q) employment area/s (of around 5ha), within visible and accessible location/s, which provides appropriate opportunities to promote self-containment and sustainability; (r) consideration of opportunities for local supply chains as well as opportunities for local employment and training including apprenticeships and improving skills base for local people; (s) indoor and outdoor sports facilities (which may be shared use) taking into account the Council's evidence on sports and open space needs; (t) consideration of need for cemetery provision; (u) landscaping and planting, both within the site and peripheral, which responds to the existing landscape and complements development, as appropriate, and a defined recognisable boundary to the Green Belt; (v) assisting the delivery of all other necessary on-site and appropriate off-site infrastructure; (w) necessary new utilities, including integrated communications infrastructure to facilitate home working; (x) satisfactory water supply, including acceptable water pressure for occupants; (y) sustainable drainage and provision for flood mitigation; (z) other policy provisions of the District Plan and relevant matters, as appropriate. VI. Any application for development will include an indicative phasing plan for the delivery of infrastructure and utilities across the villages. VII. The delivery of the Gilston Area will include a mechanism for: securing the long term stewardship, protection and maintenance of the parkland, open spaces, play areas and community assets; managing the construction process to address potential impacts on existing and future communities; encouraging a successful and active community, including an innovative approach to create the conditions for local resident participation in the design and stewardship of their new communities. VIII. Proposals for the Gilston Area should complement, and have regard to, ongoing work in relation to the Harlow and Gilston Garden Town.

Development in Hertford

I. Hertford will accommodate a minimum of 950 new homes, which will include: (a) around 200 homes as part of mixed use development in the Mead Lane area, as set out in Policy HERT2 (Mead Lane Area); (b) around 550 homes to the west of the town, as set out in Policy HERT3 (West of Hertford); (c) around 150 homes to the west of B158 Wadesmill Road, as set out in Policy HERT4 (North of Hertford); (d) around 50 homes to the west of Mangrove Road, as set out in Policy HERT5 (South of Hertford); and (e) a proportion of the overall windfall allowance for the District. II. Retail floorspace will be delivered primarily within the town centre. III. 3,000m² of B1 employment floorspace or other employment generating uses that would be compatible with the uses on neighbouring land, will be delivered in the Mead Lane Area (HERT2).

Mead Lane Area

I. Land in the Mead Lane Area, to the east of Marshgate Drive, is allocated to provide around 200 homes by 2027, as part of mixed-use development. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Hertford Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. Subject to, and in accordance with, the provisions of the Mead Lane Urban Design Framework, December 2014, the development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) delivery of 3,000m² B1 employment floorspace, or other employment generating uses that would be compatible with the uses on neighbouring land, which will provide appropriate opportunities to promote self-containment and sustainability and to assist in providing a buffer between existing employment uses and new residential provision; (d) provision of appropriate mitigation measures on boundaries shared with existing employment uses within the overall Employment Area that should both ensure a good quality living environment for new residents and prevent existing or potential uses within the Employment Area being jeopardised; (e) quality local green infrastructure throughout the site including maximising opportunities for linking into and improving existing assets and enhancing biodiversity, especially along the river corridor; (f) necessary new utilities, including, inter alia: integrated communications infrastructure to facilitate home working; (g) sustainable drainage and provision for flood mitigation; (h) access arrangements and appropriate local (with contributions towards wider, strategic,) highways mitigation measures, which, inter alia, should include: a segregated emergency access at Mill Road between Railway Street and Claud Hamilton Way; improvements to the Rowley's Road/Mead Lane level crossing for pedestrians and cyclists; and a link between Marshgate Drive and the existing spur road to the east of the site to facilitate pedestrian and cycle access, and which should also complete the circulatory route to allow for the extension of bus routes into the area. In the event that land ownership issues preclude this arrangement, provision should be made within the site for suitable access and turning arrangements to facilitate bus penetration to the north east part of the site; (i) the widening of Marshgate Drive to allow for improved vehicular and pedestrian access and car parking/car share scheme to be delivered within a Green Streets approach; (j) encouragement of sustainable transport measures, both through improvements to the existing walking and cycling networks in the locality and through new provision, which should include, inter alia, a 3m pedestrian/cycleway to the south side of Mead Lane in addition to improvements to the towpath and links with the adjoining area and the town centre (in particular addressing links to Hartham Common and Kings Meads) and enhanced passenger transport services; (k) remediation of land contamination resulting from former uses; (l) public open space/s within the site, including the provision of a play area and oppo

West of Hertford

I. Land to the west of Hertford is allocated as a residential site, to accommodate a minimum of 550 homes by 2022, with around 300 homes being provided to the north of Welwyn Road and around 250 homes south of Welwyn Road/west of Thieves Lane. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Hertford Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development of around 300 dwellings to the north of Welwyn Road is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (d) demonstration of the extent of the mineral that may be present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided; (e) necessary new utilities, including, inter alia: integrated communications infrastructure to facilitate home working, and necessary upgrades to the sewerage system; (f) sustainable drainage and provision for flood mitigation; (g) access arrangements and appropriate local (with contributions towards wider, strategic) highways mitigation measures; (h) encouragement of sustainable transport measures, both through improvements to the existing walking, cycling and bridleway networks in the locality and through new provision, which should also provide links with the adjoining area and the town centre (which should include, inter alia, the improvement of pedestrian and cycle access to Perrett Gardens and links from the Sele Farm estate to public footpaths and bridleways in the locality); shared use cycle/pedestrian way alongside Welwyn Road; enhanced passenger transport services (including, inter alia, improved service provision and the provision of new bus stops and shelters on B1000 Welwyn Road); (i) protection of public rights of way and other public access routes running through or on the boundaries of the site; (j) landscaping and planting, both within the site and peripheral, which responds to the existing landscape and complements development, as appropriate, including the provision of a suitable buffer between the development and existing woodland areas and a defined, recognisable boundary to the Green Belt; (k) public open spaces across the site, including the provision of play areas and opportunities for outdoor health and fitness activities, as well as space for wildlife; (l) quality local green infrastructure through the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhance biodiversity including the protection of Local Wildlife Site 59/077; Archers Spring; and other woodland and wildlife interests in the area, including a suitable buffer between woodland and development; (m) taking into account the contents of the 'Panshanger Park and its environs Heritage Impact Assessment, July 2016' and including measures to ensure that any impact on views affecting the Panshanger Country Park and Goldings are successfully mitigated; (n) contributions towards the Panshanger Country Park; (o) social infrastructure including contributions towards education, health services and other community facilities; (p) the delivery of all other necessary on-site and appropriate off-site infrastructure; and (q) other policy provisions of the District Plan and relevant matters, as appropriate. IV. The development of around 250 homes to the south of Welwyn Road/west of Thieves Lane is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (d) demonstration of the extent of the mineral that may be present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided; (e) necessary new utilities infrastructure including, inter alia: integrated communications infrastructure to facilitate home working, and necessary upgrades to the sewerage system; (f) sustainable drainage and provision for flood mitigation; (g) access arrangements and appropriate local (with contributions towards wider, strategic) highways mitigation measures; (h) encouragement of sustainable transport measures, both through improvements to the existing walking, cycling and bridleway networks in the locality and through new provision, which should also provide links with the adjoining area and the town centre; shared use cycle/pedestrian way alongside Welwyn Road; enhanced passenger transport services (including, inter alia, improved service provision and the provision of new bus stops and shelters on B1000 Welwyn Road); (i) protection of all public rights of way and other public access routes running through or on the boundaries of the site; (j) landscaping and planting, both within the site and peripheral, which responds to the existing landscape and complements development, as appropriate, including, inter alia, the provision of a suitable buffer between the development and the existing woodland and a defined, recognisable boundary to the Green Belt; (k) taking into account the contents of the 'Panshanger Park and its environs Heritage Impact Assessment, July 2016' and including measures to ensure that development respects the relationship with this sensitive location. Such measures should include, inter alia, the creation of gateway landscaping to the south of the site, which protects key views into and from within the Panshanger Country Park and ensures that the development is successfully mitigated; (l) contributions towards the Panshanger Country Park; (m) public open spaces across the site, including the provision of play areas and opportunities for outdoor health and fitness activities, as well as space for wildlife; (n) quality local green infrastructure through the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhance biodiversity including the protection of Local Wildlife Site 58/025; Ancient and other woodland and wildlife interests in the area, including a suitable buffer between woodland and development; (o) the delivery of all other necessary on-site and appropriate off-site infrastructure; and (p) other policy provisions of the District Plan and relevant matters, as appropriate.

North of Hertford

I. Land to the north of Hertford is allocated as a residential development site to accommodate a minimum of 150 homes, with around 50 dwellings being provided to the north of Sacombe Road by 2022; and, subject to the satisfactory previous phased extraction of mineral deposits on the neighbouring site, around 100 homes to the west of B158 Wadesmill Road between 2022 and 2027. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Hertford Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) demonstration of the extent of the mineral that may be present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided; (d) necessary new utilities, including, inter alia: integrated communications infrastructure to facilitate home working; (e) necessary upgrades to the sewerage system; (f) sustainable drainage and provision for flood mitigation; (g) access arrangements and appropriate local (with contributions towards wider, strategic) highways mitigation measures; (h) encouragement of sustainable transport measures, both through improvements to the existing walking, cycling and bridleway networks in the locality and through new provision, which should also provide links with the adjoining area and the town centre and enhanced passenger transport services; (i) protection of all public rights of way (including, inter alia, the protection of the restricted byway) and other public access routes running through or on the boundaries of the site; (j) landscaping and planting, both within the site and peripheral, which responds to the existing landscape and complements development, as appropriate and provides a defined, recognisable boundary to the Green Belt; (k) public open spaces across the site, including the provision of play areas and opportunities for outdoor health and fitness activities, as well as space for wildlife

South of Hertford

I. Land to the south of Hertford is allocated as a residential development site to accommodate around 50 homes to the west of Mangrove Road by 2022. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Hertford Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) demonstration of the extent of the mineral that may be present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided; (d) development that is compatible with, and complements, the character of local heritage assets and designations, including, inter alia, the adjacent Grade I Balls Park and its Grade II Registered Garden; (e) necessary new utilities including, inter alia: integrated communications infrastructure to facilitate home working; (f) access arrangements and appropriate local (with contributions towards wider, strategic) highways mitigation measures; (g) encouragement of sustainable transport measures, both through improvements to the existing walking and cycling networks in the locality and through new provision, which should also provide links with the adjoining area and the town centre (including, inter alia, an upgraded pedestrian and cycle way along Mangrove Road to Simon Balle School), and enhanced passenger transport services; (h) landscaping and planting, both within the site and peripheral, which responds to the existing landscape and complements development, as appropriate; (i) public open space within the site, including the provision of a play area and opportunities for outdoor health and fitness activities, as well as space for wildlife; (j) quality local green infrastructure through the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhance biodiversity. This should include, but not be limited to, the provision of a public amenity greenspace buffer (which will remain in the Green Belt) between the development and Hagsdell Stream to allow for the preservation of that part of the Hertford Green Finger. This shall include the existing treed area at the higher level, the tree belt at the lower level, and the sloped area of land between them leading towards Hagsdell Stream, and should also provide for public pedestrian access from Mangrove Road along with the protection of any public rights of way and other public access routes running through or on the boundaries of the site; (k) the delivery of all other necessary on-site and appropriate off-site infrastructure; and (l) other policy provisions of the District Plan and relevant matters, as appropriate.

New Park Home Sites for Non-Nomadic Gypsies and Travellers and Travelling Showpeople

I. Any applications for planning permission for Non-Nomadic Gypsy and Traveller and Travelling Showpeople park homes must be in accordance with the NPPF and PPTS and the following criteria should be satisfied: (a) the site is in a sustainable location in terms of accessibility to existing local services; (b) the site is suitable in terms of vehicular access to the highway, parking, turning, road safety and servicing arrangements and has access to essential services such as water supply, sewerage, drainage, and waste disposal; (c) proposals make adequate provision for on-site facilities for storage, play, residential amenity and sufficient on-site utility services for the number of park homes proposed; (d) the proposal is well related to the size and location of the site and respects the scale of the nearest settled community; (e) the site can be integrated into the local area to allow for successful co-existence between the site and the settled community; (f) proposals provide for satisfactory residential amenity both within the site and with neighbouring occupiers and thereby do not detrimentally affect the amenity of local residents by reason of on-site business activities, noise, disturbance, or loss of privacy; (g) proposals ensure that the occupation and use of the site would not cause undue harm to the visual amenity and character of the area and should be capable of being assimilated into the surrounding landscape without significant adverse effect; (h) the site is not affected by environmental hazards that may affect the residents' health or welfare or be located in an area of high risk of flooding, including functional floodplains; (i) within nationally recognised designations, proposals would not compromise the objectives of the designation. II. New traveller sites (whether temporary or permanent) in the Green Belt are inappropriate development and will not be approved except in very special circumstances.

Change of Use of Land to Residential Garden and Enclosure of Amenity Land

I. The change of use of land to residential garden may be permitted if the proposal: (a) is not likely to result in an adverse effect on the character and appearance of the surrounding area and landscape; (b) is well related to other residential land and does not involve a harmful incursion into the countryside; (c) includes the provision of appropriate landscaping and boundary treatment. II. The Council will seek to ensure the retention of amenity land/open space/landscaped areas around housing developments and planning permission for the enclosure of such land into gardens will not usually be given.

Residential Annexes

I. Residential annexes will be permitted where: (a) the accommodation forms an extension to the main dwelling and is capable of being used as an integral part of the dwelling or forms a separate outbuilding which is close to and well related to and have a clear functional link to the main dwelling; (b) the scale of the annexe does not dominate the existing dwelling and is the minimum level of accommodation required to support the needs of the occupant; (c) sufficient space to park vehicles for both parts of the dwelling, in accordance with adopted standards, is available and appropriately located in design terms within the curtilage; (d) the development accords with Policy HOU11 (Extensions and Alterations to Dwellings, Residential Outbuildings and Works within Residential Curtilages).

Rural Exception Affordable Housing Sites

I. Proposals for rural exception affordable housing schemes, on sites that would not normally be acceptable for general housing development, may be permitted, subject to the following criteria: (a) The exception site is adjacent to an existing built-up area boundary, or is well related to existing residential development and amenities located in, or adjacent to, a clearly identifiable village or settlement; (b) The proposed development will contribute towards meeting an identified need for affordable housing within the parish; and (c) The proposed development would be appropriate to the settlement and area in which it is proposed to be located in terms of scale, form and character. II. The Council will base its assessment of identified housing need on the Housing Register and other available up-to-date housing needs assessments. III. A small number of market homes may be permitted, at the Council's discretion, where a viability assessment demonstrates that a cross subsidy is necessary to make the scheme viable. Any market housing provided will be expected to meet identified local needs. IV. Where permission is granted this will be subject to planning obligations and will include safeguards that the scheme provides for the identified local affordable housing need and will continue to do so in perpetuity.

Dwellings for Rural Workers

I. The Council will only permit permanent dwellings for agriculture, forestry and other rural businesses where: (a) It can be demonstrated that the dwelling is essential to the needs of the business (i.e. there is a need for one or more workers to be available at most times); (b) It can be demonstrated that the enterprise has been established for at least three years and is, and should remain financially viable; (c) There is no other accommodation within the site/holding or in the locality which is currently suitable and available, or could be made available. II. The proposed dwelling must be sensitively designed and in keeping with its rural surroundings. III. Where a new dwelling is permitted, the occupancy will be restricted by condition to ensure that it is occupied by a person or persons currently employed, or last employed, in agriculture, forestry or other rural business, or a widow or widower of such a person, and to any residents dependants. IV. Applications for the removal of an occupancy condition related to rural workers will only be permitted in exceptional circumstances where it can be demonstrated that: (a) There is no longer a need for the accommodation for agricultural, forestry or other rural workers on the holding/business and in the local area; (b) The dwelling has been marketed for a reasonable period (at least 12 months) and at a price which reflects the existence of the occupancy condition; (c) The dwelling cannot make a contribution towards meeting local affordable housing needs in the area.

Specialist Housing for Older and Vulnerable People

I. The Council will encourage the provision of specialist housing, across all tenures, for older and vulnerable people. Proposals for new housing for older and vulnerable people will be expected to: (a) Provide a range of accommodation size, tenure and type with the opportunity to attain additional or specialist care as needed within the one development; (b) Be in a suitable location where access to a choice of sustainable travel options is available; (c) Be within walking distance, on a safe and level route or within easy reach by passenger transport, to town centre shops and services; (d) Be well integrated with existing communities through the sharing of space and public access to services where appropriate; (e) Consider the integration of healthcare facilities within the development. II. In addition to the overall housing target, a gross increase of at least 530 bed-spaces to help meet the accommodation needs of those who need specialist (Use Class C2) residential or nursing care will be supported in the District's towns.

Accessible and Adaptable Homes

I. In order to ensure delivery of new homes that are readily accessible and adaptable to meet the changing needs of occupants, and to support independent living, the Council will require that: (a) all new residential development should meet the Building Regulations Requirement M4(2): Category 2 – Accessible and Adaptable Dwellings; and (b) on sites proposing 11 or more gross additional dwellings, a proportion of dwellings will be expected to meet the Building Regulations Requirement M4(3): Category 3 – Wheelchair User Dwellings, where appropriate. II. Only where circumstances exist where it can be demonstrated by the applicant that it is not practically achievable or financially viable to deliver this policy, will new development be exempt from the requirement.

Self-Build and Custom Build Housing

I. To support prospective self-builders, on sites of more than 200 dwellings, developers will be expected to supply at least 1% of dwelling plots for sale to self-builders, having regard to the need identified on the Council's Self-Build and Custom Build Register. II. The Council will support locally proposed self-build projects identified within a Neighbourhood Plan wherever possible. III. Planning permissions should include conditions requiring self-build developments to be completed within 3 years of a self-builder purchasing a plot. IV. Where plots have been made available and marketed appropriately for at least 12 months and have not sold out, the plot(s) may either remain on the open market as self-build or be built out by the developer.

Gypsies and Travellers and Travelling Showpeople

I. To meet identified local need, pitches for Gypsies and Travellers and plots for Travelling Showpeople will be provided within the District at the following locations: Gypsies and Travellers 3 additional pitches (2 to be provided in the period up to 2022; and 1 between 2022 and 2027) within the allocated site area. The Stables, Bayford 4 pitches (2 to be provided between 2022 and 2027; and 2 to allow for longer-term accommodation needs) for East Herts Birchall Garden Suburb, East of Welwyn Garden City (EWEL1) (11 for Welwyn Hatfield) to meet the accommodation needs of both East Herts and Welwyn Hatfield and/or for future expansion, as evidence of need dictates. To allow for longer-term accommodation needs, an area of suitable land should be safeguarded that would allow for future The Gilston Area (GA1) provision of a total of 15 pitches, to be delivered towards the end of the Plan period and/or beyond, as evidence of need dictates. Travelling Showpeople 5 plots (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance). East of Stevenage (EOS1) 4 plots (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance) North and East of Ware (WARE2) within the first phase of development to be provided within a larger area that should be safeguarded to allow for future expansion to a total of 8 plots, as evidence of need dictates. To allow for longer-term accommodation needs, an area of suitable land should be safeguarded that would allow for future The Gilston Area (GA1) provision of a total of 8 plots (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance), to be delivered towards the end of the Plan period and/or beyond, as evidence of need dictates. II. In order to identify exact locations within the areas allocated to meet the accommodation needs of Gypsies and Travellers and Travelling Showpeople listed above, and to assess suitability where planning applications are submitted for non-allocated sites, the following criteria should be satisfied: (a) the site is in a sustainable location in terms of accessibility to existing local services; (b) the site is suitable in terms of vehicular access to the highway, parking, turning, road safety and servicing arrangements and has access to essential services such as water supply, sewerage, drainage, and waste disposal; (c) proposals make adequate provision for on-site facilities for storage, play, residential amenity and sufficient on-site utility services for the number of pitches or plots proposed; (d) the proposal is well related to the size and location of the site and respects the scale of the nearest settled community; (e) the site can be integrated into the local area to allow for successful co-existence between the site and the settled community; (f) proposals provide for satisfactory residential amenity both within the site and with neighbouring occupiers and thereby do not detrimentally affect the amenity of local residents by reason of on-site business activities, noise, disturbance, or loss of privacy; (g) proposals ensure that the occupation and use of the site would not cause undue harm to the visual amenity and character of the area and should be capable of being assimilated into the surrounding landscape without significant adverse effect; (h) the site is not affected by environmental hazards that may affect the residents' health or welfare or be located in an area of high risk of flooding, including functional floodplains; (i) within nationally recognised designations, proposals would not compromise the objectives of the designation. III. Proposals for sites accommodating Travelling Showpeople should additionally allow for a mixed use yard with areas for residential provision and the storage and maintenance of equipment. All other proposals for mixed residential and business activities will be assessed on a site specific basis, taking the above criteria into account. IV. New traveller sites (whether temporary or permanent) in the Green Belt are inappropriate development and will not be approved except in very special circumstances. V. Any development granted under this policy will be subject to a condition limiting occupation to Gypsies and Travellers or Travelling Showpeople, as appropriate. VI. Existing authorised sites for Gypsies and Travellers and Travelling Showpeople will be safeguarded from

Development in Sawbridgeworth

I. Sawbridgeworth will accommodate a minimum of 500 new homes, which will include: (a) around 125 homes to the west of the town on land to the north of West Road, as set out in Policy SAWB2 (Land to the North of West Road); (b) around 175 homes to the west of the town on land to the south of West Road, as set out in Policy SAWB3 (Land to the South of West Road); (c) around 200 homes to the north of the town, as set out in Policy SAWB4 (Land to the North of Sawbridgeworth); and (d) a proportion of the overall windfall allowance for the District. II. New retail and employment development will be directed to the town centre to maintain the vitality and viability of the town.

Land to the North of West Road

I. Land to the north of West Road will accommodate around 125 homes by 2022. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Sawbridgeworth Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) sustainable transport measures including the encouragement of walking and cycling, in particular to the town centre and railway station, and enhanced passenger transport services; (d) an enhanced public footpath and cycleway from West Road to enable direct pedestrian and cycle access to Mandeville School and Leventhorpe School; (e) the setting aside of 1.2ha of land to facilitate the expansion of Mandeville School to two forms of entry, including the provision of a new access route; (f) off road parking spaces to serve Mandeville School; (g) necessary utilities, including integrated communications infrastructure to facilitate home working, and upgrades to the localised sewerage network; (h) sustainable drainage and provision for flood mitigation; (i) access arrangements and local highways mitigation measures, including junction improvements at the West Road/A1184 junction; (j) quality local green infrastructure throughout the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhancing biodiversity; (k) new public amenity space; (l) landscaping and planting, both within the site and peripheral, to complement development, as appropriate; (m) enhanced landscaping along the western boundary of the site to provide a soft edge to the development and define the new Green Belt boundary; (n) the delivery of all other necessary on-site and appropriate off-site infrastructure; (o) other policy provisions of the District Plan and relevant matters, as appropriate.

Land to the South of West Road

I. Land to the south of West Road will accommodate around 175 homes by 2022. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Sawbridgeworth Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) quality local green infrastructure through the site including opportunities for preserving and enhancing on-site assets (such as Sawbridgeworth Brook), maximising opportunities to link into existing assets and enhance biodiversity; (d) necessary utilities, including integrated communications infrastructure to facilitate home working, and upgrades to the localised sewerage network; (e) sustainable drainage and provision for flood mitigation; (f) access arrangements and local highways mitigation measures, including junction improvements at the West Road/A1184 junction; (g) sustainable transport measures including the encouragement of walking and cycling, in particular to the town centre and railway station, and enhanced passenger transport services; (h) the extension of the existing footpath running along the southern side of West Road to serve the new development; (i) new public amenity space; (j) landscaping and planting, both within the site and peripheral, to complement development, as appropriate; (k) provision of an appropriate structural landscape belt and public open space along the western and southern boundaries of the site to provide a soft edge to the development and define the new Green Belt boundary; (l) the delivery of all other necessary on-site and appropriate off-site infrastructure; (m) other policy provisions of the District Plan and relevant matters, as appropriate.

Land to the North of Sawbridgeworth

I. Land to the north of Sawbridgeworth will accommodate around 200 homes by 2027. II. A Masterplan will be collaboratively prepared, involving site promoters, landowners, East Herts Council, Hertfordshire County Council, Sawbridgeworth Town Council, and other key stakeholders. This document will further be informed by public participation in the process. III. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (d) necessary utilities, including integrated communications to facilitate home working, and upgrades to the localised sewerage network; (e) sustainable drainage and provision for flood mitigation; (f) access arrangements and local highways mitigation measures; (g) sustainable transport measures including the encouragement of walking and cycling, in particular to the town centre and railway station, and enhanced passenger transport services; (h) quality local green infrastructure throughout the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhancing biodiversity; (i) new public amenity space; (j) landscaping and planting, both within the site and peripheral, to complement development, as appropriate; (k) provision of an appropriate structural landscape belt and public open space along the eastern boundary of the site to provide a soft edge to the development and define the new Green Belt boundary; (l) the delivery of all other necessary on-site and appropriate off-site infrastructure; (m) other policy provisions of the District Plan and relevant matters, as appropriate.

Development in Ware

I. Ware will accommodate: (a) at least 1,000 homes to the North and East of Ware, as set out in Policy WARE2; and (b) a proportion of the overall windfall allowance for the District. II. 600sqm retail floorspace will be delivered, primarily to the North and East of Ware, as set out in Policy WARE2, and within the town centre. III. 3ha of B1 employment floorspace will be delivered to the North and East of Ware, as set out in Policy WARE2.

Land North and East of Ware

I. Land to the North and East of Ware is allocated as a mixed-use development site, to accommodate at least 1,000 new homes by 2033. II. In the event that suitable mitigation measures to identified constraints on both the local and wider strategic road networks can be identified and agreed by Hertfordshire County Council as Transport Authority, a further 500 dwellings will also be delivered in this location. III. A Masterplan setting out the quantum and distribution of land uses; access; sustainable high quality design and layout principles; necessary infrastructure; the relationship between the site and other nearby settlements; landscape and heritage assets; and other relevant matters, will be collaboratively prepared involving site promoters, landowners, East Herts Council, Hertfordshire County Council, town and parish councils and key stakeholders. This document will further be informed by public participation in the process. IV. The site will incorporate Garden City principles and be planned comprehensively to create a new sustainable community which connects well with and complements the existing town and its existing historic centre. V. The development is expected to address the following provisions and issues: (a) a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing); (b) Affordable Housing in accordance with Policy HOU3 (Affordable Housing); (c) Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing); (d) a care home/flexi-care or sheltered properties in accordance with the provisions of Policy HOU6 (Specialist Housing for Older and Vulnerable People); (e) provision of a site for Travelling Showpeople, in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople) which should deliver 4 serviced plots within the plan period (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance), to be provided within a larger area that should be safeguarded to allow for future expansion to a total of 8 plots, as evidence of need dictates; (f) demonstration of the extent of the mineral that may be present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided; (g) quality local green infrastructure throughout the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhancing biodiversity (including, inter alia, the protection of wildlife sites 46/004 and 60/001 and the Historic Parks and Gardens at Fanhams Hall and Poles Park, Hanbury Manor); (h) necessary new utilities, including, inter alia: integrated communications infrastructure to facilitate home working, and a new foul sewer to link the development from the north of Ware to existing infrastructure to the east of the town and any necessary pumping station/s; (i) satisfactory water supply, including acceptable water pressure for occupants; (j) sustainable drainage and provision for flood mitigation; (k) access arrangements and local highways and wider strategic mitigation measures which, inter alia, should include a link road between the Widbury Hill area and the A10/A1170 to both serve the development and mitigate congestion elsewhere in the town, and further should contribute to addressing impacts in the town centre and on the A10 between Ware and Hertford and the A414 in Hertford; (l) encouragement of sustainable transport measures, both through improvements to the existing walking, cycling and bridleway networks in the locality and through new provision, which should also provide links with the adjoining area and the town centre (which should also include a direct public footpath and cycleway from the High Oak Road area to enable direct pedestrian and cycle access to Wodson Park and the A1170), together with enhanced passenger transport services (particularly in respect of bus provision and access to the town centre and railway station); (m) land for up to three forms of entry primary school/s provision (including early years provision). The schools should provide for the dual use of facilities for community purposes; (n) land for up to eight forms of entry secondary school provision. The school should provide for the dual use of facilities for community purposes; (o) a neighbourhood centre in an accessible location, providing local retail

Group 1 Villages

I. The following villages are identified as Group 1 Villages: Group 1 Villages Walkern Standon & Puckeridge Hunsdon Braughing Watton-at-Stone Stanstead Abbotts & St Margarets Much Hadham Hertford Heath II. Within the Group 1 Villages of Braughing, Hunsdon, Much Hadham, Standon & Puckeridge, and Walkern, as defined on the Policies Map, development for housing, employment, leisure, recreation and community facilities will be permitted subject to (VII) below and all other relevant policies in this Plan. These villages will need to accommodate at least a 10% increase in housing stock (based on the 2011 Census) over the 16-year period between 1st April 2017 and 31st March 2033. III. Within the Group 1 Villages of Hertford Heath, Stanstead Abbotts & St. Margarets, and Watton-at-Stone, as defined on the Policies Map, development for housing, employment, leisure, recreation and community facilities will be permitted subject to (VII) below and all other relevant policies in this Plan. These villages will be encouraged to consider whether it is appropriate, through the formulation of a Neighbourhood Plan, to accommodate additional development especially where it contributes to wider sustainability objectives and the delivery of community benefits. Where such proposals would involve changes to Green Belt boundaries, the District Council will consider making these amendments either through the next Review of the District Plan or through a separate Site Allocations Development Plan Document if necessary. IV. Parish Councils are encouraged to prepare Neighbourhood Plans to allocate land for development or to introduce additional policy requirements aimed at ensuring that development contributes toward local distinctiveness or other community objectives. V. The District Council will monitor the progress of Neighbourhood Plans in its Authority Monitoring Report. Where Parish Councils have not submitted a Draft Neighbourhood Plan (Regulation 16) by 31st March 2021, the District Council will consider whether it is necessary to identify sites for development through a Site Allocations Development Plan Document if necessary. VI. Prior to a Parish Council preparing a Neighbourhood Plan, development in the villages listed above will be limited to the built up area as defined on the Policies Map. VII. All development should: (a) Relate well to the village in terms of location, layout and connectivity; (b) Be of a scale appropriate to the size of the village having regard to the potential cumulative impact of development in the locality; (c) Be well designed and in keeping with the character of the village; (d) Not represent the loss of a significant open space or gap important to the form and/or setting of the village; (e) Not represent an extension of ribbon development or an addition to an isolated group of buildings; (f) Not unacceptably block important views or vistas and/or detract from the openness of the countryside; (g) Not be significantly detrimental to the amenity of neighbouring occupiers.

Group 2 Villages

I. The following villages are identified as Group 2 Villages: Group 2 Villages Thundridge & Wadesmill High Wych Great Amwell Brickendon Anstey Tonwell Little Berkhamsted Great Hormead Colliers End Aston Wareside Little Hadham Hadham Ford Cottered Bayford Westmill Spellbrook Hare Street Dane End Benington Widford Stapleford Hertingfordbury Datchworth Birch Green Tewin High Cross Furneux Pelham Bramfield II. Within Group 2 Villages, as defined on the Policies Map, limited infill development, together with small-scale employment, leisure, recreation and community facilities will be permitted subject to (V) below and all other relevant policies in this Plan. III. In addition, small-scale development identified in an adopted Neighbourhood Plan will be permitted. IV. Prior to a Parish Council preparing a Neighbourhood Plan, development in the villages listed above will be limited to the built up area as defined on the Policies Map. V. All development should: (a) Relate well to the village in terms of location, layout and connectivity; (b) Be of a scale appropriate to the size of the village having regard to the potential cumulative impact of development in the locality; (c) Be well designed and in keeping with the character of the village; (d) Not represent the loss of a significant open space or gap important to the form and/or setting of the village; (e) Not represent an extension of ribbon development or an addition to an isolated group of buildings; (f) Not unacceptably block important views or vistas and/or detract from the openness of the countryside; (g) Not be significantly detrimental to the amenity of neighbouring occupiers.

Group 3 Villages

I. Those villages/settlements not identified as either Group 1 or Group 2 Villages are identified as Group 3 Villages. II. Within Group 3 Villages, limited infill development identified in an adopted Neighbourhood Plan will be permitted. III. All development should: (a) Relate well to the village in terms of location, layout and connectivity; (b) Be of a scale appropriate to the size of the village having regard to the potential cumulative impact of development in the locality; (c) Be well designed and in keeping with the character of the village; (d) Not represent the loss of a significant open space or gap important to the form and/or setting of the village; (e) Not represent an extension of ribbon development or an addition to an isolated group of buildings; (f) Not unacceptably block important views or vistas and/or detract from the openness of the countryside; (g) Not be significantly detrimental to the amenity of neighbouring occupiers.

Infrastructure and Service Delivery

I. The District Council will work in partnership with providers of infrastructure and services to facilitate the timely provision of infrastructure necessary to support sustainable development. In support of this work the Council will: (a) Maintain an up-to date Infrastructure Delivery Plan (IDP) to identify the timing, type and number of infrastructure projects required to support the objectives and policies of the strategy as well as the main funding mechanisms and lead agencies responsible for their delivery; (b) Use the District Plan and IDP to bid for funding necessary to support development, working in partnership with the Local Economic Partnership (LEP), Hertfordshire Infrastructure Planning Partnership (HIPP), the Local Transport Body (LTB), the Local Nature Partnership (LNP), and other bodies as appropriate; (c) Monitor capacity in infrastructure and services through annual updates of the IDP and future infrastructure needs assessments; (d) Consider alternative infrastructure provision, or a review or partial review of the District Plan if evidence in the IDP indicates a changed outlook for the realistic prospects for delivery of infrastructure to support development. II. For individual development proposals, developers will be required to: (a) Demonstrate, at the planning application stage, that adequate infrastructure capacity can be provided both on and off site to enable the delivery of sustainable development within the site, the locality and the wider area, as appropriate. Where proposals cannot demonstrate the deliverability of supporting infrastructure, they will be refused; (b) Ensure that development is phased to coincide with the delivery of additional infrastructure or service capacity as set out in the IDP; (c) Ensure that infrastructure assets and services are delivered to adoptable standards. Suitable long-term management arrangements must be put in place with a view to secure adoption by the appropriate authority in the longer term.

Planning Obligations

I. The Council will seek a range of planning obligations. Planning obligations will only be sought where they are necessary to make the development acceptable in planning terms, directly related to the development, and fairly and reasonably related in scale and kind to the development. II. The provision of infrastructure referred to in I. above, includes, but is not limited to: affordable housing, open space and recreation facilities, community, education and health facilities, sustainable transport modes, highway improvements, nature conservation, landscape and landscaping improvements, low carbon and decentralised energy, flood mitigation and sustainable construction.

Monitoring Framework

I. The NPPF requires plans to be flexible and responsive to change. If delivery of housing in any given monitoring year falls below 110% of the annual requirement, the Council will consider implementing all or some of the following measures to bring forward development: Working with developers and infrastructure providers to remove obstacles to the delivery of sites; Seeking alternative sources of funding if problems with infrastructure provision is delaying development of key strategic sites; Consideration of the potential to increase density on allocated sites; Consideration of the ability to deliver strategic sites earlier in the Plan period; and Working with other authorities under the Duty to Co-operate to address any unmet needs. II. Where total delivery of housing is less than 75% of the annual requirement for three consecutive monitoring years, this will trigger the need for the consideration of a review or partial review of the District Plan. III. The target for Affordable Housing is calculated annually based on average completions over the preceding three-year period. Where delivery is less than 75% of the annual target for three consecutive monitoring years, the Council will consider all or some of the following measures: Consideration of the potential to increase density on allocated sites; Consideration of the ability to deliver strategic sites earlier in the Plan period; and Working with other authorities under the Duty to Co-operate to address any unmet needs. IV. Where delivery of pitches and plots to meet currently identified accommodation needs of Gypsies and Travellers and Travelling Showpeople does not accord with the provisions of HOU9 (Gypsies and Travellers and Travelling Showpeople), the Council will work with site owners and developers to expedite delivery and ensure that need is met in the specified locations.

Monitoring of the Gilston Area

I. In order to ensure timely delivery of the Gilston Area, the Council will draw up an action plan setting out key milestones for the delivery of the site, including masterplanning, phasing of infrastructure and submission of planning applications, and monitor its progress on an annual basis. II. The annual rate of housing completions at the Gilston Area will be considered as part of District wide monitoring, in accordance with the provisions of Policy DEL3 (Monitoring Framework).

Infrastructure Requirements

I. Infrastructure needed to support development must be phased appropriately with the delivery of residential and other development to ensure that capacity is provided and impacts are satisfactorily mitigated in a timely manner. II. During the Plan-period the following strategic infrastructure will be required to support the development identified in East Herts and the wider housing market area: (a) a new Junction 7a on the M11; (b) upgrades to Junction 7 and 8 of the M11; (c) widening of the existing River Stort crossing, and provision of a second crossing; (d) provision of a Hertford bypass to address identified constraints on the A414 in combination with Sustainable Travel Town initiatives; (e) the Little Hadham bypass; (f) upgrades to the A602; (g) upgrades to the rail network; (h) measures to facilitate sustainable transport; (i) new schools and the expansion of existing schools; (j) healthcare facilities; (k) broadband telecoms; and (l) upgrades to waste water and water supply networks. III. The Council will use planning obligations with landowners and developers to secure direct provision or financial contributions towards infrastructure necessary to support the District Plan, including both on-site and off-site provision to address the cumulative impacts of development on strategic infrastructure.

Communications Infrastructure

The provision or expansion of electronic communications networks, including high-speed broadband is supported in principle subject to the following: (a) Where providing new infrastructure, such equipment is fully integrated into the design and is available from the start of occupation; (b) That masts and visible structures are kept to the minimum required for the efficient operation of the network. Providers should justify the need for new structures, having fully explored the multiple-use of existing structures; (c) Where new structures are required, equipment should be sympathetically and appropriately located, designed and camouflaged where possible, in order to respect the character and amenity of existing developments and occupiers. Providers will be expected to undertake appropriate consultations prior to seeking permission or prior approval; (d) Providers should present evidence that the infrastructure will not cause significant and irremediable interference with other electrical equipment, air traffic services or instrumentation operated in the national interest; (e) Providers should consider the possibility of new buildings or other structures interfering with broadcast and telecommunications services; and (f) Proposals should meet the International Commission guidelines (or as amended) for public exposure and operations.

Wastewater Infrastructure

I. Development proposals must ensure that adequate wastewater infrastructure capacity is available in advance of the occupation of development. II. Upgrade and expansion of existing, or provision of new, waste water treatment infrastructure will be supported provided that: (a) It utilises best available techniques, and provided that (b) It does not have an adverse effect on the integrity of Special Protection Areas, Ramsar Sites and Special Areas of Conservation either alone or in combination with other projects and plans, and (c) A strategy to meet relevant national and European environmental standards can be demonstrated.

The Goods Yard

I. The Bishop's Stortford Town Centre Planning Framework will form the basis of a

Monitoring Framework

The annual rate of housing completions at the Gilston Area will be considered as part of District wide monitoring, in accordance with the provisions of Policy DEL3 (Monitoring Framework).

Presumption in Favour of Sustainable Development

I. The District Council will work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. II. Planning applications that accord with the policies in this District Plan (and, where relevant, policies in Neighbourhood Plans) will be approved without delay, unless material considerations indicate otherwise. III. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise taking into account whether: a. Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or b. Specific policies in the National Planning Policy Framework indicate that development shoul

The Development Strategy 2011-2033

I. The strategy of the District Plan is to deliver sustainable development in accordance with the following hierarchy: Sustainable brownfield sites; Sites within the urban areas of Bishop's Stortford, Buntingford, Hertford, Sawbridgeworth and Ware; Urban extensions to Bishop's Stortford, Hertford, Sawbridgeworth and Ware, and to the east of Stevenage, east of Welwyn Garden City and in the Gilston Area; and Limited development in the villages. II. The 5-year housing land supply will comprise the following elements: The projected housing need of 839 dwellings per annum; Any shortfall in delivery since the start of the Plan period (to be met over the ten year period 2017-2027); A 20% buffer for choice and flexibility brought forward from later in the Plan period.

Tourism

I. New tourism enterprises and extensions to existing tourism enterprises will be supported in principle where the facility meets identified needs which are not met by existing facilities, are appropriately located and do not conflict with other policies within this Plan. II. Water-based facilities and developments within environmentally sensitive locations will be required to provide evidence that no harm will occur to the quality of the environment and the health of the wildlife in line with the provisions of Policy CFLR4 (Water Based Recreation), Policy NE1 (International, National and Locally Designated Nature Conservation Sites) Policy NE3 (Species and Habitats) and NE4 (Green Infrastructure).

Presumption in Favour of Sustainable Development

I. The District Council will work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. II. Planning applications that accord with the policies in this District Plan (and, where relevant, policies in Neighbourhood Plans) will be approved without delay, unless material considerations indicate otherwise. III. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise taking into account whether: a. Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or b. Specific policies in the National Planning Policy Framework indicate that development should be restricted.

Retail, Leisure and Recreation in Bishop's Stortford

I. New retail and leisure facilities will be focused within the town centre and within the following locations: (a) the Goods Yard, in accordance with Policy BISH7; (b) the Old River Lane site, in accordance with Policy BISH8; and (c) the Mill Site, in accordance with BISH10; II. Development proposals in Bishop's Stortford should seek to enhance the public realm and create connections between existing and new retail and leisure facilities, including the Rhodes Centre. III. Opportunities to link into and extend the pedestrian circuit will be supported in principle and proposals that jeopardise such connections will be resisted. IV. To provide for day-to-day convenience retail and service needs, new Neighbourhood Centres will be designated in the following locations: (a) Bishop's Stortford North, west of Hoggate's Wood, in accordance with Policy BISH3 (I); (b) Bishop's Stortford North, between Hoggate's Wood and Farnham Road, in accordance with Policy BISH3 (II). (c) Bishop's Stortford South, in accordance with Policy BISH5; V. Opportunities to provide new indoor and outdoor sports facilities will be supported in principle in accordance with Policy CFLR1 VI. The Green Wedges in Bishop's Stortford are designated as Local Green Spaces, within which Policy CFLR2 (Local Green Space) applies.

Bishop's Stortford Town Centre Planning Framework

Development proposals in Bishop's Stortford Town Centre will be expected to take account of, and positively contribute to, proposals contained within the Bishop's Stortford Town Centre Planning Framework, as appropriate.

Hertford Town Centre Urban Design Strategy

Development proposals in Hertford Town Centre will be expected to take account of, and positively contribute to, proposals contained within the Hertford Town Centre Urban Design Strategy, as appropriate.

Retail Development

I. Within the town centre boundaries as defined on the Policies Map, main town centre uses as defined by the NPPF will be supported in principle, where they contribute to maintaining the role and function, viability and vitality of the market town. II. Proposals will be assessed in line with the sequential approach. III. Proposals for retail outside the Primary Shopping Area, and for leisure, office and other developments outside of town centres, which are not in accordance with policies of the District Plan, will be required to provide an impact assessment indicating the impact of the proposal on existing, committed and planned public and private investment in the town centre or in the catchment area of the proposal. The assessment should also consider the impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and the wider area. The impact should be measured for up to five years from the time the application is made. For major schemes, the impact should be measured for up to ten years from the application. The following thresholds will be applied: Over 1,500 sq.m gross within the settlement boundary of Bishop's Stortford Over 1,000 sq.m gross within the settlement boundary of Hertford Over 500 sq.m gross elsewhere IV. Where a proposal fails to satisfy the sequential approach or is likely to have an adverse impact in line with Part III above, it will be refused.

Primary Shopping Area

I. Within the Town Centre boundaries as defined on the Policies Map, Primary Shopping Areas are designated for the Town Centres of Bishop's Stortford, Hertford and Ware, within which retail and other main town centre uses, as defined in the NPPF, should be located. II. The Primary Shopping Areas will contain both Primary and Secondary Shopping Frontages. Proposals for development within Primary Shopping Frontages will be considered in accordance with Policy RTC3 (Primary Shopping Frontages). Proposals for development within Secondary Shopping Frontages will be considered in accordance with Policy RTC4 (Secondary Shopping Frontages).

Primary Shopping Frontages

In order to protect the vitality and viability of the Primary Shopping Areas, within the Primary Shopping Frontages in Bishop's Stortford, Hertford and Ware, as defined on the Policies Map, proposals for Use Class A1 will be supported in principle as the preferred use, while Use Classes A1, A2, A3, A4 and A5 will be supported in principle provided they have an active frontage and there remains an adequate provision of A1 and A2 uses which support its role as a Primary Shopping Frontage.

Secondary Shopping Frontages

Within the Secondary Shopping Frontages in Bishop's Stortford, Buntingford, Hertford, Sawbridgeworth and Ware, as defined on the Policies Map, proposals for development or changes of use to main town centre uses or those that will support the vitality and viability of the frontage or town centre as a whole (such as employment generating or activity generating uses) will be supported in principle.

District Centres, Neighbourhood Centres, Local Parades and Individual Shops

I. Within District Centres, Neighbourhood Centres and Local Parades, development or change of use to main town centre uses will be supported in principle to secure the vitality and viability of the district or neighbourhood centre or local parade. II. Proposals that result in the loss of individual shops in A1 Use will be resisted and will be considered in accordance with Policy CFLR8 (Loss of Community Facilities).

The River Stort Crossings

I. The Council will work with key stakeholders including Hertfordshire County Council, Essex County Council, Harlow Council, Hertfordshire LEP, and others as appropriate, to facilitate the delivery of the following transport improvements to crossings of the River Stort: A widening of the existing A414 crossing to enable a dualling of the northbound and southbound carriageways and provision of a new footway/cycleway, which will form part of a north-south sustainable transport corridor through Harlow; and A new vehicular, cycle and pedestrian crossing either to the east of the existing crossing (connecting the A414 to the River Way), or to the west of the existing crossing (connecting the A414 to Elizabeth Way). II. Development proposals for both Stort Crossings should protect and, where appropriate, enhance heritage assets and their settings through appropriate mitigation measures, having regard to the Heritage Impact Assessment.

Sustainable Transport

I. To achieve accessibility improvements and promotion of sustainable transport in the district, development proposals should: (a) Primarily be located in places which enable sustainable journeys to be made to key services and facilities to help aid carbon emission reduction; (b) Where relevant, take account of the provisions of the Local Transport Plan; (c) Ensure that a range of sustainable transport options are available to occupants or users, which may involve the improvement of pedestrian links, cycle paths, passenger transport network (including bus and/or rail facilities) and community transport initiatives. These improvements could include the creation of new routes, services and facilities or extensions to existing infrastructure and which may incorporate off-site mitigation, as appropriate. In suitable cases the provision of footways and cycle paths alongside navigable waterways may be sought, along with new moorings, where appropriate. The implementation of car sharing schemes should also be considered; (d) Ensure that site layouts prioritise the provision of modes of transport other than the car (particularly walking, cycling and, where appropriate, passenger transport) which, where feasible, should provide easy and direct access to key services and facilities; (e) In the construction of major schemes, allow for the early implementation of sustainable travel infrastructure or initiatives that influence behaviour to enable green travel patterns to become established from the outset of occupation; (f) Protect existing rights of way, cycling and equestrian routes (including both designated and non-designated routes and, where there is evidence of regular public usage, informal provision) and, should diversion prove unavoidable, provide suitable, appealing replacement routes to equal or enhanced standards; and (g) Ensure that provision for the long-term maintenance of any of the above measures (c) (d) and (f) that are implemented is assured. II. Where appropriate, contributions may be required towards the facilitation of strategic transportation schemes identified in the Local Transport Plan and other related strategies. III. In order to minimise the impact of travel on local air quality in accordance with Policy EQ4 (Air Quality), where major developments involve the introduction of new bus routes or s

Safe and Suitable Highway Access Arrangements and Mitigation

Development proposals should ensure that safe and suitable access can be achieved for all users. Site layouts, access proposals and any measures designed to mitigate trip generation produced by the development should: (a) Be acceptable in highway safety terms; (b) Not result in any severe residual cumulative impact; and (c) Not have a significant detrimental effect on the character of the local environment.

Vehicle Parking Provision

I. Vehicle parking provision associated with development proposals will be assessed on a site-specific basis and should take into account the provisions of the District Council's currently adopted Supplementary Planning Document 'Vehicle Parking Provision at New Development'. II. Provision of sufficient secure, covered and waterproof cycle and, where appropriate, powered two-wheeler storage facilities should be made for users of developments for new residential, educational, health, leisure, retail, employment and business purposes (to be determined on a site-specific basis). These should be positioned in easily observed and accessible locations. III. Car parking should be integrated as a key element of design in development layouts to ensure good quality, safe, secure and attractive environments. IV. Where a private car park for non-domestic use is proposed, the Council will assess whether it should also be available for shared public use having particular regard to the needs of the primary user. V. For proposals involving residential development: public car parks (including those for Park and Ride facilities) are proposed, or where car parks are to be provided associated with major development involving educational, health, leisure, retail, employment and business uses, provision should be made for charging points for low and zero carbon vehicles which will be assessed on a site-specific basis taking into account the provisions of the District Council's currently adopted Supplementary planning Document 'Vehicle Parking Provision at New Development'.