Planning in North Hertfordshire

Community facilities

Planning permission for new community facilities will be granted provided that they are: a) Appropriate in scale having regard to their local context; b) Accessible by a range of transport modes; and c) Would meet an identified need in the local community. Proposals for the redevelopment of sporting facilities will be supported where the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss of the existing facilities. The loss of community facilities will only be permitted where this is justified by: i. the provision of replacement facilities, either on site as part of the development proposal or in an alternative appropriate location; ii. showing that there is no local need for the facility or service and that any appropriate, alternative community use of the existing premises to meet local needs is not required; or iii. demonstrating that the facility, or any reasonable replacement, is not, and will not be viable on that site.

Community facilities, services and affordable housing in the Rural Area Beyond the Green Belt

Planning permission for community facilities, services or affordable housing in the Rural Area Beyond the Green Belt adjoining Category A villages; or beyond the built core of Category B villages will be granted provided that the land identified for such development in a Neighbourhood Plan or: a) It meets a proven local need as identified through a parish survey or other relevant study; b) There are no reasonable alternate, suitable and available sites: i. within the defined boundaries of the relevant Category A settlement or the built core of the relevant Category B village; or ii. otherwise within a reasonable travelling distance (by various modes) of the location where the need has been identified; c) Any affordable housing would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings; d) The proposed development would not have a substantial adverse impact on the openness or general policy aims of the Rural Area beyond the Green Belt; and e) The public benefit of the proposal outweighs any harm that might arise against these aims. Development permitted in Category C settlements in the Rural Area Beyond the Green Belt under Policy SP2 will also need to meet criteria (a) to (e) above. The provision of limited market housing to cross-subsidise schemes under this policy will be granted planning permission in exceptional circumstances where it can be demonstrated that the level of market housing proposed is strictly necessary to make the required development deliverable and would accord with criteria (d) and (e) of this policy.

Community facilities

Planning permission for new community facilities will be granted provided that they are: a) Appropriate in scale having regard to their local context; b) Accessible by a range of transport modes; and c) Would meet an identified need in the local community. Proposals for the redevelopment of sporting facilities will be supported where the development is for alternative sports and recreational provi

Healthy Communities

We will provide and maintain healthy, inclusive communities for our residents. We will a) Support the retention of existing community, cultural, leisure or recreation facilities; b) Require appropriate levels of new community, cultural, leisure and built sport & recreation facilities to be provided in new development; c) Work with the NHS Trust, the Clinical Commissioning Groups and other relevant providers to ensure appropriate coverage of healthcare facilities across the District; d) Maintain the network of local retail centres identified in Policy SP4 and support the retention of locally-important shops; e) Work with Hertfordshire County Council and education providers to ensure the planning system contributes to the provision of sufficient school places and facilitates the provision of new or expanded schools in appropriate and accessible locations. This will include monitoring of projected future demand to inform the review of this plan in relation to secondary education provision for the Stevenage area; and f) Protect, enhance and create new physical and green infrastructure to foster healthy lifestyles.

Sustainable design

Planning permission will be granted provided that development proposals: a) Respond positively to the site's local context; b) Take all reasonable opportunities, consistent with the nature and scale of the scheme, to: i. create or enhance public realm; ii. optimise the potential of the site by incorporating Sustainable Drainage Systems (SuDS); iii. reduce energy consumption and waste; iv. retain existing vegetation and propose appropriate new planting; v. maximise accessibility, legibility and physical and social connectivity both internally and with neighbouring areas; vi. future proof for changes in technology and lifestyle; vii. design-out opportunities for crime and anti-social behaviour; and viii. minimise the visual impact of street furniture and parking provision; c) Have regard to the Design SPD, and any other relevant guidance; d) Within Letchworth Garden City have regard to the Letchworth Garden City Design Principles contained in Appendix 5; and e) For residential schemes, meet or exceed the nationally described space standards and optional water efficiency standards.

House extensions, replacement dwellings and outbuildings

Planning permission for house extensions will be granted where: a) The extension is sympathetic to the existing house in height, form, proportions, roof type, window details, materials and the orientation of the main dwelling; and b) The extensions do not dominate adjoining properties and: i. it is well related to the floor levels of adjoining properties, ii. there is an appropriate distance between the proposed extension and the windows of the adjoining properties; and iii. spacing between buildings ensures there is no harm to the character and appearance of the streetscene. Planning permission for replacement dwellings and outbuildings will be granted where: c) The proposal does not harm the character and appearance of the site; and d) The location of the proposal does not have an adverse impact on the character and appearance of the streetscene or area.

Protecting living conditions

Planning permission will be granted for development proposals which do not cause unacceptable harm to living conditions. Where the living conditions of proposed developments would be affected by an existing use or the living conditions of an existing development would be affected by a proposed use, the Council will consider whether there are mitigation measures that can be taken to mitigate the harm to an acceptable level. If the Council is not satisfied that mitigation proposals would address the identified harm, development proposals will not be permitted.

Design and Sustainability

The Council considers good design to be a key aspect of sustainable development. We will: a) Support new development where it is well designed and located and responds positively to its local context; b) Require Strategic Masterplans to be produced for Strategic Housing Sites and other significant development. Significant development generally comprises residential development of 100 dwellings or more. Exceptionally, developments under 100 dwellings will be considered significant if there are site specific complexities and sensitives that require a masterplan-led approach. In some circumstances a Strategic Masterplan may also be required to consider the cumulative impact of more than one site to support a co-ordinated and integrated approach to place-making and design. c) Require Strategic Masterplans and planning applications for Strategic Housing Sites and significant development to (as applicable): i. create buildings, spaces and streets which positively reflect and respond to the local landscape, townscape and historic character ii. create integrated, accessible and sustainable transport systems with walking, cycling and public transport designed to be the most attractive forms of transport and effectively linking into the surrounding areas; iii. provide a clear structure and hierarchy of pedestrian friendly streets and well-connected footpaths and cycleways integrate with the wider built and natural environment and communities; iv. plan for integrated and mixed-use communities with walkable locally accessible community, employment and retail facilities; v. positively integrate with adjacent rural and urban communities and positively contribute to their character and the way the area functions, including addressing cumulative, cross boundary planning and infrastructure matters; vi. create and accessible multi-functional green infrastructure network that provides: a key structuring and functional place-making feature supporting healthy lifestyles, sport, play and recreation linking into the wider Green Infrastructure Network; and a high-quality integrated network to support ecological connectivity, biodiversity net gain, climate adaptation and mitigation linking into the wider Ecological Network vii. ensure the effective use of sustainable urban drainage and sustainable water management; viii. ensure a hierarchy of linked, high quality and attractive public spaces and public realm that is safe, attractive and supports social interaction for all age groups; and ix. design to last with a clear stewardship, management and maintenance strategy d) Ensure Strategic Masterplans are informed by a technical and design evidence base and include the following for Strategic Housing Sites and where applicable for other significant development: i. site specific vision and place-making principles ii. Masterplan setting out the quantum, scale, type, mix and distribution of land uses, housing and community facilities; iii. Green Infrastructure Framework identifying the scale, distribution, type and design of green spaces, biodiversity net gain, strategic drainage and on and off-site linkages: iv. Movement Framework setting out the key access points, strategic highways, street hierarchy and footways and cycleways (on and off site) v. Urban Design Framework and design principles identifying how the site responds to local character and context and key structuring elements and layout principles (including heights and densities) vi. Sustainability & Energy Framework identifying site-wide and building scale opportunities for low and zero carbon vii. Illustrative Masterplan Layout viii. Infrastructure Delivery, Phasing & Management Strategy e) Encourage the submission of Strategic Masterplans for the Council's consideration and agreement before the submission of a planning application. We will also confirm the scope and contents of individual Strategic Masterplans with applicants in pre-application discussions. Planning applications must be accompanied by a Strategic Masterplan. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed with the Council prior to or as part of the grant of planning permission. Adherence to the Strategic Masterplan will be secured through planning conditions and/or legal agreement. f) Assess proposals against detailed policy requirements set out in this Plan and have regard to the Design SPD; and g) Adopt the Government's additional technical standards for the size of new homes, water efficiency and, in specified circumstances, accessibility.

Royston Road

A masterplan to be secured prior to the approval of any detailed matters; Ensure access arrangements control HGV movements to direct vehicles towards the A505 rather than through Baldock; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution; Landscaping to enhance the ecological value of the railway corridor and reinforce a defensible Green Belt boundary to the east; Undertake Contaminated Land Preliminary Risk Assessment, particularly in relation to current and historic agricultural use; Provide adequate mitigation measures for noise associated with the railway line and for any potential employment activity in relation to Clothall Common; Retaining framed views of St Mary's Church from within and beyond the site; Archaeological survey to be completed prior to development; and Use of green roofs on buildings in order to create a less harsh urban-rural transition to the Green Belt on the eastern side of this allocation.

Appropriate uses in Employment Areas

Within the safeguarded Employment Areas, and the Employment Allocations (BA10 and RY9), as shown on the Policies Map, planning permission will be granted for office, research and development, industrial processes, industrial and storage and distribution uses provided: a) For allocated sites any relevant site-specific criteria are met; and b) Any Use Class B8 development is easily accessible from the primary road network. Planning permission for other uses will be granted as an exception to the above criteria provided they are: i. Ancillary to the above uses; ii. Essential to the continued operation of an established premises; iii. Would bring comparable benefits to office, research and development, industrial processes, industrial and storage and distribution uses in the same location; or iv. Would make use of a site that would otherwise be likely to become or remain vacant for an extended period of time. Conditions and legal agreements will be used to limit uses to ensure that development meets, and will continue to meet, identified employment needs

Employment development outside Employment Areas and Employment Allocations BA10 and RY9

Planning permission for employment uses outside of allocated Employment Areas and Employment Allocations BA10 and RY9 will be granted provided that: a) The proposal is: i. within a defined settlement boundary or the built core of a Category B village; or ii. for small scale offices or other small employment development; and iii. is appropriate to the location in terms of size, scale, function, catchment area and / or historic and architectural character; and b) There would be no significant adverse impacts on living conditions. The Council will only permit the loss of existing employment uses on unallocated sites, where it can be demonstrated that: i. the land or premises is no longer required to meet future employment needs of either the local community or the District, demonstrated through evidence of at least twelve months of active marketing; ii. the existing use has a significant adverse impact on the amenities of surrounding land uses; or iii. the existing use is detrimental to highway safety.

Land north of York Way

Site is within Health and Safety Executive (HSE) Consultation Zone; Site should deliver a new access to the Orchard Road employment area from the A505; Address existing surface water flood risk issues, including any run-off, through SUDs or other appropriate solution; Sensitive design / layout considering views to and from the Scheduled Ancient Monuments located on Therfield Heath; and Compensatory or offsetting measures for loss of existing grassland habitat.

Employment

The Council will proactively encourage sustainable economic growth, support new and existing businesses and seek to build on the District's strengths, location and offer. We will a) Allocate an adequate supply of employment land to meet the needs of the Functional Economic Market Area over the plan period to 2031. The allocations as shown on the Policies Map are: i. east of Baldock BA10 (19.6ha); and ii. west of Royston RY9 (10.9ha); b) Safeguard Employment Areas within the District's main settlements, as shown on the Policies Map, to enhance and protect their employment potential; c) Work with landowners, developers and, for sites on the edge of the District, adjoining authorities to identify an appropriate amount of employment land to be included through the masterplanning process in strategic housing sites; d) Permit an appropriate range of offices, research and development, light industrial or B class employment uses within these areas; e) Promote and support the expansion of the knowledge-based economy in the District. Proposals for the redevelopment of existing employment sites and the development of new employment sites which increase the level of knowledge-intensive employment will be supported in principle. f) Support offices, research and development, light industrial and B-class uses in appropriate locations outside of designated employment areas, including offices in main town centres and concentrations of these employment uses in certain villages; and g) Ensure relevant policies of this Plan recognise the contribution of sectors other than B Class uses and offices, research and development and light industrial uses, including tourism, to the provision of jobs.

Employment

The Council will proactively encourage sustainable economic growth, support new and existing businesses and seek to build on the District's strengths, location and offer. We will a) Allocate an adequate supply of employment land to meet the needs of the Functional Economic Market Area over the plan period to 2031. The allocations as shown on the Policies Map are: i. east of Baldock BA10 (19.6ha); and ii. west of Royston RY9 (10.9ha); b) Safeguard Employment Areas within the District's main settlements, as shown on the Policies Map, to enhance and protect their employment potential; c) Work with landowners, developers and, for sites on the edge of the District, adjoining authorities to identify an appropriate amount of employment land to be included through the masterplanning process in strategic housing sites; d) Permit an appropriate range of offices, research and development, light industrial or B class employment uses within these areas; e) Promote and support the expansion of the knowledge-based economy in the District. Proposals for the redevelopment of existing employment sites and the development of new employment sites which increa

Renewable and Low Carbon Energy

Renewable and low carbon energy development which would contribute towards reducing greenhouse gas emissions will be permitted subject to an assessment of the impacts upon: i. Landscape quality, landscape character and visual amenity, including consideration of cumulative impacts of development; ii. Environmental assets; iii. The historic environment, including the impact on the setting of historic assets; iv. The transport network; v. Air quality; vi. Aviation interests; and vii. The amenity of residents. In assessing renewable and low carbon energy proposals against the above criteria the Council will give significant weight to their local and wider benefits, particularly the potential to reduce greenhouse gas and other harmful emissions, and the social benefits of community owned schemes where this is relevant. Proposals for decentralised energy schemes associated with development of the strategic sites allocated in the Plan will be encouraged subject to an assessment of the impacts. In all cases, end of life/redundant plant, buildings, apparatus, and infrastructure must be removed and the site restored to its former state or a condition agreed with the Council.

Renewable and low carbon energy development

Proposals for solar farms involving the best and most versatile agricultural land and proposals for wind turbines will be determined in accordance with national policy. Proposals for other renewable and low carbon energy development which would contribute towards reducing greenhouse gas emissions will be permitted subject to an assessment of the impacts upon: i. Landscape quality, landscape character and visual amenity, including consideration of cumulative impacts of development; ii. Environmental assets; iii. The historic environment, including the impact on the setting of historic assets; iv. The transport network; v. Air quality; vi. Aviation interests; and vii. The amenity of residents. In assessing renewable and low carbon energy proposals against the above criteria the Council will give significant weight to their local and wider benefits, particularly the potential to reduce greenhouse gas and other harmful emissions, and the social benefits of community owned schemes where this is relevant. Proposals for decentralised energy schemes associated with development of the strategic sites allocated in the Plan will be encouraged subject to an assessment of the impacts. In all cases, end of life/redundant plant, buildings, apparatus, and infrastructure must be removed and the site restored to its former state or a condition agreed with the Council.

Urban Open Land

In areas of Urban Open Land, as shown on the Policies Map, planning permission will be granted provided that the development: a) Would provide land or limited ancillary built facilities for: i. outdoor sport, outdoor recreation or cemeteries; ii. rural land uses or buildings appropriate in an urban fringe location; or iii. landscaping, essential transport infrastructure or other earthworks associated with the development of adjoining allocated sites; b) Is low intensity in nature; and c) Would maintain openness and respect the transition from the urban area to the rural area beyond.

Strategic green infrastructure

Planning permission will be granted provided that development: a) Protects, conserves and where possible enhances the strategic green infrastructure network; b) Avoids the loss, fragmentation, severance or negative impact on the function of the strategic green infrastructure network; c) Creates new strategic green infrastructure where appropriate and is accompanied by a plan for its long-term maintenance and management; and d) Has suitable mitigation measures or appropriate replacement to satisfactorily address adverse impacts on the strategic green infrastructure network.

Landscape

Planning permission will be granted for development proposals that: a) Respect the sensitivities of the relevant landscape character area and have regard to the guidelines identified for built development and landscape management; b) Do not cause unacceptable harm to the character and appearance of the surrounding area or the landscape character area in which the site is located, taking account of any suitable mitigation measures necessary to achieve this; c) Are designed and located to ensure the health and future retention of important landscape features; and d) Have considered the long-term management and maintenance of any existing and proposed landscaping.

The Chilterns Area of Outstanding Natural Beauty (AONB)

Planning permission for any proposal within the AONB, or affecting the setting of the AONB, will only be granted provided that it: a) Is appropriate in scale having regard to national planning policy; b) Conserves and where possible enhances the Chilterns AONB's special qualities, distinctive character and biodiversity, tranquillity and remoteness in accordance with national planning policy and the overall purpose of the AONB designation; c) Is appropriate to the economic, social and environmental wellbeing of the area or is desirable for its understanding and enjoyment; d) Has regard to the statutory Chilterns AONB Management Plan, making practical and financial contributions towards management plan delivery as appropriate; e) Has regard to the Chilterns Building Design Guide and technical notes by being of high-quality design which respects the natural beauty of the Chilterns, its traditional built character and reinforces the sense of place and local character; and f) Avoids adverse impacts from individual proposals (including their cumulative effects) unless these can be satisfactorily mitigated.

Biodiversity and geological sites

Planning permission will only be granted for development proposals that appropriately protect, enhance and manage biodiversity in accordance with the hierarchy and status of designations and features listed in Policy SP12. All development should deliver measurable net gains for biodiversity and geodiversity, contribute to ecological networks and the water environment, and/or restore degraded or isolated habitats where possible. Applicants should, having regard to the status of any affected site(s) or feature(s): a) Submit an ecological survey that is commensurate to the scale and location of the development and the likely impact on biodiversity, the legal protection or other status of the site; b) Demonstrate that adverse effects can be avoided and / or satisfactorily minimised having regard to the hierarchy of protection below: i. locating on an alternative site with a less harmful impact; ii. providing adequate mitigation measures; or iii. as a last resort compensated for. The acceptability of approach(es) to avoidance, mitigation and compensation will be commensurate with the status of the asset(s) likely to be affected by the application; Compensation is unlikely to be an appropriate solution for proposals affecting nationally or internationally designated sites other than in the most exceptional circumstances. c) Include appropriate measures to manage construction impacts by demonstrating how existing wildlife habitats supporting protected or priority species will be retained, safeguarded and managed during construction; d) Integrate appropriate buffers of complimentary habitat for designated sites and other connective features, wildlife habitats, priority habitats and species into the ecological mitigation and design. The appropriateness of any buffers will be considered having regard to the status of the relevant habitat. 12 metres of complimentary habitat should be provided around wildlife sites (locally designated sites and above), trees and hedgerows. It may be necessary to exceed this distance for fragile habitats such as ancient woodland or to provide appropriate root protection for mature trees; and e) Provide a long-term management and monitoring plan including mitigation measures as necessary. Local Geological Sites are ratified by the Herts & Middlesex Wildlife Trust (HMWT) and are afforded the same protection as Local Wildlife Sites.

Protecting open space

Planning permission will only be granted for any proposed loss of open space provided that: a) It can be demonstrated that the open space is surplus to requirements and justified on the basis of: i. the quality and accessibility of the open space; ii. the extent to which the open space is serving its purpose; iii. the quality and accessibility of alternative public open space; and b) It is mitigated against by: i. re-provision of an appropriate open space taking into account quality and accessibility; and/ or ii. financial contributions towards new or existing open space where: the required provision cannot reasonably be delivered on-site; or the required provision cannot be provided on site in full; and the proposal has over-riding planning benefits.

New and improved open space

Planning permission will be granted for development proposals that make provision for new and/or improved open space which: a) Meets the needs arising from the development having regard to the Council's open space standards and other relevant guidance; b) Contributes towards improving the provision, quality and accessibility of open space; and c) Incorporate any necessary open space buffer(s) for landscape, visual, ecological or air quality reasons. Any on-site provision must include a long-term maintenance and management plan, and where required phasing plans, to demonstrate delivery. Any built facilities within new or existing open space must be ancillary to the primary use and of an appropriate scale and design. Measures should be taken to integrate such facilities into the landscape. Proposals for new open spaces which meet identified needs will be encouraged in suitable locations, served by a choice of sustainable travel options. Financial contributions towards the provision of open space will be considered only where it can be demonstrated that the requirements of policy NE5 part (b)(ii) are met. Where a development is phased, or a site is either divided into separate parts or otherwise regarded as part of a larger development, it will be considered as a whole for the purposes of open space provision.

Rural Areas beyond the Green Belt

In the Rural Areas beyond the Green Belt, as shown on the Policies Map, planning permission will be granted provided that the development: a) Is infilling development which does not extend the built core of a Category B village; b) Meets a proven local need for community facilities, services or affordable housing in an appropriate location; c) Is strictly necessary for the needs of agriculture or forestry; d) Relates to an existing rural building; e) Is a modest proposal for rural economic development or diversification; or f) Would provide land or facilities for outdoor sport, outdoor recreation and cemeteries that respect the generally open nature of the rural area.

Air quality

Planning permission will be granted provided that development proposals: a) Give consideration to the potential or actual impact on local air quality, both during the demolition/ construction phase and as a result of its final occupation and use; b) Propose appropriate levels of mitigation to minimise emissions to the atmosphere and their potential effects upon health and the local environment; and c) Carry out air pollution impact assessments, where required, to determine the impact on local air quality of the development. Where an air quality impact assessment demonstrates that a development is unacceptable from a local air quality perspective the development will be refused. Where air pollution impact assessments are not required there will still be a requirement on developers to provide appropriate levels of mitigation to address emissions of pollutants to the atmosphere.

Water conservation and wastewater infrastructure

Planning permission for new development will be granted provided that; a) It does not result in the deterioration of any watercourse in accordance with the Water Environment (Water Framework Directive) (England and Wales) Regulations 2017 (WFD); b) It helps contribute towards the Water Framework Directive (WFD) actions and objectives; c) It helps achieve the objectives set out in the Anglian and Thames River Basin Management Plans; d) Mechanisms for delivering any necessary new or improved water and/ or wastewater infrastructure are secured under the requirements of Policy SP7; and e) Adequate foul water treatment and disposal already exists or can be provided in time to serve the development. New development around Stevenage within the Rye Meads Sewage Treatment Works Catchment will need to demonstrate that additional potable water supply and consequential wastewater treatment capacity can be achieved and implemented ahead of development without significant environmental impact, including adverse effects on designated sites.

Contaminated land

Planning permission for development affecting or affected by contaminated land will be granted provided that: a) A contaminated land study / contaminated land risk assessment is submitted as part of the application; b) Appropriate mechanisms are in place to investigate, characterise the risks and remediate the contamination to remove the risks, or reduce the risk to an acceptable level; and c) The site is suitable for use taking account of ground conditions, groundwater vulnerability and pollution arising from previous land use and land remediation in reference to relevant guidance (and any subsequent updates)

Reducing flood risk

Planning permission for development proposals will be granted provided that (as applicable): a) Development is located outside of medium and high-risk flood areas (flood zone 2 and 3) and other areas affected by other sources of flooding where possible; b) Where (a) is not possible, application of the sequential and exception tests is demonstrated where development is proposed in areas of flood risk using the Strategic Flood Risk Assessment (SFRA) and Environment Agency flood maps; c) A FRA has been prepared in accordance with national guidance that considers the lifetime of the development, climate change impacts and safe access and egress; d) It will be located, designed and laid out to ensure the risk of flooding is reduced whilst not increasing flood risk elsewhere; e) The impact of any residual flood risk will be minimised through flood resistant, resilient design and construction; f) Any flood protection and mitigation measures necessary will not cause harm to nature conservation, heritage assets, and/ or landscape and recreation and, where possible, will have a positive impact in these respects; and g) Overland flow routes and functional floodplain areas are protected from all development other than that which is "water compatible" and this must be designed and constructed to remain operational and safe for users during flood events, resulting in no net loss of flood plain storage and not impeding water flows or increasing flood risk elsewhere.

Sustainable drainage systems

Planning permission for development will be granted provided that: a) The most appropriate sustainable drainage solution is used taking into account technical, viability and design issues to reduce the risk of surface water flooding, enhance biodiversity, water quality and provide amenity benefits; b) It aims to mimic the natural drainage patterns and processes as far as possible; and c) Drainage solutions follow the SuDS hierarchy.

Water quality and environment

Planning permission for development proposals will be granted provided that they make appropriate space for water, including (as applicable): a) Maintaining a minimum 8 metre wide undeveloped buffer zone from all designated main rivers; b) Maintaining a minimum 5m wide undeveloped buffer zone for ordinary watercourses; and c) River restoration and resilience improvements where proposals are situated close to a river or considered to affect nearby watercourses.

Natural resources and sustainability

This Plan seeks to meet the challenges of climate change and flooding. We will: a) Support proposals for renewable and low carbon energy development in appropriate locations; b) Take a risk based approach to development and flood risk, directing development to areas at lowest risk in accordance with the NPPF and ensuring the provision of Sustainable Drainage Systems (SuDS) and other appropriate measures; c) Support the principles of the Water Environment (Water Framework Directive) Regulations 2017 and seek to protect, enhance and manage the water environment; d) Give consideration to the potential or actual impact of land contamination and support proposals that involve the remediation of contaminated land; and e) Work with utilities providers, East Hertfordshire District Council and relevant agencies to ensure additional wastewater treatment capacity is delivered without harm to protected European sites.

Green infrastructure, landscape and biodiversity

We will accommodate significant growth during the plan period whilst ensuring the natural environment is protected and enhanced. We will: a) Protect, identify, manage and where possible enhance a strategic multi-functional network of green infrastructure; b) Consider and respect landscape character, scenic beauty and locally sensitive features, particularly in relation to the Chilterns Area of Outstanding Natural Beauty; c) Protect, enhance and manage designated sites in accordance with the following hierarchy of designations and features: Internationally designated sites Nationally designated sites Locally designated sites; Non-designated sites that include important habitats and species d) Protect, enhance and manage biodiversity networks including wildlife corridors, ancient woodlands and hedgerows, wetland and riverine habitats, Local Geological Sites, protected species, priority species and habitats, and non-designated sites of ecological value and ensure measurable net gains for biodiversity; and e) Protect other open spaces and support provision of new and improved open space.

Countryside and Green Belt

We support the principles of the Green Belt and recognise the intrinsic value of the countryside. Green Belt and Rural Areas Beyond the Green Belt are shown on the Policies Map. We: a) Have conducted a comprehensive review of the Green Belt. Land has been removed from the Green Belt to: i. enable strategic development at the locations referred to in Policies SP8 and SP3; ii. enable local development around a number of the District's towns and villages; and iii. define boundaries for villages referred to in Policy SP2 which fall within the Green Belt but were previously 'washed over' by this designation; b) Have provided new Green Belt to cover, in general terms, the area bounded by the Metropolitan Green Belt to the east, the Luton Green Belt to the west and the A505 Offley bypass to the north; c) Will only permit development proposals in the Green Belt where they would not result in inappropriate development or where very special circumstances have been demonstrated; and d) Will operate a general policy of restraint in Rural Areas beyond the Green Belt through the application of our detailed policies.

Designated heritage assets

Planning applications relating to Designated heritage Assets or their setting shall be accompanied by a Heritage Assessment/Justification Statement that: i. Assesses the significance of heritage assets, including their setting; ii. Justifies and details the impacts of any proposal upon the significance of the designated heritage asset(s); and iii. Informs any necessary measures to minimise or mitigate against any identified harms. Planning permission for development proposals affecting Designated Heritage Assets or their setting will be granted where they (as applicable): a) Enable the heritage asset to be used in a manner that secures its conservation and preserves its significance; b) Incorporate a palette of materials that make a positive contribution to local character or distinctiveness, where it is appropriate and justified; and c) Will lead to less than substantial harm to the significance of the designated heritage asset, and this harm is outweighed by the public benefits of the development, including securing the asset's optimum viable use. Where substantial harm to, or loss of significance, of a designated heritage asset is proposed the Council shall refuse consent unless it can be demonstrated that the scheme is necessary to deliver considerable public benefits that outweigh the harm or loss.

Heritage at risk

Planning permission will be granted for proposals that seek to conserve or provide new uses for designated heritage assets identified on the national register, or the Council's 'At Risk' register maintained by the Council, that are justified and appropriate to the significance of the asset to return a heritage asset to beneficial use. Proposals that harm the significance of heritage assets included on national and local registers will be resisted unless the need for, and the benefits of, the development in that location clearly outweigh that harm, taking account of the asset's significance and importance, and all feasible solutions to avoid and mitigate that harm have been fully assessed.

Non-designated heritage assets

Permission for a proposal that would result in harm to, or the loss of, a non-designated heritage asset will only be granted provided that a balanced judgement has been made that assesses the scale of harm to, or loss of significance of the non-designated asset and, where the proposal results in the loss of a non-designated heritage asset: a) The replacement building contributes to preserving the local character and distinctiveness of the area; and b) Where the asset is located in a conservation area a continuous contract for the demolition and redevelopment of the site has been secured, unless there are justifiable grounds for not developing the site.

Archaeology

Permission for development proposals affecting heritage assets with archaeological interest will be granted provided that: a) Developers submit an appropriate desk-based assessment and, where justified, an archaeological field evaluation. b) It is demonstrated how archaeological remains will be preserved and incorporated into the layout of that development, if in situ preservation of important archaeological remains is considered preferable; and c) Where the loss of the whole or a material part of important archaeological remains is justified, appropriate conditions are applied to ensure that the archaeological recording, reporting, publication and archiving of the results of such archaeological work is undertaken before it is damaged or lost. Where archaeological sites have been assessed to meet the criteria for inclusion on adopted registers or maps of locally important heritage assets these shall be treated in the same way as archaeology areas and areas of archaeological significance. Areas of as yet, unknown archaeology may be identified during research, or through the planning or plan making process. These sites or areas should be treated in the same way as archaeology areas and areas of archaeological significance.

Historic environment

The Council will balance the need for growth with the proper protection and enhancement of the historic environment. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight will be given to the asset's conservation and the management of its setting. We will pursue a positive strategy for the conservation and enjoyment of the historic environment through: a) Maintaining a strong presumption in favour of the retention, preservation and enhancement of heritage assets and their setting according to their significance; b) Identifying sites on the national register of Heritage at Risk or on the Council's 'At Risk' register; c) Periodic reviews of Conservation Areas and other locally designated assets; and d) Publication of detailed guidance.

Land south-west of Clothall Road

Creation of appropriate, defensible Green Belt boundary along the south-eastern perimeter of the site; Appropriate mitigation measures for noise associated with the A505 to potentially include insulation and orientation of living spaces; Proposals to be informed by a site-specific landscape assessment; Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; Consider and mitigate against potential adverse impacts upon Weston Hills Local Wildlife Site; Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and Archaeological survey to be completed prior to development.

Land south of Clothall Common

Deliver a southern link road connecting the B656 Royston Road to Wallington Road or the A507 Clothall Road within the southern bypass; Provision of suitable vehicle, cycle and pedestrian links to ensure integration with adjoining site BA4; Consideration of the most appropriate routes and movements for all modes between the allocation site, the existing Clothall Common estate and the wider transport network; Site layout to take account of existing wastewater infrastructure; Appropriate solution for short- and long-term education requirements having regard to up-to-date assessments of need; Appropriate mitigation measures for noise associated with the A505 to include: appropriate insulation and orientation of living spaces; and maintaining or limited re-profiling of the existing bunding towards the east of the site with no housing permitted on or beyond its (revised) alignment; Incorporate alignment of former Wallington Road and Bridleway Clothall 027 as green corridor through the site; Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution; Proposals to be informed by a site-specific landscape assessment; Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and Archaeological survey to be completed prior to development.

Land east of Clothall Common

Provision of suitable vehicle, cycle and pedestrian links to ensure integration with adjoining site BA3; Consideration of the most appropriate routes and movements for all modes between the allocation site, the existing Clothall Common estate and the wider transport network; Site layout to take account of existing wastewater infrastructure; Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach; Proposals to be informed by a site-specific landscape assessment; Address existing surface water flood risk issues

Land south of Cowards Lane

Land south of Cowards Lane - 73 homes • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; • Sensitive integration into existing village, particularly in terms of design, building orientation and opportunities for cycle and pedestrian access; • Appropriate solution for expansion of Codicote Primary School to be secured to accommodate additional pupils arising from this site; • Contribution towards expansion of Codicote Primary School; • Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures; • Sensitive design, particularly at north-east of site, to prevent adverse impact upon setting of Listed Buildings on High Street; • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; and • Consider and mitigate against potential adverse impacts upon Hollards Farm Meadow Local Wildlife Site and adjoining priority woodland habitat.

Codicote Garden Centre, High Street

Codicote Garden Centre, High Street - 54 homes • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; • Appropriate solution for expansion of Codicote Primary School to be secured to accommodate additional pupils arising from this site; • Contribution towards expansion of Codicote Primary School; • Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures; • Access through site to adjoining sports field and community centre; • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; • Consider and mitigate against potential adverse impacts upon adjoining priority deciduous woodland habitat; • Sensitive design taking opportunities to enhance setting of Grade II* Listed Church of St Giles; and • Retain and strengthen existing boundary hedgerows.

Land north of The Close

Land north of The Close - 48 homes • Appropriate solution for expansion site of Codicote Primary School to be secured to accommodate additional pupils arising from this site; • Contribution towards expansion of Codicote Primary School; • Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures; • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; • Address existing surface water flood risk issues through SUDs or other appropriate solution; • Sensitive incorporation of Footpaths Codicote 007 and 008 as features within the site providing a connection from the High Street to the wider countryside; and • Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate approach to nearby Grade II* listed The Bury.

Land south of Heath Lane

Land south of Heath Lane - 140 homes • Land to the east of the current alignment of footpath Codicote 014 to be reserved and secured for education use to enable expansion of the existing school to accommodate additional pupils arising from the allocated sites; • Transport Assessment to consider the cumulative impacts of sites CD1, CD2, CD3 and CD5 on the village centre and minor roads leading to/from Codicote and secure necessary mitigation or improvement measures; • Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; • Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; • Consider and mitigate against potential adverse impacts upon nearby features of biodiversity interest including: o Codicote Lodge Icehouse & surrounds Local Wildlife Site; o Heath Plantation Local Wildlife Site; o Meadow NW of First Spring Local Wildlife Site; and o Priority deciduous woodland habitat adjoining the site; • Sensitive incorporation of existing rights of way, including footpaths Codicote 014, 015 & 016 as green corridors through the site connecting the existing village to the wider countryside; • Proposals to be informed by a site-specific landscape assessment, particularly ensuring development at the south-west of the site does not encroach beyond acceptable limits into longer views across the Mimram Valley; • Lower density of development to southern edge of site to respect local character; and • Sensitive treatment of Heath Lane frontage to minimise impact upon nearby Listed Buildings.

Land at Woodside Place, Danesbury Park Road

Land at Woodside Place, Danesbury Park Road - 4 pitches

Land at Roundwood

Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; Sensitive integration into existing settlement in terms of development layout and building orientation; Principal vehicular access taken from existing residential streets within Great Ashby; Provision for sustainable modes of transport having regard to the Stevenage Mobility Strategy; Transport Assessment to identify and secure measures to manage traffic flows arising from the development along Back Lane; Contribution towards appropriate GP provision across the north of Stevenage sites; Maintain general integrity of Weston Road, including as a through route for pedestrians and cyclists; Retention and sensitive treatment of priority woodland habitats surrounding site to north and west; Consider and mitigate against any adverse impacts upon adjacent local wildlife site at Parsonsgreen Wood; Integration of Footpath Graveley 010 as a perimeter feature around the north of the site; and Sensitive design and landscaping around northern and western peripheries to minimise impacts upon wider landscape and heritage assets, including the setting of the Scheduled Ancient Monument at Chesfield Church.

Land at Milksey Lane

Land at Milksey Lane - 8 homes • Sensitive design to minimise impacts upon Graveley Conservation Area; • Archaeological survey to be completed prior to development; and • Maintain Public Right of Way (Graveley 018) through the site.

Housing mix

Planning permission for new homes will be granted provided that: a) An appropriate range of house types and sizes are provided taking into account: i. the overall targets of this plan; ii. the findings of the most up-to-date evidence including the most recent Strategic Housing Market Assessment, the Council's Self-Build Register and other relevant evidence of housing need; iii. the location and accessibility of the site; and iv. recent completions, existing permissions and sites in the five year supply; and b) The scheme would provide a density, scale and character of development appropriate to its location and surroundings.

Supported, sheltered and older persons housing

Planning permission for sheltered and supported housing in uses classes C2 and C3 will be granted provided that: a) there is good access to local services and facilities; b) the site is well served by public transport; c) appropriate levels of on-site landscaping, amenity space and car parking (for residents, visitors and staff) are provided; and d) it would accord with Policy HS3(b). Planning permission for residential developments of 100 units or more will be granted provided that an element of accommodation within Use Class C3 for older persons housing is included under the requirements of Policy HS3(a) where this would be consistent with criteria (a) to (d) above.

Accessible and adaptable housing

Planning permission for major residential development will be granted provided that: a) applicants demonstrate that at least 50% of homes can be built to the M4(2) Accessible and Adaptable standard; and b) on schemes where 10 or more affordable units will be delivered, 10% of these can additionally be built to the M4(3) wheelchair user standard.

Relatives' and dependents' accommodation

Planning permission for relatives' and dependents' accommodation formed by the adaptation or extension of the main dwelling will be permitted provided that: a) a genuine need for the accommodation is demonstrated; b) the annex is subordinate to the main dwelling and designed in such a way that it can be easily (re-)incorporated into the main house if use as an annex ceases; c) any development would not exceed the size of extensions that would otherwise normally be acceptable; and d) the occupation of the accommodation is restricted by condition. Free standing annexes will be allowed where the above criteria are met and it can be demonstrated that adaptation or extension of the main house is not possible.

Gypsies, Travellers and Travelling Showpeople

The Council will protect existing and allocated lawful pitches for Gypsies and Travellers. The following site, as shown inset into the Green Belt on the Policies Map, is allocated for the provision of permanent Gypsy and

Former B&Q site

Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; Enhance routes to nearby open space and / or on-site provision of open space; Higher intensity development to take account of site location and surrounding completed schemes; and High quality and innovative design accentuating the site's corner location and as a gateway to the Hitchin Station area.

Land north of Pound Farm

Site layout designed to take account of existing wastewater infrastructure; Address existing surface water flood risk issues through SUDs or other appropriate solution; No residential development within Flood Zone 2; Maintain appropriate buffer zone from Ippolitts Brook at south-east of site; Consider and mitigate against any adverse impacts upon adjoining priority habitat (deciduous woodland) and key features of interest of adjacent local wildlife site (Folly Alder Swamp); Retain and reinforce planting along southern and eastern boundaries to ensure integrity of revised Green Belt boundary; and Sensitive design towards south-west of site and in areas viewed from Mill Lane to minimise harm to heritage assets.

Land south of Oughtonhead Lane

Access from Westbury Close or Long Innings whilst maintaining the general integrity and character of Oughtonhead Lane (Restricted Byway Hitchin 003); Consider and mitigate against potential adverse cumulative impacts of sites in this area on Oughtonhead Lane SSSI; Retain and reinforce planting along western and southern boundaries to ensure integrity of revised Green Belt boundary; and Sensitive design to minimise impacts upon landscapes to the west, including longer views from the Chilterns AONB.

Land at junction of Grays Lane & Lucas Lane

Improvements to Grays Lane to provide access to sites HT5 and HT6 whilst maintaining appropriate access to, and integrity and character of, Bridleway Hitchin 004 and Byway Open to All Traffic Hitchin 007; Retain and reinforce planting along western boundaries to protect openness of Green Belt beyond the allocation; Consider and mitigate against potential adverse cumulative impacts of sites in this area on Oughtonhead Lane SSSI; and Sensitive design to minimise impacts upon landscapes to the west, including longer views from the Chilterns AONB.

Land at junction of Grays Lane & Crow Furlong

Improvements to Grays Lane to provide access to sites HT5 and HT6 whilst maintaining appropriate access to, and integrity and character of, Bridleway Hitchin 004 and Byway Open to All Traffic Hitchin 007; Consider and mitigate against any adverse impacts upon adjoining priority habitat (deciduous woodland); Consider and mitigate against potential adverse cumulative impacts of sites in this area on Oughtonhead Lane SSSI; Retain and reinforce planting along western and southern boundaries to ensure integrity of revised Green Belt boundary; Sensitive design to minimise impacts upon landscapes to the west, including longer views from the Chilterns AONB; and Archaeological survey to take place prior to development.

Industrial Area, Cooks Way

Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; Site layout designed to take account of existing wastewater infrastructure; Higher intensity development to take account of site location and surrounding completed schemes; and Development should not prejudice future use of the safeguarded rail aggregate depot.

Land at Deards End

Transport Assessment to consider the cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures; Sensitive design and / or lower density housing at east of site to respect setting of Deards End Lane Conservation Area and listed buildings; Creation of appropriate, defensible Green Belt boundary along north-western perimeter of site; Detailed scheme layout to be informed by site-specific visual impact assessment to mitigate Green Belt impacts to the fullest reasonable extent; Transport assessment (or equivalent) to demonstrate highway impacts, including construction traffic, will not significantly affect Deards End Lane railway bridge (Scheduled Ancient Monument); Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living spaces; Consider and mitigate against potential adverse impacts upon Knebworth Woods SSSI and priority habitat (deciduous woodland) adjoining site; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Land off Gipsy Lane

Transport Assessment to consider the cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures; Sensitive design and / or lower density housing where site affects setting of Stockens Green Conservation Area; Creation of appropriate, defensible Green Belt boundary along southern perimeter of site; Approximately two hectares of land to the south of Gipsy Lane and adjoining the existing settlement reserved as an appropriate site for provision of a new Primary School; Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; Address existing surface water flood risk issues, including any run-off from A1(M), through SUDs or other appropriate solution; Transport assessment (or equivalent) to demonstrate highway impacts, including construction traffic, will not significantly affect Deards End Lane railway bridge (Scheduled Ancient Monument); Appropriate noise mitigation measures, to potentially include buffer strip, insulation and appropriate orientation of living spaces; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Land east of Knebworth

Transport Assessment to consider the cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures; Structural landscaping and planting to provide and / or reinforce Green Belt boundary to east; Land north of Watton Road reserved for long-term secondary education needs; Integrate Bridleway Knebworth 001 as part of green infrastructure strategy; Address existing surface water flood risk issues through SUDs or other appropriate solution; Preserve views from Knebworth to wider countryside along dry valley to south of Watton Road; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Land north of High Street

Address existing surface water and groundwater flood risk issues through SUDs or other appropriate solution; and Sensitive design to minimise impacts upon the adjoining conservation area.

Land west of The Heath, Breachwood Green

Appropriate noise monitoring and mitigation measures, to potentially include insulation and appropriate orientation of living spaces, demonstrating WHO and BS8223 standards will be met; Reprovision of existing allotments subject to up-to-date assessments of need; Sensitive treatment on site frontage to minimise impacts upon setting of nearby Listed buildings on The Heath; Reinforce western site boundary to screen views, enhance Green Belt boundary and maintain rural setting of Listed buildings on Brownings Lane; and Provision of green corridor through the site linking Footpath Kings Walden 008 with Footpath Kings Walden 014.

Land east of Kristiansand Way and Talbot Way

Structural planting to reinforce Green Belt boundary along north-eastern perimeter of site; Appropriate mitigation measures for noise associated with motorway and / or adjoining employment are to potentially include insulation and orientation of living spaces; Ensure appropriate residential amenity for any properties adjoining employment area, especially if access to the site is via Flint Road; Re-provision of allotments if access to the site is from the west. Re-provision prior to commencement of development, within the vicinity of the site and the same or better quality; Proposals to be informed by a site-specific landscape assessment; Retention of Public Right of Way Letchworth Garden City 026 and diversion if necessary; Sensitive design and / or lower density housing where the site affects setting of the Norton Conservation Area and nearby Grade II Listed Buildings on Church Lane and Norton Road; and Archaeological survey to be completed prior to development.

Land north of former Norton School, Norton Road

Appropriate access arrangements to minimise impact upon Croft Lane Conservation Area; Address existing surface water flood risk through SUDs or other appropriate solution, particularly on the western boundary of the site; Sensitive design and / or lower density housing where site affects the setting of the Letchworth Conservation Area, the setting of the Croft Lane Conservation Area and setting of the Grade II Listed Croft Corner and Grade II Listed Treetops; and Archaeological survey to be completed prior to development.

Land at Birds Hill

Higher density/flatted development may be achieved given surrounding built form, subject to heritage considerations; Appropriate mitigation measures for noise associated with railway and / or adjoining employment are to potentially include insulation and orientation of living spaces; Ensure appropriate residential amenity for any properties adjoining employment area; Preliminary Risk Assessment to investigate and provide adequate mitigation measures/remediation for contamination from previous land uses; Sensitive design where site affects setting of the Letchworth Conservation Area and Grade II Listed buildings on Birds Hill; and Retention of the following non-designated heritage assets or, where this cannot be achieved, justification for their loss: Gunmetal & Bronze, Letchworth Casting Co. Ltd, Casting House; Ogle; Vantage Point, Tenement Factory

Land off Radburn Way

Re-provision or relocation of any garages lost as a result of development subject to up-to-date evidence of occupation and demand; and Off-site compensatory reprovision of former priority orchard habitat.

Pixmore Centre, Pixmore Avenue

Higher density/flatted development may be achieved given surrounding built form, subject to heritage considerations; Ensure appropriate residential amenity for any properties adjoining employment area; Preliminary Risk Assessment to investigate and provide adequate mitigation measures/remediation for contamination from previous land uses

Deans Yard, South Road

Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and Archaeological survey to be completed prior to development; Sensitive design to enhance the setting of Building of Local Interest; Investigate and provide adequate mitigation measures/remediation for contamination associated with previous use.

Land east of Clothall Common (part in Clothall parish)

Provision of suitable vehicle, cycle and pedestrian links to ensure integration with adjoining site BA3; Consideration of the most appropriate routes and movements for all modes between the allocation site, the existing Clothall Common estate and the wider transport network; Site layout to take account of existing wastewater infrastructure; Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach; Proposals to be informed by a site-specific landscape assessment; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution; and Archaeological survey to be completed prior to development.

Land off Yeomanry Drive

Site layout to take account of existing wastewater infrastructure; Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution; Appropriate treatment of site boundaries to maintain access to, and integrity of, Footpath Baldock 036 and east-west green corridor; Heritage impact assessment (including assessment of significance) and sensitive design to ensure appropriate protection of adjacent Scheduled Ancient Monument; and Archaeological survey to be completed prior to development.

Land at Icknield Way

Site layout to take account of existing wastewater infrastructure; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution; Investigate and provide adequate mitigation measures/remediation for contamination where identified from previous employment use; Incorporate footpath Baldock 001 through the site; Archaeological survey to be completed prior to development; Adequate mitigation measures for noise associated with the railway to potentially include insulation and orientation of living spaces; and Sensitive design to respect setting of Baldock Conservation Area.

Land rear of Clare Crescent

Archaeological survey to be completed prior to development; Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution.

Land off Windmill Close

Land off Windmill Close: 20 homes Contribution towards travel by sustainable modes of transport between Barley and Barkway schools; and Archaeological survey to be completed prior to development.

Land between Cambridge Road & Royston Road

Land between Cambridge Road & Royston Road: 140 homes Development should be set back from the road; Lower density housing would be appropriate on the eastern part of the site; Incorporation of Bridleway Barkway 017 as a north-south green corridor through the site; Appropriate treatment of northern boundary to maintain alignment and integrity of Bridleway Barkway 018; Explore opportunities for connecting road from Royston Road to Cambridge Road having regard to heritage considerations; Sensitive integration into existing village, particularly in terms of design, building orientation and opportunities for pedestrian and cycle access; Contribution towards travel by sustainable modes of transport between Barley and Barkway schools; Provision of local convenience shop; Approximately 1.5 hectares of land at the south-west of the site secured as a reserve site for primary education; Site layout designed to integrate with any future use of land identified for school site; Development should include extensive tree planting, maintenance of the existing boundaries and hedgerows; Development should include measures to minimise impact on Newsells Park Stud, in terms of proximity of built development, noise and increased activity; and Sensitive design to respect setting of Cokenach Registered Park and Garden and listed buildings within Newsells estate to include reinforcing of hedgerows and landscaping along site boundaries; and access arrangements designed to minimise harm to heritage assets.

Exception sites for affordable housing in the Green Belt

Planning permission for limited affordable housing in the Green Belt adjoining Category A villages; or beyond the built core of Category B villages will be granted provided that the land is identified for such development in a Neighbourhood Plan or: a) It meets a proven local need as identified through a parish survey or other relevant study; b) There are no reasonable alternate, suitable and available sites: i. within the defined boundaries of the relevant Category A settlement or the built core of the relevant Category B village; or ii. otherwise within a reasonable travelling distance (by various modes) of the location where the need has been identified; c) The proposal would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings; d) The proposed development would not have a substantial adverse impact on the openness or general policy aims of the Green Belt; and e) The public benefit of the proposal outweighs any harm that might arise against these aims. Development permitted in Category C settlements within the Green Belt under Policy SP2 will also need to meet criteria (a) to (e) above.

Rural workers' dwellings

Planning permission for isolated new homes in the countryside to support agricultural, forestry and other rural businesses will be granted provided that: a) There is a clearly established existing functional need; b) The unit and the rural business concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound, and should remain so; c) The functional need could not be fulfilled by another existing dwelling on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned; and d) The proposal responds appropriately to the site's local context and the needs of the business in terms of design, scale and function. Where accommodation is proposed in association with a new business, applicants will need to demonstrate the business is viable with secure future prospects as an exception to criterion (b). If a new home is deemed essential to support a rural business, it should first be permitted through a time-limited permission, or temporary accommodation such as a caravan. Permission for permanent dwellings will normally only follow in the event of a persistent need. Any temporary or permanent home will be restricted to the occupancy of a worker associated with the business. Planning permission for the removal of agricultural occupancy conditions will only be granted where: i. The circumstances which led to the imposition of the relevant condition(s) have significantly changed; ii. The building is demonstrably not required or suitable for an agricultural or rural business use; and iii. It is clearly evidenced that there is no further need in the locality for an agricultural worker's dwelling. Where proposals are for development that would be inappropriate in the Green Belt, this policy will be used to help consider and assess any case of very special circumstances.

Local Housing Allocations

Local Housing Allocations are listed by parish and settlement in Chapter 13 and shown on the Policies Map. Planning permission for residential development and associated infrastructure on these sites will be granted provided that: a) Development broadly accords with the indicative number of homes shown; b) Proposals successfully address site specific policy considerations; and c) Unless site-specific policy considerations state otherwise, a variety of homes are provided in accordance with the general policy requirements of this Plan. Planning permission for other uses will be refused.

Affordable housing

Planning permission for new homes will be granted provided that: a) Affordable housing is i. provided in accordance with the following targets subject to viability: Size of site (gross dwellings) | Target percentage of dwellings to be affordable 11 – 14 dwellings | 25% 15 – 24 dwellings | 35% 25 or more dwellings | 40% ii. delivered on-site unless robustly justified; and iii. genuinely affordable to local people where rents or prices are linked to open-market values b) The size, type and tenure of any affordable housing meets: i. the Council's expectation that 65% of the affordable housing required by criterion (a)(i) will be rented and 35% other forms of affordable housing; ii. the housing needs of the area including needs identified by relevant local authority housing register data, Neighbourhood Plans and any settlement- or parish-level surveys or assessments; and iii. the requirements of Policy HS3 and will contribute to an appropriate mix of housing across the site as a whole; c) The affordable housing is secured for first and subsequent occupiers through an appropriate condition or legal agreement providing for i. the retention of dwellings through the Council, a registered provider or similar body agreed with the Council; and ii. where appropriate, review mechanisms d) Relevant Supplementary Planning Documents, strategies or advice have been taken into account. Where development of a site is phased or divided into separate parts, or could reasonably be considered part of a larger development which would exceed the thresholds, it will be considered as a whole for the purposes of affordable housing provision.

Gypsies, Travellers and Travelling Showpeople

The Council will protect existing and allocated lawful pitches for Gypsies and Travellers. The following site, as shown inset into the Green Belt on the Policies Map, is allocated for the provision of permanent Gypsy and Traveller pitches to meet the District's needs up to 2031: Policy CD6 - Land at Woodside Place, Danesbury Park Road is allocated for the provision of 4 permanent Gypsy and Traveller pitches. This site is allocated solely for the accommodation of Gypsy and Travellers that meet the planning definition. Planning Permission will only be granted for development and occupation that meets the planning definition of Gypsy and Travellers. Other uses will not be permitted. There is no identified need to allocate any transit or travelling showpeoples' sites. a) Planning permission for accommodation for Gypsies and Travellers or Travelling Showpeople will be granted where: b) it satisfies a demonstrated local need for accommodation; c) the intended occupants meet the planning definition of Gypsies and Travellers, or Travelling Showpeople, as set out in government guidance or case law; d) residents of the proposed site can access local services such as shops, schools, public transport and medical facilities within a reasonable distance from the site and where those facilities have capacity to meet the needs of the site's residents; e) the proposed site: i. does not conflict with any other development plan policy or national policy including flood risk, agricultural land classification, contamination and hazardous development, and has no significant adverse impact on the character and appearance of the countryside, or on features of significant biodiversity or heritage importance; ii. has no significant adverse impact on the amenity of nearby residents or adjoining land users and can be successfully screened and contained within a specified boundary; iii. has adequate and safe access from a suitable road, and adequate parking, storage, turning and servicing on site; iv. is capable of being serviced with water, electricity, sewerage and rubbish disposal; and v. will provide a safe, inclusive and secure environment for the residents in an appropriate location to meet their needs. Where all the above criteria are met, proposals for sites for Gypsies, Travellers and Travelling Showpeople may be appropriate in the countryside as rural exception sites (in line with Policy CGB2b) but Green Belt policies would still apply.

Land at Duncots Close

Address existing surface water flood risk issues through SUDs or other appropriate solution; No built development in north-east corner of site to protect views from Grade I listed church; Retain and reinforce planting along site boundaries to minimise heritage and Green Belt impacts; Archaeological survey to be completed prior to development; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Burford Grange, Bedford Road

Provision of a pedestrian crossing point over the A600 to connect to the existing footpath network and ensure safe access; Transport Assessment to consider the cumulative impacts of sites IC2, IC3 and LS1 on the junction of the A600 and Turnpike Lane for all users and secure necessary mitigation or improvement measures; Consider and mitigate against any adverse impacts upon key features of interest of adjoining local wildlife site (Westmill Lane); Site layout designed to take account of existing wastewater infrastructure; Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; Retention of planting at south and west of the site to ensure integrity of revised Green Belt boundary; and Development should prevent unnecessary mineral sterilisation by taking into account the mineral resource block and any subsequent mineral safeguarding mechanism.

Land at Bedford Road

Transport Assessment to consider the cumulative impacts of sites IC2, IC3 and LS1 on the junction of the A600 and Turnpike Lane for all users and secure necessary mitigation or improvement measures; Approximately two hectares of land secured as a reserve site for a primary school; Appropriate junction access arrangements to Bedford Road; Sensitive incorporation of Footpaths Ickleford 013 & 014 as green routes around the edge of the site including appropriate measures to reinforce the new Green Belt boundary along their alignment; Integration of Bridleway Ickleford 015 as a green corridor through the site; Sensitive treatment of priority deciduous woodland habitat or, where this cannot be (fully) retained, compensatory provision elsewhere within or adjoining the site; Development proposals to be informed by site-specific landscape assessment; Sensitive integration into existing village, particularly in terms of design, building orientation and opportunities for cycle and pedestrian access; Archaeological survey to be completed prior to development; Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; and Development should prevent unnecessary mineral sterilisation by taking into account the mineral resource block and any subsequent mineral safeguarding mechanism.

Five Year Housing Land Supply

In order to identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing, we will: a) Deliver the total housing requirement of 13,000 net dwellings over the plan period on a stepped basis. The Council's five year housing land supply will be measured against housing requirement targets of: 350 dwellings per annum for the plan period from 2011 to 31 March 2020; 500 dwellings per annum for the plan period from 1 April 2020 to 31 March 2024; and 1,120 dwellings per annum for the remainder of the plan period from 1 April 2024 to 2031; b) Add any shortfall in housing delivery since the plan's start date, spread evenly over the remaining plan period, to the calculation of the requirement; c) Ensure that the supply of specific, deliverable sites included a buffer (moved forward from later in the plan period) in line with national planning policy; and d) Monitor housing completion and permissions on an ongoing basis to ensure the housing trajectory is based upon robust and up-to-date information and assumptions.

Local plan early review

The Council will undertake a whole plan review of the Local Plan 2011-2031 by the end of 2023 at the latest. This will determine whether this Plan needs to be updated either in whole or in part. All policies will be reviewed but with particular regard paid to the following matters that were specifically identified during the preparation and examination of this plan: Housing requirements for the District and wider housing market areas; Housing delivery having regard to the progress and implementation of the Strategic Housing Sites and Local Housing Allocations identified in this plan and the rates of development being achieved measured against the stepped approach and housing trajectory set out in this plan; The safeguarded land to the West of Stevenage; The outcomes of the process(es) to comprehensively explore new settlement options in the District; Gypsy and Traveller provision The identification of needs for retail, leisure, office and other main town centre uses; Options for long-term secondary education provision in the Stevenage area; and Broad alignment with the statutory five-year time limit for reviews of the East Hertfordshire and Stevenage local plans (required by November 2023 and May 2024 respectively) to allow co-ordinated consideration of the above matters. The review will have regard to up-to-date information and be conducted in line with Government policy and statutory requirements. Subject to the outcomes of that review, a new plan or policies will be prepared to a new time horizon of at least 2041. The review will also serve to build upon existing strong, working relationships with adjoining and nearby authorities and may result in the preparation of a joint plan or policies based upon wider functional geographies.

Former playing field, Croft Lane

Sensitive design and lower density development to minimise harm to the Croft Lane Conservation Area and setting of the Grade II Listed Buildings along Cashio Lane, Croft Lane and Norton Road; Access arrangements to minimise impact upon heritage assets; and Provide archaeological survey prior to development.

Glebe Road industrial estate

Ensure appropriate residential amenity for any properties adjoining employment area; Sensitive design and / or lower density housing where site affects the Letchworth Conservation Area; Archaeological survey to be completed prior to development; Preliminary Risk Assessment to investigate and provide adequate mitigation measures/remediation for contamination from previous land uses; Address potential surface water flood risk though SUDs or other appropriate solution; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Garages, Icknield Way

Address potential surface water flood risk through SUDs or other appropriate solution.

Foundation House

Ensure appropriate residential amenity for any properties adjoining employment area; Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; Preliminary Risk Assessment to investigate and provide adequate mitigation measures/remediation for contamination from previous land uses; Sensitive design and / or lower density housing where site affects the setting of the Letchworth Conservation Area; Archaeological survey to be completed prior to development; Address potential surface water flood risk through SUDs or other appropriate solution; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Former Depot, Icknield Way

Address potential surface water flood risk through SUDs or other appropriate solution; and Preliminary Risk Assessment to investigate and provide adequate mitigation measures/remediation for contamination from previous land uses.

Land off Radburn Way

Re-provision or relocation of any garages lost as a result of development subject to up-to-date evidence of occupation and demand; and Off-site compensatory reprovision of former priority orchard habitat.

Pixmore Centre, Pixmore Avenue

Higher density/flatted development may be achieved given surrounding built form, subject to heritage considerations; Ensure appropriate residential amenity for any properties adjoining employment area; Preliminary Risk Assessment to identify any contamination associated with previous uses including mitigation; and Sensitive design where site affects setting of the Letchworth Conservation Area and various Grade II Listed buildings in the vicinity of the site.

Former Lannock School

Lower density development with retention of some existing trees and green space to retain sense of openness and accord with Garden City principles; Site layout designed to take account of existing wastewater infrastructure; and Address existing surface water flood risk issues through SUDs or other appropriate solution.

Land off Templars Lane

Consider and mitigate against potential adverse impacts upon nearby Wain Wood SSSI; Sensitive design that considers any impacts upon the setting of Preston Conservation Area and adjacent listed buildings; Retention of hedgerow boundary with Butchers Lane; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Land at Blacksmiths Lane

Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; Sensitive design required where the site affects the Reed Conservation Area and adjacent listed buildings; and Existing Right of Way should be incorporated or diverted as appropriate.

Land south of Newmarket Road

Provide a site-specific landscape assessment and tree survey. Retention of trees and hedgerows where possible; Design and layout to respond to topography; Address potential surface water flood risk through SUDs or other appropriate solution; Archaeological survey to be completed prior to development; and Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Land at Barkway Road

Sensitive treatment of western boundary to maintain integrity of Bridleway Royston 010

Land north of Lindsay Close

Access connecting from Old North Road in the west to Burns Road at the east; Appropriate mitigation measures for noise associated with the A505 Royston Bypass to potentially include insulation and appropriate orientation of living spaces; Site design and landscaping to mitigate landscape impacts; Protect and enhance tree belts where possible; Address existing surface water flood risk through SUDs or other appropriate solution, particularly to the east of the site; Site layout design to take account of existing wastewater infrastructure; Undertake a detailed assessment of the impact of the Royston Water Recycling Centre in relation to odours, lighting, noise and traffic impacts impacts to demonstrate no adverse impact on future residents; and To provide evidence to demonstrate that a suitable distance is provided from Royston Water Recycling Centre and sensitive development (buildings that are regularly occupied) as part of the detailed planning of the site.

Anglian Business Park, Orchard Road

Higher density/flatted development may be achieved given surrounding built form; Appropriate mitigation measures for noise associated with the railway to potentially include insulation and orientation of living spaces; Ensure appropriate residential amenity for any properties adjoining employment area or likely to be affected by existing, permitted operations; Address potential surface water flood risk through SUDs or other appropriate solution; and Site layout designed to take account of existing wastewater infrastructure.

Land south of Waterdell Lane

Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; Additional planting to provide a continuous hedgerow boundary around the south-west of the site; and Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living spaces

Land south of Stevenage Road

Archaeological survey to be completed prior to development; Trees should be incorporated into the design of the development; Maintain the existing right of way through the site; and Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living

Site BA1 – North of Baldock

Land to the north of Baldock, as shown on the Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 2,800 homes. A comprehensive and deliverable Strategic Masterplan for the entire allocation is to be prepared and agreed between the landowner/developer and the Council. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed prior to the or as part of the grant of planning permission. Any application on part of the site will be assessed against its contribution to the Strategic Masterplan and must not prejudice the implementation of the site as a whole. Development proposals should provide the following planning and masterplanning requirements: a) A new mixed-use local centre/s to provide for a range of day to day local needs including additional along with additional neighbourhood-level provision of around 500m2 (net) convenience retail provision and 1,400m2 (net) of comparison retail and food and beverage floorpsace; b) Structural planting to create a sense of place, integration into surrounding landscape and to reinforce a long-term, defensible Green Belt boundary to the north and east; c) A new link road connecting the A507 North Road to the A505 Baldock bypass including a new bridge across the railway; d) Sustainable transport measures to include: i. a secondary rail crossing for pedestrians and cyclists in the vicinity of Ashville Way; ii. safe access routes to / from, and upgrades to, Baldock station; iii. sensitive integration of Bridleway Baldock 034 / Bygrave 002 as a north-south route through the development; and iv. the use of Bygrave Road / Ashwell Road from the south-western edge of the allocated site to the link road as a sustainable transport corridor; and v. comprehensive integration into the existing pedestrian and cycle, public transport and road networks e) At least 28 serviced plots for self-build development; f) Provision of an appropriate site for a care home for older people in Use Class C2 in accordance with the locational criteria in Policy HS4; g) A community hall and GP surgery; h) Up to 6 forms of entry (FE) of additional primary-age education provision; i) Up to 8 forms of entry (FE) of additional secondary-age education provision. A secondary school larger than 6FE will be supported where: i. it is located at the south of the allocation site; and ii. safe, sustainable and direct routes to school are provided from Clothall Common; j) Address existing surface water flood risk issues, particularly to the south of Ashwell Road, through SUDs or other appropriate solution; k) Appropriate mitigation, compensation and / or enhancement of key features of biodiversity as informed by detailed assessments including: i. Ivel Springs Local Nature Reserve; ii. Bygrave Road local wildlife site; and iii. identified protected species and priority habitats; l) Built development contained to the south and south-west of the ridgeline that generally extends eastwards from the A507 south of Blackhorse Farm and southwards from Ashwell Road; and m) Sensitive treatment of heritage assets and their settings including: i. an access solution from the A507 North Road which satisfactorily addresses potential impacts; ii. retaining framed views of St Mary's Church from within and beyond the site; and iii. using the location of areas of archaeological significance to inform a site-wide green infrastructure strategy. iv. Ivel Springs Scheduled Ancient Monument

Site LG1 – North of Letchworth Garden City

Land to the north of Letchworth Garden City, as shown on the Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 900 homes. A comprehensive and deliverable Strategic Masterplan for the entire allocation is to be prepared and agreed between the landowner/developer and the Council. This should follow and implement Garden City principles. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed prior to the or as part of the grant of planning permission. Any application on part of the site will be assessed against its contribution to the Strategic Masterplan and must not prejudice the implementation of the site as a whole. Development proposals should provide the following planning and masterplanning requirements: a) The most appropriate points of vehicular access considering landscape and traffic impacts; b) Comprehensive integration into the existing pedestrian and cycle, public transport and road networks; c) An appropriate education solution which delivers a new 2FE primary school on-site; d) Measures required to address nearby heritage assets including the Scheduled Ancient Monument at Radwell Lodge and the Croft Lane and Norton Conservation Areas; e) The approach to existing trees and hedgerows around and within the site, with the presumption that trees will be retained and any hedgerow losses kept to a minimum; f) Neighbourhood-level retail and community facilities providing around 900m2 (net) of retail and food and beverage floorspace and a GP surgery; g) At least 9 serviced plots for self-build development; h) Provision of an appropriate site for a care home for older people in Use Class C2 in accordance with the locational criteria in Policy HS4 subject to up-to-date assessment of likely future needs and existing supply; i) Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach; j) Structural planting to create a sense of place, integration into the surrounding landscape and a long-term, defensible Green Belt boundary, particularly to the north-west and east; k) Diversion and / or re-provision of the Letchworth Greenway to provide a revised route around the new urban edge; and l) Undertake a detailed odour assessment to demonstrate no adverse impact on future residents and occupants of non residential buildings.

Site NS1 – North of Stevenage

Land to the north of Stevenage within Graveley parish, as shown on the Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 900 homes. A comprehensive and deliverable Strategic Masterplan for the entire allocation is to be prepared and agreed between the landowner/developer and the Council. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed prior to the or as part of the grant of planning permission. Any application on part of the site will be assessed against its contribution to the Strategic Masterplan and must not prejudice the implementation of the site as a whole. Development proposals should provide the following planning and masterplanning requirements: a) Integration with adjoining development in Stevenage Borough including site-wide solutions for access, sustainable travel, education, retail, and other necessary medical and social infrastructure to include: i. 2FE of primary-age education provision either wholly within the site or in conjunction with the adjoining land allocated for development in Stevenage Borough ensuring adequate primary school capacity across both sites over the lifetime of the developments; ii. travel provision designed having regard to the Stevenage Mobility Strategy and including: Effective links into the existing pedestrian and cycle, public transport and road networks; and an upgraded junction at the intersection of Graveley Road / North Road; and iii. neighbourhood-level retail facilities subject to an up-to-date assessment of local demand and supply; b) A detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; c) At least 9 serviced plots for self-build development; d) Structural planting to create a sense of place, integration into surrounding landscape and a long-term, defensible Green Belt boundary to the north; e) Integration of existing public rights of way to provide routes through the site to the wider countryside including: i. Footpath Graveley 006 and Bridleway Gravely 008 along the perimeter of the site; and ii. Footpath Graveley 007 as a south-east to north-west route through the site and link path from the urban area to the Stevenage Outer Orbital Path; f) Sensitive consideration of existing settlements, landscape features and heritage assets including: i. Graveley village and Conservation Area; ii. the St Nicholas & Rectory Lane Conservation Area including the Grade I listed St Nicholas Church and Rook's Nest; and iii. Chesfield Park. iv. Church of St Etheldreda v. Manor Farm; and g) Detailed design and layout of the site to be informed by site-specific assessments to mitigate any landscape, heritage and Green Belt impacts to the fullest reasonable extent.

Site HT1 – Highover Farm, Hitchin

Land to the east of Hitchin, as shown on the Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 700 homes. A comprehensive and deliverable Strategic Masterplan for the entire allocation is to be prepared and agreed between the landowner/developer and the Council. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed prior to the or as part of the grant of planning permission. Any application on part of the site will be assessed against its contribution to the Strategic Masterplan and must not prejudice the implementation of the site as a whole. Development proposals should provide the following planning and masterplanning requirements: a) Neighbourhood-level retail facilities providing approximately 500m2 (net) of retail and food and beverage floorspace; b) Principal access from Stotfold Road with provision for sustainable modes of transport and comprehensive integration into the existing pedestrian and cycle, public transport and road networks; c) At least 7 serviced plots for self-build development; d) Approximately two hectares of land reserved for provision of a new primary school; e) Appropriate separation distances from the adjoining railway embankment to safeguard residential amenity; f) Lower density development and / or green infrastructure provision as informed by detailed landscape assessments at the north of the site to: i. maintain appropriate visual and physical separation between Hitchin and Letchworth Garden City; ii. address surface water flood risk; and iii. respect the setting of the scheduled burrows to the north-east; g) Sensitive consideration of other designated and non-designated heritage assets at Highover Farm including the Grade II listed Threshing Barn; h) Undertake Contaminated Land Preliminary Risk Assessment, particularly relating to current and historic agricultural use; and i) Undertake ecological appraisal in relation to Stotfold Road Verges and Hitchin Railway Banks Wildlife Sites.

Site GA2 – Land off Mendip Way, Great Ashby

Land to the north-east of Great Ashby within Weston parish, as shown on the Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 600 homes. A comprehensive and deliverable Strategic Masterplan for the entire allocation is to be prepared and agreed between the landowner/developer and the Council. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed prior to the or as part of the grant of planning permission. Any application on part of the site will be assessed against its contribution to the Strategic Masterplan and must not prejudice the implementation of the site as a whole. Development proposals should provide the following planning and masterplanning requirements: a) Neighbourhood-level facilities providing approximately 500m2 (net) of retail and food and beverage floorspace and other necessary medical and social infrastructure; b) Four hectares of land at the north of the allocation site, broadly bounded by Footpaths Weston 044 and Weston 027 and Dell Spring reserved for education use to accommodate 2FE of primary-age provision and 4FE of secondary age provision; c) Principal access from Mendip Way with: i. provision for sustainable modes of transport having regard to the Stevenage Mobility Strategy; and ii. comprehensive integration into the existing pedestrian and cycle, public transport and road networks; d) Transport Assessment to identify and secure measures to manage traffic flows arising from the development along Back Lane; e) A detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; f) At least 6 serviced plots for self-build development; g) Structural planting along site boundaries as informed by detailed landscape assessments to reinforce the revised Green Belt boundary and mitigate landscape impacts; h) Address existing surface water flood risk issues, particularly running south-east from Dell Spring to Newberry Grove, through SUDs or other appropriate solution; i) Appropriate mitigation, compensation and / or enhancement of key features of biodiversity including: i. local wildlife sites at Tilekiln Wood, Parsonsgreen Wood, New Spring Wood, Brooches Wood and Claypithills Spring Wood; ii. identified protected species and priority habitats; and iii. retention of green infrastructure connectivity and corridors to the wider countryside; j) Integration of existing public rights of way within and adjoining the site to provide routes to the wider countryside including i. Footpaths Weston 027 and Weston 044 and Bridleway Weston 033 as features which help define the perimeters of the site; and ii. Footpath Weston 029 as a potential green corridor through the site; k) Provision of a green infrastructure corridor beneath the current alignment of the pylon lines to respect statutory safety clearance requirements for residential development; and l) Lower intensity development and / or green infrastructure provision to the north of the site to minimise harm to the setting of listed buildings.

Sites EL1, EL2 & EL3 – East of Luton

Land to the east of Luton, as shown on the Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 2,100 homes. A comprehensive and deliverable Strategic Masterplan for the entire allocation is to be prepared and agreed between the landowner/developer and the Council. Where applications have already been submitted to the Council a Strategic Masterplan should be agreed prior to the or as part of the grant of planning permission. Any application on part of the site will be assessed against its contribution to the Strategic Masterplan and must not prejudice the implementation of the site as a whole. Development proposals should provide the following planning and masterplanning requirements: a) A new mixed-use local centre/s to provide for a range of day-to-day local needs including additional neighbourhood-level provision of around 250m2 (net) convenience retail provision and 850 m2 of comparison retail and food and beverage floorspace and other necessary social infrastructure; b) Structural planting to create a sense of place, integration into the surrounding landscape and to reinforce a long-term, defensible Green Belt boundary to the east and mitigate landscape impacts; c) Principal access to be taken from Luton Road and integrated into Luton's existing highway network via Crawley Green Road with: i. provision for sustainable modes of transport; ii. comprehensive integration into the existing pedestrian and cycle, public transport and road networks; and iii. appropriate transport mitigation measures secured to address impacts on Luton; d) 4FE of primary-age and 4FE of secondary-age education provision to ensure the needs arising from this allocation can be met within the site with any secondary education solution designed so as not to preclude the potential for future expansion; e) Appropriate mechanism(s) to ensure that all the affordable housing derived from the 1,950 homes for Luton's unmet needs address affordable housing needs from Luton Borough; f) Built development contained within the Breachwood Ridge and avoiding adverse impacts on the wider landscape of the Lilley Valley or the Chilterns AONB as informed by detailed landscape assessments; g) Integration of existing public rights of way within and adjoining the site to provide routes to the wider countryside including: i. Footpath Offley 001 as a route from south-east Luton to the rural area; and ii. Footpaths Offley 039, Offley 002 and Offley 003 as potential north-west to south-east green corridors through the site; h) Address existing surface water flood risk issues, particularly along the south-western perimeter of the site, through SUDs or other appropriate solution; i) Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living spaces; j) Appropriate mitigation, compensation and / or enhancement of key features of biodiversity as informed by detailed assessments including: i. the adjoining local wildlife sites at Stubbocks Wood; and ii. priority deciduous woodland habitat at Brickkiln Wood; k) Sensitive integration of existing settlements and heritage assets, including: i. minimising the visual impacts of development upon the historic parts of Cockernhoe, including relevant listed buildings; ii. using the location of the Mangrove Green and Cockernhoe areas of archaeological significance to inform a site-wide green infrastructure strategy; and iii. retaining an appropriate setting to the adjoining Putteridge Bury; l) Undertake Contaminated Land Preliminary Risk Assessment, particularly relating to historic landfill; and m) Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

Housing

Over the period 2011-2031, housing growth will be supported across the District. We will: a) Release sufficient land to deliver at least 11,600 net new homes for North Hertfordshire's own needs. Of these: i. around 11,500 net new homes will be provided within that part of the District falling within the Stevenage Housing Market Area (HMA); while ii. around 100 net new homes will be provided within that part of the District falling within the Luton HMA; b) Provide additional land within the Luton HMA for a further 1,950 net new homes as a contribution towards the unmet needs for housing arising from Luton with approximately 1,400 of these being delivered over the Plan Period to 2031; c) Deliver these homes through the sites and allowances identified in this Plan that will support approximately: i. 5,100 homes from completions and permissions achieved since 2011 and other allowances; ii. 7,700 homes from six Strategic Housing Sites delivering approximately 5,560 of these by 2031: BA1 - North of Baldock for 2,800 homes (approximately 1,400 to be delivered by 2031); LG1 - North of Letchworth for 900 homes (approximately 600 by 2031); NS1 - North of Stevenage in Graveley parish for 900 homes (approximately 775 by 2031); HT1 - East of Hitchin for 700 homes; GA2 - North-east of Great Ashby in Weston parish for 600 homes; and EL1 / EL2 / EL3 - East of Luton for 2,100 homes (approximately 1,500 by 2031); iii. 4,000 homes through local housing allocations that will provide homes on: further sites within the adjusted settlement boundaries of the towns; land within the adjusted settlement boundaries of five villages identified for growth where more than 200 homes are expected to be built over the Plan period; and sites identified within the defined settlement boundaries of the Category A villages. This includes the use of land within pre-existing settlement limits, non-strategic sites released from the Green Belt and other land identified following a review of other relevant boundaries or designations. iv. 4 new, permanent Gypsy and Traveller pitches d) Maintain a five-year housing land supply and target the completion of 20% of new homes over the plan period on previously developed land; e) Seek to provide long-term certainty by i. identifying Strategic Housing Sites that will continue delivery beyond the end of the Plan period in 2031; ii. working with the Government and other relevant agencies to identify new settlement options within North Hertfordshire that can provide additional housing supply in the period after 2026; and iii. safeguarding land to the west of the A1(M) at Stevenage, as shown on the Policies Map to meet longer-term development needs in the period beyond 2026 subject to a future review of this Plan; and iv. undertaking a review of this plan by the end of 2023; f) Support a range of housing tenures, types and sizes measured against targets to provide: i. 33% of all homes over the plan period as Affordable Housing for local needs with targets to deliver up to 40% Affordable Housing where viable; ii. a broadly even split between smaller (1- and 2-bed) and larger (3+ bed) properties subject to up-to-date-assessments of housing needs; and iii. 56 plots on specified Strategic Housing Sites to help pro-actively address demand for self-build development over the plan period; and g) Provide at least 350 bed spaces in suitable, supported accommodation to meet the needs of those who cannot live in their own home.

Land at Police Row

Sensitive treatment of western boundary to maintain integrity of Footpath Therfield 022; Any infiltration drainage SuDS (or other features) must have regard to Environment Agency groundwater bore holes; Design with sensitivity to the nearby listed buildings and their setting; Retain open space to the southeast corner of the allocation from the edge of the hedgerow of the western boundary and directly eastwards to Police Row, to prevent coalescence between Therfield and Hay Green; An assessment of the impact of development on the Therfield Conservation Area must be undertaken to address the opportunity to make a sensitive entrance to the Conservation Area; and Archaeological survey to be completed prior to development.

Land off Hitchin Road

Site layout to take account of existing wastewater infrastructure; Address existing surface water flood risk issues, including any run-off through SUDs or other appropriate solution; Western hedgerow to maintained and strengthened to form a robust boundary; and Archaeological survey to be completed prior to development.

Land south of Little Wymondley

Appropriate solution for primary education requirements having regard to up-to-date assessments of need; Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery; Undertake site specific Flood Risk Assessment to address existing surface water and fluvial flood risk issues, particularly along Stevenage Road, including the site's access, and help inform SuDS or other appropriate solution to ensure that pre-existing flooding issues along Stevenage Road are not exacerbated. Hertfordshire County Council, as Lead Local Flood Authority (LLFA), and Stevenage Borough Council should be consulted; Sensitive integration into the existing village, particularly in terms of design, building orientation and opportunities for cycle and pedestrian access; Transport Assessment to identify and secure a package of improvements to Stevenage Road through Little Wymondley which mitigate the severance impact of the road between the north and south of the village and improves accessibility for non-motorised highway users; Proposals to be informed by a site-specific landscape assessment; Appropriate mitigation measures for noise associated with A602 Wymondley Bypass to potentially include landscaping and / or insulation and appropriate orientation of living spaces; Access to the site to take into account the impact on heritage assets and surface water flooding; Minimise impact upon the heritage assets and their settings near the site, to include; Any access from Stevenage Road to consider impact upon setting of Listed Buildings; Consideration of key views from Wymondley Bury and St Mary's Church; Reinforcing existing boundary planting; Retention of significant groups of trees within the site; Archaeological survey to be completed prior to development; and Undertake Contaminated Land Preliminary Risk Assessment, particularly in relation to historic landfill.

Settlement Hierarchy and Spatial Distribution

Between 2011 and 2031, the plan makes provision for at least 13,000 new homes. Approximately 80% of the District's housing development and the substantial majority of new employment, retail and other development will be located within the adjusted settlement boundaries of the following towns: Baldock (2,198 homes); Hitchin (1,842); Letchworth Garden City (1,928); Royston (1,899); Stevenage (including Great Ashby) (1,705); and Luton (1,485) Approximately 13% of housing, along with supporting infrastructure and facilities will be delivered within the adjusted settlement boundaries of the following five villages for the levels of development indicated: Barkway (208) Codicote (363) Ickleford (235) Knebworth (731) Little Wymondley (312) The remaining development will be dispersed across the District as set out below. In Category A villages, general development will be allowed within the defined settlement boundaries: Ashwell; Barley; Breachwood Green; Cockernhoe & Mangrove Green; Graveley; Hexton; Kimpton; Lower Stondon; Oaklands; Offley; Pirton; Preston; Reed; Sandon; St Ippolyts & Gosmore; Therfield; Weston; and Whitwell. Infilling development which does not extend the built core of the village will be allowed in the Category B villages of: Blackmore End; Great Wymondley; Hinxworth; Holwell; Kelshall; Lilley; Newnham; Old Knebworth; Rushden; Wallington; and Willian. Limited affordable housing and facilities for local community needs meeting the requirements of Policy CGB2 will be allowed in the Category C settlements of: Bygrave; Caldecote; Clothall; Langley; Nuthampstead; Peters Green; and Radwell Development outside of these locations or general parameters will be permitted where this is supported by an adopted Neighbourhood Plan. Under the provisions of national policy at the time of this Plan's examination, Neighbourhood Plans cannot allocate sites in the Green Belt or amend Green Belt boundaries.

Infrastructure requirements and developer contributions

The Council will require development proposals to make provision for infrastructure that is necessary in order to accommodate additional demands resulting from the development. We will: a) Require developers to provide, finance and / or contribute towards provision which is fairly and reasonably related in scale and kind to the development, including: i. on-site and/or off-site improvements and infrastructure necessary as a result of the development in order to: ensure appropriate provision of facilities and infrastructure for new residents; contribute toward addressing cumulative impacts that might arise across multiple developments; avoid placing unreasonable additional burdens on the existing community or existing infrastructure; mitigate adverse impacts where appropriate; and/or enhance critical assets or make good their loss or damage; and ii. maintenance and/or operating costs of any such new provision; b) Ensure essential new infrastructure to support new development is will be operational no later than the completion of development or during the phase in which it is needed, whichever is earliest; c) Refuse planning permission where appropriate agreements or processes ensuring criteria (a) and (b) can be met are not in place; d) Have regard to relevant national guidance or requirements in relation to planning obligations and any Community Infrastructure Levy or successor funding tariff which may be introduced by the Council; e) Work with landowners, developers and other agencies in facilitating the delivery of sites identified in the Local Plan and associated infrastructure and seek to overcome known obstacles; and f) Need robust evidence to be provided where developers consider that viability issues impact upon the delivery of key infrastructure and/or mitigation measures. This evidence will be used to determine whether an appropriate and acceptable level of contribution and / or mitigation can be secured.

Existing buildings in the Rural Area Beyond the Green Belt

a) Planning permission for the re-use, replacement or extension of buildings in the Rural Area beyond the Green Belt will be granted provided that: b) Any existing building to be converted for re-use does not require major extension or reconstruction; c) The resultant building(s) do not have a materially greater impact on the openness, purposes or general policy aims of the Rural Area beyond the Green Belt than the original building(s); and d) Any outbuilding(s) are sited as close as possible to the main building(s) and visually subordinate to them.

Sustainable development in North Hertfordshire

This Plan supports the principles of sustainable development within North Hertfordshire. We will: a) Maintain the role of key settlements within and adjoining the District as the main focus for housing, employment and new development making use of previously developed land where possible; b) Ensure the long-term vitality of the District's villages by supporting growth which provides opportunities for existing and new residents and sustains key facilities; c) Grant planning permission for proposals that, individually or cumulatively: i. deliver an appropriate mix of homes, jobs and facilities that contribute towards the targets and aspirations in this Plan; ii. create high-quality developments that respect and improve their surroundings and provide opportunities for healthy lifestyl

Sustainable development in North Hertfordshire

This Plan supports the principles of sustainable development within North Hertfordshire. We will: a) Maintain the role of key settlements within and adjoining the District as the main focus for housing, employment and new development making use of previously developed land where possible; b) Ensure the long-term vitality of the District's villages by supporting growth which provides opportunities for existing and new residents and sustains key facilities; c) Grant planning permission for proposals that, individually or cumulatively: i. deliver an appropriate mix of homes, jobs and facilities that contribute towards the targets and aspirations in this Plan; ii. create high-quality developments that respect and improve their surroundings and provide opportunities for healthy lifestyle choices; iii. provide the necessary infrastructure required to support an increasing population; iv. protect key elements of North Hertfordshire's environment including biodiversity, important landscapes, heritage assets and green infrastructure (including the water environment); and v. secure any necessary mitigation measures that reduce the impact of development, including on climate change; and d) Support neighbourhood plans and other local planning initiatives where they are in general conformity with the strategic policies of this Local Plan.

Churchgate and its surrounding area

Redevelopment to provide 4,000 gross sq.m of additional shop, café, restaurant, pub, drinking establishment or takeaway town centre uses at ground floor level, subject to an up-to date assessment of retail capacity and supply. Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms. Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms. Preparation of a concept framework / masterplan to enable: Identification of suitable, long-term location(s) for Hitchin Market; Provision of high quality public realm including strengthened pedestrian links between Market Place, Queen Street, Portmill Lane, Bancroft and along the River Hiz; Preservation and enhancement of heritage assets including Hitchin Conservation Area and listed buildings, including: Protection of key views of Grade I listed St Mary's Church, including from Hollow Lane; Consideration and sensitive treatment of key listed buildings and their settings including the Sun Hotel, the Biggin and various buildings in Market Place; Retention and enhancement of terracing to River Hiz having regard to identified Flood Zone; Any replacement buildings required to: respect existing building frontage lines on Sun Street and Market Place; and provide architectural variation to reflect rhythm of historic building plots. Archaeological survey to be completed prior to development; and Ensure an appropriate level of car parking is retained and / or provided across the town as a whole.

Paynes Park

Redevelopment to provide approximately 3,000 gross sq.m of additional shop, café, restaurant, pub, drinking establishment or takeaway town centre uses floorspace at ground floor level, subject to an up-to date assessment of retail capacity and supply. Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms. Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms. Preparation of a concept framework / masterplan to enable: Preservation and enhancement of heritage assets including Hitchin Conservation Area and listed buildings, including: Protection and enhancement of Paynes Park House and The Cock Public House which lie within the site boundary; Respect for the setting of the Green Hythe, Bank Flat and 3-4 High Street which are adjacent to the site; Incorporating and maintaining alignment of PROW along West Alley (Hitchin 090); Environmental improvements to the area and frontage along Paynes Park; and Ensure an appropriate level of car parking is retained and/or provided across the town as a whole.

New retail, leisure and other main town centre development

Planning permission for new retail, leisure and other main town centre uses will be granted provided that: a) The sequential test is passed; b) Where the town centre development is outside of the town centre, an impact assessment is provided based on the following minimum floorspace thresholds demonstrating there is no unacceptable harm to the vitality or viability of a designated town centre: Hitchin: 2,500 gross sq.m and above; Letchworth Garden City: 1,000 gross sq.m and above; Baldock, Royston and elsewhere: 500 gross sq.m and above; c) Within retail allocation sites, as shown on the Policies Map, any relevant site-specific criteria are met; d) The proposal is appropriate to the area in terms of use, size, scale, function, catchment area, historic and architectural character; and e) There would be no significant adverse impact upon living conditions. The Council will use planning conditions or legal agreements to limit uses to ensure that the identified retail needs are met, and will continue to be met, through the allocated sites.

Primary Shopping Frontages

Town Centre boundaries for Hitchin, Letchworth Garden City and Royston are shown on the Policies Map. Within the designated Primary Shopping Frontages, planning permission will be granted at ground-floor level: a) For shops; or b) For other main town centre uses if it does not, individually or cumulatively, undermine the retail function of the centre in the daytime or detract from the centre's vitality and viability.

Secondary Shopping Frontages

In the Secondary Shopping Frontages of Hitchin, Letchworth Garden City, Baldock and Royston, as shown on the Policies Map, planning permission will be granted at ground-floor level: a) For shops, financial and professional services, restaurants and cafes, pubs or drinking establishments and takeaways; or b) For other main town centre uses if it does not individually or cumulatively, undermine the retail function of the centre or detract from the centre's vitality and viability.

Local Centres

Within Local Centres, as shown on the Policies Map or identified in approved masterplans for the strategic site allocations, planning permission will be granted where: a) It is for a shop, financial and professional services, café or restaurant, pub or drinking establishment, takeaway or use classes F1 or F2 at ground floor level; and b) The centre would continue to provide a range of uses including shops to meet day-to-day needs and the vitality and viability of the centre would be maintained. Proposals for over 500 sq.m gross will not generally be suitable in local centres.

Local community shops and services in towns and villages

Planning permission for small-scale proposals providing new shops and services to serve the day-to-day needs of the local community will be granted where: The site is within a defined settlement boundary; In the case of Category B villages, the site is within the built core; or In the case of Category C settlements, the proposed development meets the criteria of Policy CGG2b. 280 sqm will generally be used as a guide to determine small scale. This reflects the Use Classes Order 2020 and recognises that some such facilities will fall within Class E or other use classes. Planning permission for the loss or change of use of any shops, services or facilities outside the defined retail hierarchy will be granted where: a) There is another shop, service or facility of a similar use available for customers within an 800m walking distance; and b) The proposed replacement use would complement the function and character of the area. An exception to criterion (a) above will only be permitted if it can be demonstrated that the unit is no longer required to meet the needs of the local community, including through evidence of at least twelve months active marketing.

Tourism

Planning permission for tourism-related development will be granted, subject to the sequential approach set out in Policy ETC3 where it: a) Increases the attractiveness of the District as a tourist destination; b) Improves visitor accommodation; or c) Delivers sustainable tourist and visitor attractions in appropriate locations.

The Wynd, Openshaw Way

Redevelopment to provide 4,500 gross sq.m of additional shop, café or restaurant, pub or drinking establishment or takeaway town centre uses at ground floor level, subject to an up-to date assessment of retail capacity and supply. Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout, flood risk and transport terms. Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout, flood risk and transport terms. No net loss of residential accommodation; Ensure an appropriate level of car parking is retained and / or provided across the town centre as a whole; A public pedestrian link should be provided through the site from Norton Way South and Howard Gardens; Sensitive design to respect Letchworth Conservation Area and the listed building at 52-58 Leys Avenue; and Address existing flood risk issues, including any run-off, through preparation of a site-specific flood risk assessment and the provision of SUDs or other appropriate solution.

Gernon Road

Redevelopment to provide 1,000 gross sq.m of additional shop, café or restaurant, pub or drinking establishment or takeaway town centre uses at groundfloor level, subject to an up-to date assessment of retail capacity and supply. Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms. Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms. Development should seek to retain parts of the library that make a positive contribution to the appearance and street-scene; Development should enhance the setting of Broadway Gardens; Preservation or enhancement of the setting of the listed museum; Sensitive design to respect Letchworth Conservation Area and Letchworth Museum, Vasant Hall and Town Hall listed buildings; and Address existing surface water flood risk issues, including any run-off, through SUDs or other appropriate solution.

Arena Parade

Redevelopment to provide 5,000 gross sq.m of additional shop, café or restaurant, pub or drinking establishment or takeaway town centre uses at ground floor level, subject to an up-to date assessment of retail capacity and supply. Other Main Town Centre Uses at ground floor level where these can additionally be accommodated in design, layout and transport terms. Main Town Centre Uses and / or residential on upper or basement floorspace where these can additionally be accommodated in design, layout and transport terms. No net loss of residential accommodation; Ensure an appropriate level of car parking is retained and / or provided across the town centre as a whole; Maintenance of building lines along Broadway and Eastcheap; Improve east to west pedestrian links; Vehicle access/egress and servicing should be from Broadway; Sensitive design to respect Letchworth Conservation Area and the Town Hall and Broadway Chambers listed buildings; and Address existing surface water flood risk issues, including any run-off, through SUDs or other appropriate solution.

Town Hall Site, Melbourn Street

Redevelopment to provide approximately 4,000m2 of gross of additional main town centre use floorspace; Provision of residential accommodation on upper floors; Retention or re-provision of civic uses across the town or onsite; Retention of existing trees where possible; Ensure an appropriate level of car parking is retained and / or provided across the town centre as a whole; Consideration of retaining the Town Hall; and Sensitive high-quality design given the prominent location of the site as a gateway to the town centre and to respect the setting of Royston Conservation Area and Banyers Hotel and No18 Melbourn Street listed buildings.

Town Centres, Local Centres and Community Shops

The Council will make provision for an appropriate range of retail and service facilities across the District and are committed to protecting the vitality and viability of all centres. We will: a) Promote, protect and enhance the provision of shops, financial and professional services, café or restaurants, pubs or drinking establishments or takeaways in the following centres in our retail hierarchy: i. the town centres of Hitchin, Letchworth Garden City, Baldock and Royston; ii. 13 existing local centres consisting of: village centres at Ashwell, Codicote and Knebworth; seven centres in Hitchin two centres in Letchworth Garden City; and the centre at Great Ashby; and iii. 2 new local centres north of Baldock and East of Luton within the strategic housing sites identified in this Plan; b) Support proposals for main town centre uses in these locations where they are appropriate to the size, scale, function, catchment area, historic and architectural character of the centre; c) Identify Primary Shopping Frontages within town centres where shops will be expected to concentrate; d) To ensure the District's towns maintain their role and market share, make provision for up to 38,100 gross sq.m of additional floorspace over the plan period, comprising shops, café or restaurants, pubs or drinking establishments or takeaways including the re-occupation of vacant floorspace, consisting of: i. 22,500 gross sq.m comparison goods (e.g. clothes, shoes, furniture, carpets); ii. 8,600 gross sq.m convenience (e.g. food, drink, toiletries); and iii. 7,000 gross sq.m food and beverage outlets (e.g. restaurants, takeaways and bars). 38,100 gross sq.m is a district wide retail capacity but it is principally derived from the retail capacity projections for the four town centres, as indicated below: Years | 2016-2021 | 2021-2026 | 2026-2031 | Totals Baldock | 300 | 1,600 | 1,400 | 3,300 Hitchin | 3,800 | 3,600 | 3,700 | 11,100 Letchworth | 2,400 | 3,300 | 3,500 | 9,200 Royston | 3,200 | 2,000 | 1,900 | 7,100 Strategic Housing Sites | 1,500 | 2,700 | 2,600 | 6,800 Other | 200 | 200 | 200 | 600 Total | 11,400 | 13,400 | 13,300 | 38,100 The three town centres of Baldock, Hitchin and Letchworth Garden City have significant overlapping markets, with spend leakage from Letchworth Garden City to Hitchin and a lack of physical space at Baldock to accommodate its projected retail capacity. To address the leakage and physical capacity across these three centres the indicative distribution and phasing of provision is as follows: Years | 2016-2021 | 2021-2026 | 2026-2031 | Totals Baldock | 0 | 0 | 0 | 0 Hitchin | 0 | 3,700 | 3,300 | 7,000 Letchworth | 5,350 | 5,500 | 5,000 | 15,850 Royston | 4,350 | 2,200 | 1,800 | 8,350 Strategic Housing Sites | 0 | 3,400 | 2,900 | 6,300 Other | 0 | 300 | 300 | 600 Total | 9,700 | 15,100 | 13,300 | 38,100 e) Prepare and maintain up-to-date town centre strategies to support this approach and / or adapt to change. These will be used to inform the approach to retail at the time of the early review; and f) Support the retention and provision of shops outside of identified centres where they serve a local day-to-day need.

Sustainable transport

We will deliver accessibility improvements and promote the use of sustainable transport modes insofar as reasonable and practicable. We will: a) Comply with the NHDC Transport Strategy and the provisions of the Local Transport Plan and other supporting documents as relevant; b) Encourage development in locations which enable sustainable journeys to be made to key services and facilities; c) Work with Hertfordshire County Council, neighbouring authorities, Highways England and service providers to ensure that a range of sustainable transport options are available to all potential occupants or users. This may involve new or improved pedestrian, cycle and passenger transport (including rail and/or bus) links and routes; d) Seek the earliest reasonable opportunity to implement sustainable travel infrastructure on Strategic Housing Sites and other development sites in order to influence the behaviour of occupiers or users, along with supporting Travel Plans in order that sustainable travel patterns become embedded at an early stage; e) Assess development proposals against the parking standards set out in this Plan and having regard to relevant supplementary advice; f) Require applicants to provide assessments, plans and supporting documents to demonstrate the safety and sustainability of their proposals; and g) Protect existing rights of way, cycling and equestrian routes and, should diversion be unavoidable, require replacement routes to the satisfaction of the Council.

Parking

Planning permission will be granted provided that: a) Parking for residential development is provided in accordance with the minimum standards set out in Appendix 4 of this Plan; b) Parking for non-residential development is provided having regard to the standards for non-residential development set out in the relevant Supplementary Planning Document; c) Proposals have regard to relevant Supplementary Planning Documents, strategies or advice and; d) Applicants clearly identify how they provide for all likely types of parking demand and demonstrate that parking will be safe and of a design and layout that will function satisfactorily. Variations from these standards will only be considered where applicants can demonstrate that the accessibility, type, scale, mix and use of the development; the availability of and opportunities for public transport; local car ownership levels; and on-street conditions justify such variations.

Assessment of transport matters

Planning permission will be granted provided that: a) Development would not lead to highway safety problems or cause unacceptable impacts upon the highway network; b) Mechanisms to secure any necessary sustainable transport measures and / or improvements to the existing highway network are secured in accordance with Policy SP7; c) Suitable Transport Statements, Transport Assessments and / or Travel Plans along with supporting documents are provided where required; and d) For major developments, applicants demonstrate (as far as is practicable) how: i. the proposed scheme would be served by public transport; ii. safe, direct and convenient routes for pedestrians and cyclists will be provided; and iii. comprehensive integration into the existing pedestrian and cycle, public transport and road networks will be secured.

Parking

Planning permission will be granted provided that: a) Parking for residential development is provided in accordance with the minimum standards set out in Appendix 4 of this Plan; b) Parking for non-residential development is provided having regard to the standards for non-residential development set out in the relevant Supplementary Planning Document; c) Proposals have regard to relevant Supplementary Planning Documents, strategies or advice and; d) Applicants clearly identify how they provide for all likely types of parking demand and demonstrate that parking will be safe and of a design and layout that will function satisfactorily. Variations from these standards will only be considered where applicants can demonstrate that the accessibility, type, scale, mix and use of the development; the availability of and opportunities for public transport; local car ownership levels; and on-street conditions justify such variations.