Planning in St Albans

Camping and Caravanning Sites

The Council will encourage the provision of a new touring camping and caravanning site. Planning permission will be granted only if: (i) the site is well landscaped and any permanent buildings are of a modest size, durable and of attractive appearance; (ii) the proposed location is well related to the primary road network (see Figure 8) and situated within the Landscape Development Area (Policy 105); (iii) the site is not close to existing housing. A layout plan should accompany planning applications. Where planning permission is granted, planning conditions will be imposed to control: a) the numbers of caravans and to state that they are to be caravans on tow; b) the seasonal use of the site, to ensure units are not left occupied or stored over the winter; and c) the period in a year which any individual unit can remain on site, to ensure that the site is properly used only for overnight or short stay trips while on tow.

HARPENDEN TOWN CENTRE, NEW POLICE STATION

Hertfordshire County Council proposes to construct a new police station on the site listed below and shown on the Inset Map: REF. LOCATION PLANNING GUIDELINES PS.1 Adjoining 11 Vaughan Road Policy 130 (Site 4A)

HOSPITAL SERVICES

The District Council will normally approve proposals from the National Health Service which may be made in the future to expand facilities at Harpenden Memorial Hospital and St. Albans City Hospital provided the proposals: (I) retain important buildings considered worthy of retention; (ii) are acceptable on access, car parking, design and landscaping grounds; (iii) would not cause a loss of amenity to the surrounding residential areas.

COMMUNITY CARE

The provision of small community care homes and hostels will be encouraged. It is Health Authority policy that units and homes should be dispersed within the community in the interests of prospective residents and existing communities. The location of such developments in close proximity to each other in such a way as to undermine this policy will not normally be permitted.

EDUCATION FACILITIES

The following new site is shown for educational purposes on the Proposals Map: REF. PM(1) LOCATION PROPOSAL PS.PF 1 1E0 Beeches J1VLL School, Aldwickhury Crescent, Harpenden playing field extension In addition, a primary school should be considered within the Hill End/Cell Barnes Hospitals site redevelopment scheme (see Policy 137). Proposals for new schools, extensions to existing schools or changes of use to schools will be assessed against the following: A. Within towns and specified settlements (see Policy 2) (i) where a loss of dwellings is proposed, Policy 10 (iv) shall be complied with; the impact on the amenity of the surrounding area in terms of visual impact, design, noise and disturbance, road access and traffic generation; (iii) sufficient on-site parking and servicing shall be provided; (iv) provision shall be made for the setting down and picking up of pupils, by car or public transport, in a safe and acceptable manner. B. Within the Metropolitan Green Belt (see Policy 1) including Green Belt settlements (see Policy 2) (i) criteria A. (i)-(iv) above shall be complied with; (ii) the impact on the ecology, natural beauty and amenity of the countryside will be assessed. In particular, the siting and scale of new buildings or extensions shall be modest in size and well related to existing buildings. New landscaping will normally be required, particularly where proposals involve the development of urban edge sites; (iii) New schools will be permitted only if very special circumstances can be demonstrated. It must be shown that no suitable location is available in areas excluded from the Green Belt and that there is an overriding need for the proposal to cater primarily for children living within the District; (iv) Changes of use will be assessed against Policy 77.

DAY NURSERIES AND CRECHES

Planning permission for day nurseries and creches, involving new building or changes of use, will not be granted unless the following criteria are complied with: (i) there is no materially adverse impact on the character of an area. Any loss of residential accommodation will be assessed against Policy 10. Where changes of use are concerned within residential areas, a temporary planning permission may be granted in order to establish whether or not the use is acceptable; (ii) there is no materially adverse impact on the amenity of neighbouring properties in terms of: a) the scale of the proposal; b) the relationship of buildings and play areas to adjoining properties; c) noise and disturbance. Conditions will normally be applied to planning permissions granted, limiting the maximum number of children on site at any one time, the number permitted outside at any one time, hours of operation and use of the premises; (iii) car parking shall normally comply with Policy 39, which requires sufficient parking for the proposed use. Sufficient off-street parking for staff will normally be required and residents' parking must comply with Policy 40 and be independent of staff parking; (iv) provision shall be made for the setting down and picking up of children in a safe and acceptable manner; (v) the location of nursery developments in close proximity to each other will not normally be permitted, in order that the cumulative effect of these uses does not harm the character and amenity of the surrounding area or cause problems of traffic or highway safety.

Surplus School Sites

Where school sites become surplus to requirements, the following factors will apply: A. Within towns and specified settlements (see Policy 2) (i) In considering redevelopment proposals for redundant school buildings, the Council will need to be satisfied that there is no over-riding need to retain the buildings and their facilities in the interests of the local community; (ii) school playing fields and grounds shall be retained unless it can be established that no need exists for public open space or sports pitches and the provisions of Policy 75 (green spaces within settlements) are met; (iii) residential use of surplus playing fields will normally be acceptable subject to (ii) above and to Policy 70; (iv) satisfactory road access and car parking shall be provided. B. Within the Metropolitan Green Belt including Green Belt settlements (i) changes of use of existing buildings will be assessed against Policy 77, but extensions or redevelopment will not normally be permitted; (ii) school playing fields and grounds shall be retained in an open use compatible with a Green Belt location; (iii) proposals shall preserve and enhance the setting, and additional landscaping shall be provided where necessary; (iv) satisfactory road access and car parking shall be provided.

Public Meeting Rooms and Facilities

The Council will encourage the provision of additional accommodation for community purposes on the sites listed below and shown on the Proposals Map. Further provision, particularly using vacant buildings or buildings worthy of conservation will be encouraged wherever appropriate. Before granting permission for a change of use or redevelopment of buildings used for community purposes, the Council will need to be satisfied that a need for them no longer exists.

ACCESS FOR THE DISABLED

The Council will bring to the attention of planning applicants, the existing legislation and codes of practice relating to access for disabled people. Where public access is involved, the Council will ensure the provisions within this legislation are carried out, imposing conditions whenever possible. Car parking for disabled people shall be provided in accordance with Policy 50.

Non-Residential Uses Within Residential Areas

Within areas primarily residential in character, the Council will not normally disturb lawfully existing non-residential uses, provided such activities are environmentally acceptable in terms of their visual impact, noise, smell, safety, health or traffic generation. Within towns and specified settlements (see Policy 2), small scale new non-residential development and redevelopment or extensions to existing sites will normally be permitted in residential areas, where they will not adversely affect their amenity and character by reason of such factors as noise, smell, safety or excessive traffic (see also Policy 24). Acceptable uses may include: (i) public open space and leisure uses (see Policy 90) which do not generate unacceptable vehicular traffic; (ii) local shops and services; (iii) schools; (iv) community facilities such as libraries and small scale doctors and dentists surgeries serving the health care needs of the neighbourhood and small scale facilities serving the religious needs of the neighbourhood; (v) small scale residential accommodation for people in need of care and other uses within use class C2 (residential institutions) - (see Policies 10 and 62). Within Green Belt settlements (see Policy 2), non-residential uses will not normally be permitted unless they are required to meet the local facilities and service needs of the settlement.

LOCATION OF LEISURE FACILITIES

(i) New leisure proposals and extensions to existing facilities will not normally be permitted unless acceptable in terms of location, access, car parking, environmental impact and safety; (ii) Location: the following criteria will apply according to the intensity of use: a) High Intensity Uses will normally be permitted in the towns of St. Albans and Harpenden provided that they do not add to traffic congestion for shopping and commercial users and subject to other policies of this Plan; b) Medium Intensity Uses will normally be permitted as follows: Type A: within towns and specified settlements (see Policy 2) Type B: in the Green Belt outside Landscape Conservation Areas (see Policy 96 and Figure 14). Within Landscape Conservation Areas, Type B uses will normally be permitted if they conform to Policy 104; c) Low Intensity Uses will normally be permitted throughout the District. In open country, activities will normally be confined to a network of footpaths, bridleways and cycleways, and supplemented by small car parks and picnic sites; (iii) Car Parking: this shall be provided on site, but exceptions may be made where there is adequate public car parking nearby; (iv) Landscaping and Land Restoration: proposals shall preserve and enhance their setting and additional landscaping shall be provided where necessary (see Policies 74 and 75). No null or waste materials are to be imported onto the site during construction, unless permission exists as part of a scheme for the restoration of former mineral extraction sites; (v) Other Policies: proposals shall be consistent with Policies 102-106 in chapter 12 of this Plan and proposals for new dwellings in the Green Belt ancillary to leisure facilities will be assessed against Policy 17.

NEW INDOOR SPORTS FACILITIES

Land is allocated for the following sports and leisure facilities: SITE REF. SL.1 LOCATION: Dunstable Road, Redbourn PROPOSAL: community sports hall OTHER GUIDANCE: (i) extensive landscaping required; (ii) road access from Dunstable Road. SITE REF. SL.2 LOCATION: Bricket Wood Sports Centre, Smug Oak Lane, Bricket Wood PROPOSAL: extension SITE REF. SL.5 LOCATION: Harpenden Swimming Pool, Rothamsted Park, Harpenden PROPOSAL: enclosure of outdoor swimming pool OTHER GUIDANCE: see Policy 131, Site 5C SITE REF. SL.6 LOCATION: Westminster Lodge, Holywell Hill, St. Albans PROPOSAL: leisure centre OTHER GUIDANCE: (i) existing buildings on eastern part of site to be demolished; (ii) existing trees to be retained and new landscaping required; (iii) additional car parking must not extend outside the site boundary. In addition, the provision of a recreation centre including a sports hall, bar and community rooms will be considered at the Hill End/Cell Barnes Hospitals site (see Policy 137). Other proposals for indoor sports facilities will be assessed against Policy 91.

ALLOTMENTS

The District Council will refuse planning applications which involve the loss of statutory or non-statutory allotments unless it can be shown that: (i) suitable replacement allotments are to be provided; or (ii) there is no need for the allotments, taking into account current and previous usage of the site and any others in the vicinity.

Overnight Accommodation and Ancillary Facilities

A. Within Towns and Specified Settlements (see Policy 2) The following site is allocated for a new purpose-built hotel: SITE REF. PROPOSALS LOCATION MAP SHEET H.1 1 Land west of Lower Luton Road, Harpenden An hotel will also be encouraged at 27-27A Holywell Hill, St. Albans if Policy 118, site 4F is complied with. Elsewhere, planning applications for the creation or extension of overnight accommodation and ancillary facilities (such as banqueting, conference and leisure suites) will normally be permitted if proposals comply with the following: (i) proposals should be environmentally acceptable and have adequate access. In residential areas, particular attention will be given to the loss of garden space, the visual effect of car parking and potential noise disturbance to adjoining properties; (ii) Policy 49: Hotels and guest houses car parking standards; (iii) Policy 72: Extensions in residential areas; (iv) Policy 85: Development in conservation areas. B. Within the Metropolitan Green Belt New purpose-built accommodation will not normally be permitted, except at the Napsbury Hospital site, London Colney (see Policy 139). Proposals for changes of use or extensions will be assessed against points A(i)-(iv) above. In addition: Changes of Use will not normally be permitted unless Policy 77 is complied with; Extensions shall be modest in size and well related to the existing building. The siting and appearance should not adversely affect nearby residents, or the ecology, natural beauty or amenity of the countryside. Landscaping will normally be required.

Visitor Facilities

The Council will seek to improve services, signposting and interpretative facilities at existing visitor attractions and to provide appropriate additional facilities.

ST. ALBANS CITY CENTRE, BUILDING HEIGHT, ROOFSCAPE AND SKYLINE

Applications to exceed existing eaves, parapet or ridge heights will generally be permitted only if the scale of the proposed building is appropriate to the street scene. Water tanks, plant rooms, ventilation equipment etc. shall be within the building envelope and will not be acceptable if they impair the roofscape or exceed the height limitations. Within the Building Height Control Area shown on the Inset Map, proposals shall be compatible with the local roofscape and not break the skyline or mask the skyline features shown on Figure 16. Within the Zones of Visibility as shown on the Proposals Map (Sheets 3 and 4, St. Albans City Centre Inset Map and Fleetville Inset Map) and Figure 16, proposals shall not obscure or detract from views of the historic roofscape of the Building Height Control Area.

HIGHFIELD OVAL, FUTURE USES

Proposals for the re-use or redevelopment of land and buildings at Highfield Oval, as shown on the Proposals Map (Sheet 1), will be considered in the light of the following guidance: (i) General nature of development. The scale, design, character, intensity and type of use(s) of any proposals for the site should be appropriate to the intrinsic character and appearance of the existing layout of the buildings of the Oval and the Green Belt; (ii) Buildings to be retained. All original buildings (1912-1913), except the printing school, are to be retained together with one dormitory block (1924), the hospital building (1924) and the chapel (1927); (iii) Replacement buildings and any new buildings shall have regard to the layout, height, scale and materials of the original buildings. Development will not be permitted outside the part of the site already built up; (iv) Floorspace. Total floorspace of new and retained buildings must not exceed the existing floorspace; (v) Green Belt Boundary. The present Green Belt boundary will be maintained and any development or redevelopment will be limited so as not to compromise retention of the site within the Green Belt; (vi) Landscape. The landscape setting, in particular the central green, must be retained. Ambrose Wood and Westfield Wood are protected by tree preservation order T.P.O. 1144 and individual trees by conservation area legislation. Good boundary trees and hedgerows should be kept; (vii) The field to the north-east shall remain open, preferably in recreational use; (viii) Road access. Development will also be restricted by the low environmental capacity of the local road network. Any necessary minor local road improvements will be at the expense of the developer.

General Design and Layout

All development shall have an adequately high standard of design taking into account the following factors: (i) Context - The scale and character of its surroundings in terms of height, size, scale, density or plot to floorspace ratio; (ii) Materials - Shall normally relate to adjoining buildings. Large isolated buildings in rural or settlement edge settings shall be clad in materials that take account of the general colour and tonal value of their background; (iii) Other Policies - Applicants shall take into account all relevant policies and requirements. In particular: Settlement Strategy (Policy 2), Highways (Policy 34), Parking (Policies 39-50), Design and Environment (Policies 70-84), Conservation and Historic Buildings (Policies 85-90)

Extensions in Residential Areas

(i) Scale and character - the extension shall relate to the domestic scale, character and appearance of the street. (ii) Compatibility with original building - the architectural style, roof form, windows, detailing and materials shall normally be appropriate to the original building, particularly in conservation areas. (iii) Space around the building - the extension shall not be so large as to seriously diminish the private space, including car parking/garaging, around the original building (Policies 41 and 70). (iv) Carparkinegaraging - if potential additional bedroom accommodation is proposed, permission will not normally be granted unless parking provision is made in accordance with Policy 40, criterion (iv). (v) Affect on adjoining property - the light, privacy or amenity of adjoining property shall not be unacceptably harmed. Balconies and first floor conservatories are not normally permitted. (vi) Cumulative effect - in areas of specific and repetitive character, applications that may lead to an adverse cumulative effect will be refused. (vii) Side extensions - where the cumulative effect would lead to terracing of detached or semi-detached houses, extensions other than at ground floor level shall normally be a minimum of 1 metre from the party boundary. (viii) Single storey rear extensions - shall not normally extend more than 3 metres rearward along a party boundary. (ix) Two storey rear extensions a) shall not normally intrude into a 45 degree visibility zone of a neighbour's ground floor windows, (refer to the District Council's Design Advice Note No.2); b) shall comply with Policy 70 (vi) in terms of privacy.

Article 4 Directions

Certain classes of permitted development would prejudice the proper planning or threaten the amenity of the following existing Article 4 areas: Ar4.1 - Childwick Green - development within curtilage of a dwelling and sundry minor operations - to preserve the amenity of the area from minor developments. Ar4.2 - The Hawthorns, Lower Luton Rd., Harpenden/Wheathampstead - gates, fences, walls etc. and accesses to the highway - to preserve appearance and Green Belt function of this land. Ar4.3 - Verulanium/Fishpool Street, St. Albans - as Ar4.1 above - to control small developments which threaten the character of the street. Ar4.4 - Whitecroft Estate, St. Albans - walls and fences - to preserve the 'open-plan' estate. Ar4.5 - former Radlett Aerodrome - temporary uses - to control temporary uses on the former aerodrome. Ar4.6 - Sopwell Lane/Albert Street, St. Albans - as Ar4.1 above - as Ar4.3 above. Ar4.7 - Childwickbury Stud, Ayres End Lane Beesonend - as Ar4.1 above - as Ar4.1 above. Ar4.8 - as Ar4.1 above - as Ar4.1 above. Within Article 4 areas, applications required by the direction will be approved if the special character or proper planning of the area is not prejudiced.

LANDSCAPING AND TREE PRESERVATION

The Council will take account of the following landscaping factors when considering planning applications: (i) Retention of existing landscaping a) significant healthy trees and other important landscape features, such as hedgerows, ponds and watercourses shall normally be retained unless it can be shown that retention is incompatible with overall design quality and/or economic use of the site; b) on sites with significant existing landscaping, planning applications shall be supported by a full tree survey indicating all landscape features, tree species, canopy spread, trunk diameter and levels at the base of each tree; c) trees shall not normally be severely topped or lopped, or endangered by construction work or underground services. In addition, buildings shall not be sited where they are likely to justify future requests for tree felling or surgery for reasons of safety, excessive shading, nuisance or structural damage; d) the Council will make tree preservation orders and/or attach appropriate landscaping conditions to planning permissions to safeguard existing trees and ensure that new planting is established and protected; (ii) Provision of new landscaping a) where appropriate, adequate space and depth of soil for planting must be allowed within developments. In particular, screen planting including large trees will normally be required at the edge of settlements; b) detailed landscaping schemes will normally be required as part of full planning applications. Amongst other things they must indicate existing trees and shrubs to be retained; trees to be felled; the planting of new trees, shrubs and grass; and screening and paving. Preference should be given to the use of native trees and shrubs; c) wildlife corridors shall be established in accordance with Policy 75, wherever opportunities occur.

RE-USE AND ADAPTATION OF BUILDINGS IN THE GREEN BELT

The re-use or adaptation of buildings in the Green Belt will normally be permitted. Proposals will be assessed against the following criteria: (i) the form, bulk, general design and layout of a re-use proposal and the nature and environmental impact of the use itself shall be in keeping with its surroundings and not cause demonstrable harm to the character and appearance of the countryside. Proposals for a residential use, or which seek to create a residential curtilage around a newly converted building will be treated with particular care, especially in Landscape Conservation Areas (see Policy 104) or if an historic building is involved (see Polices 88 and 89); (ii) the existing building should be structurally sound. The extent of any works proposed must not be equivalent to the construction of a replacement or new building, or involve an extension of an existing building. Applications should normally be accompanied by detailed plans showing any external works proposed; (iii) the degree of any positive contribution to the rural economy or Green Belt recreation will be regarded as an additional asset of relevant proposals; (iv) additional landscaping should be proposed, if appropriate; (v) road access should be satisfactory in terms of Policy 34, especially point (vii) concerning local rural roads; (vi) sufficient car parking should be provided in accordance with Policies 39-50, in a manner consistent with criterion (i) above. Where planning permission is granted, a condition may be imposed to remove permitted development rights for extensions and incidental buildings.

ADVERTISEMENT CONTROL

In determining applications for advertisement consent, the District Council will consider the effect of the proposal on local amenity and public safety, as required by the advertisement regulations. (i) Within conservation areas they will also be assessed in the light of Policies 85 and 90; (ii) poster advertising in residential areas, villages and conservation areas will normally be refused; (iii) advertisements which would be detrimental to the special character of the Areas of Special Control will be refused; (iv) where an advertisement benefits from deemed advertisement consent, but is considered by the Council to be a danger to the public or substantially injurious to visual amenity, the Council will serve a discontinuance notice under Regulation 8 of the Advertisement Regulations requiring its removal; (v) where an advertisement is being displayed without consent and the person displaying the advertisement fails to respond to an invitation, by the Council, to remove it or apply for consent, the Council will normally pursue prosecution.

TELECOMMUNICATION APPARATUS

Applications for planning permission or for listed building consent for telecommunication apparatus will not be granted where the following apply: (i) the proposal would have a detrimental effect on the appearance of the street scene, or would affect the visual quality of an environmentally sensitive area; (ii) the apparatus would be out of scale with the building on which it is proposed; (iii) the appearance or setting of a listed building or locally listed building would be adversely affected; (iv) the proposal would harm the amenity of adjacent residential properties; (v) there is clear evidence that significant radio interference will arise as a result of development, and that no practical remedy is available. Planning permission for high masts will be refused unless the applicant can show: a) that it is not possible to erect the proposed antennae on an existing building or other structure; and b) that no spare capacity exists on nearby masts, or that sharing the facilities of nearby masts is precluded due to technical difficulties. In those exceptional cases where new masts are permitted, an agreement will be made with the applicant not to unreasonably withhold permission for space on the new mast to be shared with other users.

FLOODLIGHTING

Planning applications or applications for listed building consent for floodlighting will not be granted where any of the following apply: (i) the visual impact of floodlighting columns, the intensity of lighting, or glare, would detract from the character or amenity of: a) residential properties; b) rural areas; or c) listed buildings and conservation areas; (ii) the provision of floodlighting would enable an undue intensification or extension of the use of a sports or similar facility to the detriment of the amenity of a residential area or the character of a rural area; (iii) the presence of lighting would harm the ecology of an area. Where appropriate, planning conditions will be imposed to lessen the impact of floodlighting. Conditions may include restriction of the hours of operation, retraction of lighting columns when not in use, baffles to reduce spillage of light or glare, landscaping to screen structures or light from public view and the colouring of columns or structures to blend in with their surroundings.

SHOPFRONTS AND ADVERTISEMENTS IN CONSERVATION AREAS AND ON LISTED BUILDINGS

Shopfronts and advertisements shall be designed to take into account the following factors: (i) Removal of historic shopfronts or historic features of shopfronts shall be avoided in favour of repair and maintenance; (ii) Shopfronts shall be considered as an intrinsic part of the containing building as a whole. Shopfronts should be designed to offer visual support to the upper floors; (iii) Design and materials of shopfronts and advertisements shall have regard to the design of the building and the location. Dutch blinds are not normally permitted. Traditional materials in accordance with the Council's Design Guide shall normally be used; (iv) The amount and scale of advertising shall respect the appearance of the building or the area. Advertisements which do not preserve or enhance the character or appearance of the conservation area will be refused; (v) Fascias shall not be out of scale with the building and every opportunity shall be taken to reduce overdeep or overwide fascias. Fascias shall not run through several distinct elevations and conversely fascias shall relate where more than one shop occupies a single building. Modern box fascia signs shall be avoided in favour of signwritten fascias or flat fascias with individually applied letters. The size of lettering shall relate to the scale of the fascia and building; (vi) Hanging signs - small traditional signs will be encouraged in place of bulky modern projecting box signs; (vii) Illumination - full internal illumination of signs will normally be refused. Externally illuminated signs will normally be encouraged; (viii) Advertisements will also be assessed against Policy 78; (ix) Alterations to listed buildings will also be assessed against Policy 86.

ST. ALBANS CITY CENTRE POLICY AREA 5 - CENTRAL OFFICE CORE

(i) Business Use (Use Class B1; normally offices) will generally be permitted in this area provided that other policies in this Plan are complied with, particularly Policy 30. In particular, B1 use is proposed on Sites 5A, 5B (part), 5C and 5D (see (iii) below); (ii) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policy 87; (iii) Site Specific Proposals (see Inset Map): REF. LOCATION AREA PROPOSAL ACCESS PLANNING (HA.) GUIDELINES 5A 8/8A Bricket Road 0.18 B1 use Upper (i) District Council Marlborough owned; Road (ii) to include provision for local community organisations; (iii) archaeological excavation required. 5B 60-72 Victoria 0.20 B1 use Victoria Part Council owned. Street Street 5D Marlborough Road 0.45 B1 use Lattimore Permission granted for Trading Estate, rear Road refurbishment and of 23-47 Lattimore extensions for B1 use Road (5,100 sq.m), or for housing (67 dwellings).

ST. ALBANS CITY CENTRE POLICY AREA 8 - CITY STATION/FORMER LONDON ROAD STATION

(i) St. Albans Railway Route Road Proposal. The line of this scheme will be safeguarded in accordance with Policy 29; (ii) City Station Car Parking. Additional parking will be encouraged on Site 8B (part) if acceptable on traffic grounds. The total amount of station car parking shall not fall below 1170 (ie. the number of spaces existing or with permanent planning permission in October 1989) unless it can be demonstrated that demand has fallen and that on-street parking will not occur; (iii) Business Use (Use Class B1; normally offices) is proposed on Sites 8A (part), 8B (part), 8C and 8D subject to certain provisos (see (iv) below); (iv) Site Specific Proposals (see Inset Map): REF. LOCATION AREA PROPOSAL ACCESS PLANNING GUIDELINES (HA.) 8A B.R. car park 0.33 B1 use (if Ridgmont Road Existing trees to be retained Ridgmont sufficient Road B.R. parking elsewhere) 8B B.R. car park 1.90 Station Victoria Street (or (i) parking: large-scale development south of parking Railway Route if unlikely without Railway Victoria St./ (north part); built); Route; Shirley Road B1 use (south) (ii) B1 use: Shirley (ii) B1 use (which must Road (or Railway provide parking) acceptable Route if built) only if sufficient B.R. parking elsewhere; (iii) landscaping required. 8C Former 1.09 B1 use New access to (i) outline permission for B1 London Road London Road on use (8,500 sq.m) will be station line of Railway granted once planning Route agreement is signed. Alternative scheme for 32 dwellings also permitted; (ii) extensive landscaping required. 8D 222 London 0.98 B1 use As 8C (i) B1 use favoured if Railway Road Route built; (formerly (ii) housing favoured if British Railway Route abandoned; Shipbuilders) (iii) extensive landscaping required. 8F Land off 0.42 B1 use Shirley Road (i) permission granted (3,200 Victoria sq.m.); Street/Shirley (ii) highways works will be Road required.

ST. ALBANS CITY CENTRE POLICY AREA 9 GAS WORKS SITE AND ADJOINING LAND

Business Use (Use Class B1; normally offices) is proposed on Site 9B. B1 Use or Retail Warehousing is proposed on Site 9D; Abbey Station improvements are proposed on Site 9A; Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS 9A Abbey Station 1.12 Station improvement and additional station parking Holywell Hill or Everard Close 9B Mercer's Site & adjoining land, Eywood Road 1.53 B1 use 9D Gas Works (Part), Griffiths Way 1.69 B1 use or retail warehousing (non-food) Wilshere Avenue PLANNING GUIDELINES (i) existing trees to be retained; (ii) footpath link required from Holywell Hill to Everard Close; (iii) Abbey Station must continue to be close to and clearly visible from Holywell Hill.

Marconi and Timber Yard Site, Hatfield Road, Fleetville

Proposals for the redevelopment of the site shown on the Inset Map must take account of the objectives for Fleetville set out in paragraph 18.2 of the Plan. The following uses or mix of uses are appropriate: (i) business use or other appropriate employment uses; (ii) retail; (iii) housing (part of site only). Any redevelopment scheme should be of suitable scale and appearance and should contribute to traffic, parking and pedestrian improvements on Hatfield Road and adjacent streets where appropriate. Proposals should include measures contributing to the Hatfield Road element of Project 21 (Hatfield Road and Camp Road, Environmental Enhancement Schemes). Landscaping will be required particularly along the Hatfield Road frontage and redevelopment of the site should make provision to enhance the Alban Way footpath/cycleway running to the south of the site.

Land at Barnet Road, London Colney

The District Council will grant planning permission for the development of land at Barnet Road, London Colney, as defined on the Inset Map, if the following criteria are complied with: (i) any proposals for the Barnet Road site shall include provision for the relocation of suitable badly sited uses from the 199-219 High Street site (see Policy 140); (ii) arrangements shall be secured by Planning Agreement to ensure that any badly sited uses from the 199-219 High Street site shall be extinguished or relocated onto the Barnet Road site or such other suitable sites as may be agreed with the local planning authority prior to the development of the uses set out in (iii) below; (iii) in addition to development permitted under (i) above, provision shall also be made for retail development or other suitable uses compatible with the location close to the M25 and the settlement of London Colney; (iv) proposals shall comply with the landscaping factors in Policy 74 and shall include provision for a landscape bund adjacent to the M25 boundary; (v) access and off-site highway works will need to be agreed with the highway authorities.

Land at White Horse Lane, London Colney - Riverside Industrial Estate

In connection with the grant of planning permission(1) for an extension of the Riverside Industrial Estate (EMP.18, Policy 20) onto land at White Horse Lane as shown on the Inset Map, the District Council will seek appropriate planning agreements. These agreements will secure the following necessary arrangements and ensure that items (iii) and (iv) are implemented before any buildings are brought into use: (i) the restriction of employment to class B1(c), B2 and B8 of the Use Classes Order 1987; (ii) the provision of land between the Morris Recreation Ground and the London Colney By-pass (i.e. at least half of the "Tyttenhanger Field") for recreational uses (see Policy 93); (iii) a new road access onto the London Colney By-pass (A1081) from the Riverside Industrial Estate, to serve the existing industrial estate and the proposed extension; (iv) measures introduced, in consultation with the Highway Authority, to restrict the future use of the existing access to the Industrial Estate from Barnet Road by means of a physical 1.98 metre width restriction. Any planning permission granted will be subject to a condition requiring the provision of additional landscaping along the north east, south west and north west boundaries of the extended employment area.

Land at White Horse Lane, London Colney - Allotment Land

The District Council will not grant planning permission for development of the non-statutory allotments at White Horse Lane, as shown on the Inset Map, unless a Planning Agreement is entered into to secure the following: (i) the retention of at least half of the existing non-statutory allotments (i.e. at least 0.65 hectares); (ii) a development of small industrial units, restricted to Class BI(c) of the Use Classes Order, on the remainder of the allotment land.

Overall Employment Strategy

The Council's overall strategy towards employment is based on the following points: (i) Level of employment To provide sufficient land and floorspace to cater for full employment and provide for different kinds of employment use, whilst avoiding excessive employment growth that would lead to substantial additional commuting into the District; (ii) Employment Areas To encourage a range of employment uses in the areas defined in Policy 20 and shown on Figure 5; (iii) Business use in St. Albans City Centre and Harpenden Town Centre To restrict business use development to sites consistent with Policy 23; (iv) Expansion of Local Firms Account will be taken of the needs of local firms, though proposals should be consistent with other policies in the Plan.

Schedule of Employment Development Sites in Employment Areas

Schedule of Employment Development Sites in Employment Areas Site Ref. 1 EMR3 (Part): Former Gas Works, Southdown Road, Harpenden, 0.2 ha. Outline permission for B1 (i) landscaping required along southern edge of this area; (ii) refectory building permitted. Site Ref. 1 EMP.3A (part): Southern part of Rothamsted Experimental Station, Harpenden, 0.3 ha. (i) planing brief to be prepared, which will include consideration of access arrangements and the possibility of non-employment uses; (ii) the Mill House is listed and should be retained (see Policy 86). Site Ref. 1 EMP.4: The Mill, East Common (former Brooke Bond Oxo site), Redbourn, 4.2 ha. (i) planning permission granted for B1. Inclusion of some small industrial units preferred; (ii) landscaping required along the eastern and southern edges of the Green Belt boundary and adjoining housing site RW.2; (iii) highway improvements on Codicote Road required; (iv) prior to any development, contaminated land on the combined RW.2 and EMP.6 site to be treated or removed, where necessary, by agreement with the relevant statutory authorities. Site Ref. 2 EMP.6: Codicote Road, Wheathampstead, 2.0 ha. (i) planning permission granted for B1. Inclusion of some small industrial units preferred; (ii) landscaping required along the eastern and southern edges of the Green Belt boundary and adjoining housing site RW.2; (iii) highway improvements on Codicote Road required; (iv) prior to any development, contaminated land on the combined RW.2 and EMP.6 site to be treated or removed, where necessary, by agreement with the relevant statutory authorities. Site Ref. 3 EMR7: North of Buncefield, Hemel Hempstead, area to be determined. (i) B8 development only (Health and Safety reasons - proximity to oil storage depot) (see Policy 84B); (ii) part of Hemel Hempstead N.E. Relief Road must be provided (see Policy 33); (iii) improved landscaping required along Green Belt boundary. Site Ref. 3 EMP.9 (part): adjacent to Council Depot, St. Albans Road, Sandridge, 0.2 ha. permission for B1 or B2. Site Ref. F EMP.11: former Hill End sidings, Hill End Lane and Marconi, Longacres site, St. Albans, 5.4 ha. (i) most of the site is occupied by Marconi; southern part used for temporary housing. Not currently available for redevelopment; (ii) redevelopment for B1 use or a Bl/housing mix would be acceptable. If any housing is proposed, the Council will prepare a planning brief which will include guidance on the land use split and road acccess; (iii) trees in south-west of site to be retained; (iv) Alban Way footpath/cycleway to be retained along former railway line or re-routed alongside Hill End Lane. Site Ref. F EMP.14 (Part): former Rubber Co. site (part), Camp Road, 1.2 ha. (i) outline permission for B1 (9,300 sq.m); (ii) environmental enhancement required on Camp Road (see Project 21); (iii) housing development preferred rather than Bl. Site Ref. L EMP.18 (extension): North of Riverside Estate, London Colney, Area to be determined. (see Policies 142A and 142B). Site Ref. L EMP.19: former Halsey's Sawmill, Barnet Road, London Colney, 1.3 ha. (i) permission for B1 (5,700 sq.m); (ii) landscaping screen required adjacent to Mount View housing; (iii) housing development preferred rather than Bl. Site Ref. 4 EMP.20 (Part): Kwik Save, Watling Street, Frogmore, 3.5 ha. (i) Policy 34 will apply to development proposals; (ii) substantial landscaped belt required on land between the edge of EMR20 and the Green Belt. Site Ref. 4 EMP.21 (Part): n.w. part of Colney Street industrial/warehousing estate, 2.0 ha. (i) B1 or B2 acceptable; (ii) buildings to he set well back from M25; (iii) landscaping required adjacent to M25.

Storage and Distribution

The District Council will normally permit storage and distribution development, involving new development, redevelopment, extensions or changes of use only in those employment areas listed in Policy 20 as being suitable for B8 development. Applications must comply with the following policies: Policy 34: Highways considerations in development control; Policies 44 and 45: Car parking standards; Policy 74: Landscaping; Policy 82: Noise generating uses.

Small Businesses

The District Council will encourage the provision of facilities for small firms on the employment areas listed in Policy 20. Small firms will also be encouraged, where environmentally acceptable, on other sites that comply with Policies 23, 24, 77 or 89.

Business Use Development

Planning permission for business use development, including extensions and changes of use, will not normally be permitted unless it accords with one of the following points ((i) - (vi) below) and with the business use car parking standards (see Policy 44). However, when considering proposals, the Council will also take account of the criteria set out in Policy 65 of the County Structure Plan Alterations 1991 (see para. 4.14). (i) St. Albans City Centre: New Business Use Floorspace. New business use floorspace outside the Policy Areas (see Figure 15 and Policies 115-123) will not normally be permitted. Within the Policy Areas, new business use floorspace will not normally be permitted except on: a) sites listed at the end of this policy and shown on the Inset Map; or b) other suitable sites in the following Policy Areas where the Council is seeking to concentrate business use development: Policy Area 5: Central Office Core (see Policy 119); Policy Area 8: City Station/former London Road Station (see Policy 122); Policy Area 9: Former Gas Works site and adjoining land (see Policy 123). Proposals must be acceptable in terms of Policy 30. (ii) Harpenden Town Centre: New Business Use Floorspace. Development will not normally be permitted except on the sites listed at the end of this policy and shown on the Inset Map. (iii) Upper floors of premises in Retail Frontages. Change of use to business use development in the upper floors of premises in the retail frontages will normally be permitted unless the proposal is contrary to Policy 10 (loss of existing dwellings). However, business use development will not normally be permitted at ground floor level in these frontages. (iv) Employment Areas. Business Use floorspace will normally be permitted in the employment areas listed in Policy 20 except for area EMP.7. (v) Maregni and Timber Yard Site, Hatfield Road, St. Albans; and High Street/Haseldine Road, London Colney. Business use development would be acceptable on the Hatfield Road site (see Policy 138), whilst a mixed use redevelopment including business use is proposed at High Street/Haseldine Road (Policy 140). (vi) Existing business use premises on unallocated sites. Extensions or redevelopment on existing employment sites not covered by (i)-(v) above will be assessed against Policy 24. OTHER PROPOSALS. Business use proposals not in accordance with any of the above points will normally be resisted unless: a) the location is inappropriate for alternative uses by reason of local environmental conditions or site constraints; or b) business use development would secure a specific planning objective of overriding importance (such as the conservation of a listed building) which could not be achieved from another use.

UNALLOCATED EMPLOYMENT SITES

On existing employment sites not covered by Policies 20 or 23, employment development will normally be restricted to Use Class B1 (business use). Subject to this: A. Within Towns and Specified Settlements (see Policy 2) (i) extensions and comprehensive redevelopment of sites for B1 purposes may be permitted if proposals are acceptable in relation to: a) the context of the area (see Policy 69 (i)), especially in conservation areas (Policy 85 (i)); b) highways considerations (see Policy 34, especially points (i) and (ii)); and c) surrounding land uses. in certain locations (for example a side-road location in a predominantly residential area), such development will not be permitted and the Council will favour housing if comprehensive redevelopment is proposed. In particular, B1 development will not be permitted on sites allocated for housing in Policies 4 or 5. B. Within the Green Belt (i) existing uses will not normally be permitted to expand; (ii) redevelopment of existing established sites will be permitted if clear environmental benefits would result. Improved landscaping should normally be provided and there will be a presumption against any increase in floorspace. The future use should reflect the location of each particular site and employment use may not be acceptable on certain sites.

LAND FOR EMPLOYMENT DEVELOPMENT AT NORTH EAST HEMEL HEMPSTEAD

Land at North East Hemel Hempstead, shown in Figure 7 and the Proposals Map (Sheet 3), is identified as a long term reserve for a high standard landscaped development to make provision for employment needs beyond the present Plan period. Priority will be given to specialised technological activities or other activities which are in the national or regional interest. Development proposals should take account of the following points: (i) Phasing - The release and development of the land should take place in a phased manner as part of a comprehensive scheme for Area 2 identified by the Dacorum Borough Local Plan (shown in Figure 7). Release of the land will be permitted only after monitoring of the needs of types of employment activity appropriate to the land has shown it to be necessary; (ii) Interim Use of the land - In the meantime only such development will be permitted on the land as would be appropriate in the nearby Green Belt; (iii) Access - Access to the land will be via Area 2 within Dacorum Borough. No access will be permitted to or from Cherry Tree Lane. Development may take place only when the necessary highway improvements in north east Hemel Hempstead are completed or provided for within a reasonable timescale; (iv) Landscaping - A high standard of landscaping is required including a substantial landscape barrier along the eastern edge of the site, to protect the visual and rural amenity of the land to the east of Cherry Tree Lane; (v) Planning Brief - Development should be in accordance with a joint planning brief to be prepared with Dacorum Borough Council and in consultation with Hertfordshire County Council. The brief will propose a comprehensive approach to the development of the site, including details in respect of types of use, infrastructure, design, landscaping, access and controls over activities on the land.

METROPOLITAN GREEN BELT

The whole of St. Albans District lies within the Metropolitan Green Belt except for the following areas: (i) the towns and specified settlements listed in Policy 2; (ii) land North of Buncefield, Hemel Hempstead (proposed warehousing, see Policy 20, ref: EMP. 7); (iii) Colney Street Industrial/Warehousing Estate (see Policy 20, ref: EMP.22); (iv) North-East Hemel Hempstead (land west of Cherry Tree Lane - see Policy 26). The boundaries of the Green Belt around these areas (as shown on the Proposals Map) have been defined by reference to the degree of long term expansion of the built-up areas acceptable in the context of the stated purpose of the Green Belt. Within the Green Belt, except for development in Green Belt settlements referred to in Policy 2 or in very special circumstances, permission will not be given for development for purposes other than that required for: a) mineral extraction; b) agriculture; c) small scale facilities for participatory sport and recreation; d) other uses appropriate to a rural area; e) conversion of existing buildings to appropriate new uses, where this can be achieved without substantial rebuilding works or harm to the character and appearance of the countryside. New development within the Green Belt shall integrate with the existing landscape. Siting, design and external appearance are particularly important and additional landscaping will normally be required. Significant harm to the ecological value of the countryside must be avoided. The circumstances and locations in which development will be permitted

Loss of Agricultural Land

Development which would result in the loss of agricultural land will be assessed against the following criteria: (i) Land Quality: development resulting in the loss of high quality agricultural land, classified by the Ministry of Agriculture as being of Grade 1, 2 or 3a, will normally be refused. An exception to the policy may be made if there is an overriding need for the development and there is no alternative land of a lower quality which could reasonably be used; (ii) Farm Economics and Management: where appropriate, the loss of agricultural land will be assessed against its effect on the integrity and viability of a farm holding. Planning applications for the development of agricultural land must be accompanied by an assessment of the agricultural gradings of the land made by the Ministry of Agriculture, or an independent expert approved by the Council. The re-use of farm buildings will be governed by Policy 77 (Re-use and adaptation of buildings in the Green Belt) and Policy 89 (New uses for historic agricultural buildings).

Forestry and Woodlands

Proposals for development which would result in the loss of significant woodland or trees will normally be resisted. The Council will support the Forestry Commission, the County Council and other agencies to encourage the planting and maintenance of woodlands of appropriate species, particularly in the Landscape Development Area (see Policy 105) and other locations where the amenity and ecology of the countryside and the objectives of the Green Belt would be enhanced. The Council will seek to minimise the impact of clear felling in visually sensitive areas. The Council will encourage the proper management of existing woodlands in the interests of timber production, ecology, recreation and amenity.

Landscape Conservation

The Council will seek to preserve and enhance the quality of landscape throughout the District. The following landscape conservation areas are partly within the District as shown on the Proposals Map: LANDSCAPE CONSERVATION AREAS REF. PROPOSALS LOCATION MAP SHEET LCA.1 1,2,3 Upper Lea Valley, Childwickbury and Gorhambury LCA.2 4 Shenley Ridge In these areas, the Council will not grant permission for any development that would adversely affect the high landscape quality. Permission will be granted only for development proposals which pay regard to the setting, siting, design and external appearance. Landscape improvements will normally be required when development is permitted.

Landscape Development and Improvement

The District Council will promote and seek to secure landscape creation, improvement and enhancement throughout the Green Belt countryside. Priority will be given generally to the urban fringe and particularly in the Landscape Development Area shown on the Proposals Map (Sheets I, 3, 4, L and F). Leisure and tourist developments appropriate to the Green Belt will be encouraged if proposals will enhance the quality and appearance of the Landscape Development Area (see Policies 91, 96, 99, 101, 106, 143 and 143A).

Nature Conservation

The Council will take account of ecological factors when considering planning applications and will refuse proposals which could adversely affect: (i) Sites of Special Scientific Interest (ii) Nature Reserves (iii) other sites of wildlife, geological or geomorphological importance; (iv) any site supporting species protected by the Wildlife and Countryside Act 1981; (v) the natural regime of either surface or ground waters in river valleys and their wetlands. If planning permission is granted for development which could affect a site of conservation interest, it will normally be subject to conditions aimed at protecting the special features of the site. The Council will also seek a Section 106 Agreement to ensure the appropriate management of the site.

ST. ALBANS CITY CENTRE, ENVIRONMENTAL ENHANCEMENT MEASURES

In conjunction with the County Council and the private sector, following public consultation and traffic regulation orders, the District Council proposes to restrict traffic and enhance the environment in the following locations shown on the Inset Map: REF. LOCATION EE.1 St. Peters Street western service road/Market Place/Upper Dagnall Street (east)/Spencer Street (east) EE.2 George Street Chequer Street may later become an environmental enhancement area as part of the long-term Transportation Plan for the City (see Project 1).

Land Use Proposals Within the Upper Colne Valley

In order to provide for visual and ecological improvement of the Upper Colne Valley (see Figure 21), to accommodate pressures for leisure development and to promote the enjoyment of the countryside, the Council will encourage uses as follows on the sites listed below and shown on the Proposals Map: UCV.1 - Land south of Park Street Roundabout: (i) Low and medium intensity (Type B) leisure uses (Policies 91 and 96); (ii) gypsy caravan site to be retained or relocated; (iii) comprehensive scheme required for whole site; (iv) investigation of ground contamination required; (v) planning brief to be prepared, which will include measures to deal with contamination, if necessary; (vi) extensive landscaping required. UCV.2 - "Moor Mill" land between Frogmore and M25: Low or medium intensity (Type B) leisure use of a quiet nature, including nature conservation and public open space with extensive landscaping. UCV.3 - Radlett Aerodrome: Low and medium intensity leisure uses (see Policies 91 and 96) including water sports. Extensive landscaping required. UCV.5 - Land at Napsbury Lane, St. Albans: Low and medium intensity (Type B) leisure uses compatible with the amenity of nearby residential uses. UCV.6 - Birklands playing field, Birklands Lane, St. Albans: Public open space if vacated by Hertfordshire County Council. UCV.7 - Land at London Road, St. Albans: Landscaped amenity area if ceases to be farmed. UCV.8 - Harper Lane Quarry complex, Colney Street: Agriculture and nature conservation and low/medium intensity leisure (see Policies 91 and 96) on part of this large area. Other long-term uses to be decided. UCV.9 - Land east of Colney Heath Lane, Smallford: Low and medium intensity (Type B) leisure uses compatible with the nature conservation and ecological interest of the site. UCV.10 - Tyttenhanger, Colney Heath: Water sports and country park mainly within Hertsmere Borough. UCV.11 - Land at the Pastoral Centre, London Colney: Agriculture or forestry.

Watling Chase Community Forest

The District Council will support the establishment of the Watling Chase Community Forest in the general location indicated on Figure 21A. Within the Community Forest, the Council will welcome detailed proposals for the purposes of landscape conservation, recreation, nature conservation and timber production. Proposals should be consistent with Green Belt policy (Policy 1) and the other policies in this Plan, particularly Policies 91, 96, 103 and 106.

GARDEN NURSERIES IN THE GREEN BELT

(i) Extensions to existing garden nurseries will be assessed against the following criteria: a) buildings, glasshouses, other structures and sales areas shall: be restricted to one storey in height and modest in scale; be well related to existing buildings; not detract from the generally open nature of the Green Belt. Well landscaped parking must be provided. b) garden nurseries may sell only goods grown on the site and direct aids to growing plants such as peat, flowerpots and garden tools. (ii) New garden nurseries may be permitted if: a) the proposal is acceptable in traffic and environmental terms. In particular, Policies 102-106 in the Countryside chapter shall be compiled with; b) the criteria for extensions to existing garden nurseries (see (i) above) shall be complied with.

GREEN SPACE WITHIN SETTLEMENTS

In determining planning applications for development of green space within towns and specified settlements as defined in Policy 2, the Council will consider whether: (i) the land should be retained in open use or suitable replacement land and facilities can be provided elsewhere, because there is or would be a deficiency of open space in the area. If replacement sports pitches are to be provided, they must be laid out and playable before the existing site is vacated; (ii) the proposed development would destroy the character of any remaining urban green space, or the environment of the surrounding area, or the strategic function of any open land with which the site is associated; (iii) wildlife conservation has been provided for in the design and landscaping of the proposed development; (iv) the integrity and value of green chains such as watercourses and disused railway lines are maintained and whether there are opportunities to strengthen such chains. In addition, proposals must comply with the other policies in this Plan and in particular with Policies 74, 85, 95 and 106.

NOISE GENERATING USES

The District Council will require that all development proposals (including roads, industry, airports and other noise generating uses) are planned so as to minimise the impact of noise nuisance both during and after development. Where acceptable levels cannot be achieved, the proposed development will not normally be permitted.

IMPACT OF ROAD TRAFFIC NOISE ON HOUSING

Planning permission will not normally be granted for development which fails to meet the following criteria: (i) the housing layout, landscaping and acoustic screenings shall be designed so that a reasonable part of the garden of each dwelling is not subject to a noise level above 65 dB (A) on the L10 18 hours (6 am. - midnight) scale. (The L10 index represents the sound level which is exceeded for 10% of the time); (ii) if in existing built-up areas practical or economic problems make it impossible to achieve (i) above, then the tolerable limit of 68 dB (A) using the LIO index on the 18 hour scale may be accepted; (iii) all dwellings shall be designed to achieve an internal noise level not exceeding 40 dB (A) on the L10 index. Where appropriate, planning conditions will be imposed to restrict noise to specified levels.

FLOODING AND RIVER CATCHMENT MANAGEMENT

The Council will consult with the National Rivers Authority on all matters likely to affect the water environment in order to reduce the risk of flooding and to ensure proper management of the river catchment. The following principles will apply: (i) in areas liable to flood, development or the intensification of existing development, will not normally be permitted. Appropriate flood protection will generally be required where the redevelopment of existing developed areas is permitted in areas at risk from flooding; (ii) where appropriate, a condition will be attached to planning permissions to ensure that strips are provided alongside 'main river' watercourses and kept free of development in order to allow access for dredging and discretionary maintenance; (iii) all works in, under, over and adjacent to watercourses shall be appropriately designed and implemented and alternatives to culverting should be explored where possible; (iv) proposals shall not increase flood risk in areas downstream due to additional surface water runoff. If development is permitted, it must include appropriate surface water runoff control measures.

NEW AREAS OF PUBLIC OPEN SPACE

The following sites have been allocated as public open spaces on the Proposals Map: SITE REF. | PROPOSALS MAP SHEET | LOCATION | PROPOSALS | AREA FOR PUBLIC OPEN SPACE (Hectares) OS.1 | 1 | Batford Open Space, Harpenden | Informal recreation | 1.64 OS.2 | 1 | Crabtree Fields, Aldwickbury Lane, Harpenden | Sport and informal recreation | 4.78 OS.2A | 1 | Hillbury Farm, Dunstable Road, Redbourn | Sport and informal recreation | 4.20 OS.3 | 3 | Oster Hills, St. Albans | Informal recreation | 0.40 OS.4 | 3 | Broad Acre, Bricket Wood | Informal recreation | 0.81 OS.5 | 3 | Newlyn Close, Bricket Wood | Informal recreation | 0.52 OS.6 | 4 & 2 | Jersey Farm Open Space (western part), St. Albans | Informal recreation | 22.55 OS.7 | 1 | Napsbury Hospital (part), London Colney | Parkland/Arboretum | To be determined. See Policy 139. OS.8 | 1 | adjacent Morris recreation ground, London Colney | Sport | To be determined. See Policy 142A.

MEDIUM INTENSITY LEISURE USES IN THE GREEN BELT

Medium intensity leisure uses in the Green Belt will normally be restricted to "Type B" uses (see paragraph 10.4 (ii)) and areas other than Landscape Conservation Areas (see Policy 104 and Figure 14). Within Landscape Conservation Areas, Type B uses will normally be permitted if they conform to Policy 104. Where possible, redundant land and buildings should be used. In very special circumstances, permission may be granted for the construction of small ancillary buildings, unobtrusive spectator accommodation, or other essential facilities. Access arrangements must be consistent with Policy 34, particularly point (vii) concerning local rural roads. In addition, the following criteria also apply: (i) Golf Courses: these shall respect existing landform, landscape and habitats. Provision shall be made for new planting and habitat creation, and wherever possible new safe routes shall be created which increase public access to the countryside. Planning applications should be accompanied by a feasibility report on the environmental impact and accommodation requirements of the proposal, so that the type, scale and particular needs of the proposal can be assessed against Green Belt objectives. Golf courses permitted shall be subject to conditions controlling the layout of the course and stating that planning permission will be required for any amendment to the course layout; (ii) Riding Stables: in order to minimise conflicts between riders and other road users, stables should be located close to existing bridleways or include off-road routes over which the proprietor has control; (iii) Motor Sports and other Noisy Recreational Activities: activities such as motor sports, motorbike scrambling, clay pigeon shooting and war games shall be located with special care. Proposals shall not be visually intrusive, detrimental to the amenity of residential property, impinge upon ecologically sensitive areas or present a hazard to the users of highways, public rights of way or cycleways; (iv) Water Sports: in order to meet the need for outdoor watersports, opportunities to create new water features shall be investigated (e.g. as part of afteruse schemes for aggregate workings).

Scheduled Ancient Monuments

Planning applications for development which would adversely affect a Scheduled Ancient Monument, as defined on the Proposals Map and listed below, will be refused on archaeological grounds unless prior scheduled monument consent has been obtained from the Secretary of State for the Environment. If scheduled monument consent has been granted, the District Council will seek to preserve the amenity of ancient monuments by resisting proposals within scheduled areas which would detract from their character.

Archaeological Sites for Local Preservation

Planning permission will not be granted for development which would adversely affect the remains within, or the character of, the sites for local preservation as defined on the Proposals Map and listed below. Development may be permitted in exceptional circumstances, following evaluation, if the Council is satisfied that important remains would not be destroyed or the character of the site adversely affected. The evaluation, which may involve limited excavation or other work (eg. geophysical survey) is to be carried out by the Council or an archaeologist approved by the Council. Planning permissions will normally be subject to conditions requiring facilities for the Council to record remains by excavation in advance of construction and/or during construction. Voluntary agreements will be sought (e.g. under Section 106) to cover the cost of work, including any initial evaluation, and to ensure that finds made during the course of such work are donated to the Council. Voluntary agreements will also be sought to ensure the continued preservation and management of important remains.

Archaeological Sites Where Planning Permissions May Be Subject to a Recording Condition

Within the sites listed below and defined on the Proposals Map, the District Council will not normally refuse planning applications on archaeological grounds. However, following evaluation, planning permissions may be subjected to a condition requiring facilities for the Council to record remains by excavation in advance of construction and/or during construction. The evaluation, which may involve limited excavation or other work (eg. geophysical survey), is to be carried out by the Council or an archaeologist approved by the Council. Voluntary agreements will be sought (e.g. under Section 106) to cover the cost of work, including any initial evaluation, and to ensure that finds made during the course of such work are donated to the Council.

Development in Conservation Areas

The areas listed below and shown on the Proposals Map are designated as conservation areas. The Council will pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas when exercising any of its planning functions. Within conservation areas the District Council will normally require detailed plans and drawings which show the proposed development in its setting, and on outline applications will make full use of Article 7 of the General Development Order where necessary. Planning applications and applications for conservation area consent within a conservation area will be considered in the light of the following: (i) Design of Development - Permission will be granted only where a high standard of design is achieved and the proposal enhances or preserves the appearance of the conservation area. Development must be sympathetic to its surroundings and to the conservation area as a whole. In particular, development must be designed to take account of the following factors: a) The existing building line - shall be respected and development shall not detract from the setting of nearby existing buildings; b) Form and density - shall have regard to the surroundings and the existing balance of buildings and landscape; c) Materials - shall be good quality, normally traditional and natural, with acceptable long-term weathering characteristics and compatible with those in the vicinity. Planning permissions will normally be subject to a condition requiring submission and approval of materials prior to commencement of work. For prominent buildings, sample brick panels, displaying the chosen mortar and joint will normally be required; d) Window to wall ratios - need to be appropriate and related to the adjacent street scene; e) Extensions - shall normally be designed to leave the original building form predominant and the form of the original roof shall normally be extended or repeated; f) Height, roofscape and skyline - shall be appropriate to the locality and street scene generally and in St. Albans shall be acceptable in terms of Policy 114. Pitched roofs are normally required; g) Features and relief - of building facades shall complement and enhance the overall street frontage; h) Car Parking and servicing - shall not detract from the street scene; i) Healthy trees - shall not normally be felled, topped, lopped, have their root systems seriously affected, or be endangered by construction work or underground services. In addition, buildings shall not be sited where they are likely to justify future requests for tree felling or surgery for reasons of safety, excessive shading, nuisance or structural damage; (ii) Demolition - in considering applications for consent to demolish, the Council will have regard to the effects of demolition on the building's surroundings and on the conservation area as a whole. In addition: a) proposals to demolish listed buildings in a conservation area will be assessed against Policy 86; b) proposals to demolish unlisted buildings which singly or as part of a group contribute positively to the character or appearance and historic or architectural interest of a conservation area will be assessed against Policy 87 (Locally Listed Buildings); c) where a building makes little or no contribution, conservation area consent to demolish will not be given unless there are acceptable and detailed plans for redevelopment. Where redevelopment is approved, conservation area consent will normally be subject to a condition requiring that a contract for the works must be completed before demolition commences; (iii) Surfacing materials and street furniture - where appropriate, must be considered as part of planning applications and shown on drawings. Existing pavements and stone kerbs affected by development must be reinstated, and surfacing materials in new development must be compatible. The Council will encourage retention of light columns, railings and other historic townscape features.

Buildings of Special Architectural or Historic Interest

(i) In considering any application for listed building consent for the demolition, alteration or extension of a listed building (and also any application for planning permission for development which affects a listed building or its setting), the Council will have special regard to the desirability of preserving the building or its setting or any features of architectural or historic interest which it possesses; (ii) listed buildings should be preserved unless exceptional circumstances exist and consent to demolish will be given only where every effort has been made to continue the present use or find alternative uses and where there are also acceptable and detailed plans for redevelopment (see also Policy 88); (iii) applications will also be assessed against the following and the guidance in Appendix iv of the Department of the Environment Circular 8/87 (or successive Government advice): a) alterations involving the removal, obliteration or encasing of internal or external features which are of architectural or historic interest, or involving detriment to their context or integrity, will not be permitted in the absence of exceptional circumstances; b) alterations involving the addition of new features (including openings) which would be detrimental to the internal or external character or appearance of the building, or to the context of features or interest, will be permitted only in exceptional circumstances; c) removal of features with intrinsic interest and their replacement with replicas will not be permitted unless the original is incapable of repair; d) replacement of historic windows with those of a different style, material, method of opening or detailing will not be permitted unless the windows sought to be inserted are of a more historically correct and appropriate pattern than the existing windows and would enhance the building; e) painting or covering of the exterior or interior will not be permitted where it would obliterate features of interest, alter the proportions or balance of a building or unity of a group, make unsuitable emphasis of features, or be inappropriate or detrimental in terms of chemical composition, colour or texture; f) cleaning methods such as sand blasting or chemical cleaning which would damage the fabric or would be detrimental to its appearance or interest will not be permitted; g) extensions or new curtilage buildings which dominate or mask the form or appearance of the original, unbalance or otherwise detract from the listed building by reason of their scale, materials, siting or design, or conceal, obliterate or require removal of important features of the listed building will not be permitted in the absence of exceptional circumstances; h) rooflights and dormers will not normally be permitted on front or main elevations; they may be permitted to the rear or on side elevations provided that they do not harm the character or appearance of the building.

Locally Listed Buildings

Conservation area consent for the demolition of a locally listed building (or where Project 9 has not been completed, a building that the Council considers worthy of local listing), will not be granted unless either points (i) and (iii) or points (ii) and (iii) below apply: (i) the Council is satisfied that the applicants have demonstrated that the viability of alternative uses for the buildings has been fully explored (including the possibility of sale to an alternative user) and that the building cannot at reasonable expense be retained; (ii) substantial planning benefits to the community will decisively outweigh the loss resulting from demolition; (iii) there are acceptable and detailed plans for any redevelopment which show what is to be substituted and how it will fit into the area. Planning permission will not be granted for alterations and extensions unless features of architectural or historic interest are preserved and Policy 85 is complied with.

New Uses for Historic Buildings

(i) The District Council may grant planning permission in appropriate circumstances for new uses for statutorily listed buildings or other buildings of historic interest, especially those which have been empty for a considerable time or are under-used or threatened with demolition; (ii) where a new use involves alterations or extensions, details of these requirements should be submitted in order that the implications of the change of use can be properly assessed. Proposals must preserve the special character of the buildings; (iii) when there is a conflict between planning policies and a proposed change of use, the District Council may relax the policies in exceptional circumstances if this will best preserve the special character of the building and give it a new lease of life; (iv) where planning permission is granted, it will be subject to a condition, where appropriate, to remove permitted development rights for extensions.

NEW USES FOR HISTORIC AGRICULTURAL BUILDINGS

Where an historic agricultural building is of architectural or historic interest, a change of use from agriculture will not be permitted unless Policy 77 is complied with and: (i) the proposal would enable the conservation of the building; (ii) internal or external alterations necessary to accommodate the proposed use are respectful of the building's design and character. Particular regard will be paid to the preservation of the following aspects of the character and structure - external appearance, minimal wall openings, uninterrupted roofscape, materials, internal volume, and timber framing; (iii) the setting of the historic building is preserved. Residential use of barns will be permitted only in exceptional circumstances.

Loss of Residential Accommodation

Proposals which would result in a net loss of dwellings through demolition, or the loss of part or all of a dwelling by a change of use will normally be resisted. Exceptions to this policy may be made in the following circumstances: (i) where necessary to implement other site specific proposals in this Plan; (ii) the loss of an ancillary dwelling may be permitted if it can be demonstrated that a separate entrance cannot be provided; (iii) the loss of part of a dwelling or ancillary dwelling by change of use may be permitted if: a) most of the property will remain in residential use and will continue to function as a viable dwelling unit; and b) the proposal does not prevent the possible conversion of the dwelling into two or more self-contained dwellings; (iv) medical, educational, religious or other uses serving the local community may be permitted where compatible with the environment of the area and where suitable non-residential properties or sites for new buildings are not available; (v) conversion of dwellings to residential hostels and institutions or bed and breakfast/guest house/hotel accommodation may be permitted subject to Policies 62 and 99; (vi) if it is impractical to retain an existing dwelling because satisfactory and viable living conditions cannot be created; (vii) where there are overriding planning advantages which justify the loss of the dwelling.

Residential Conversion

A. Within towns and specified settlements (see Policy 2). Proposals for the sub-division of existing dwellings and conversion of non-residential buildings to residential use shall meet the standards expected for new housing (see Policy 70). In particular the following criteria shall be complied with: (i) the cumulative effect of conversions must not harm the character and amenity of the surrounding area; (ii) satisfactory living conditions shall be created, in particular: a) each dwelling shall be self contained; b) measures shall be taken to minimise noise between adjoining units. Planning permissions may be subject to a condition requiring soundproofing; c) there should normally be access to a private or shared garden (see Policy 70, point ix); (iii) car parking provision in accordance with the residential car parking standards in Policies 40 and 43. Particular attention will be given to the loss of garden space and the visual effect of car parking within the site and potential noise disturbance to adjoining properties; (iv) extensions proposed as part of a conversion scheme will not normally be permitted unless the proposal accords with Policy 72 (extensions in residential areas). B. Within the Metropolitan Green Belt (including Green Belt settlements), Criteria (i) - (iv) above and the following criteria shall be complied with: (i) if an existing dwelling is to be subdivided, any extension proposed will be assessed against Policy 13 (extension or replacement of dwellings in the Green Belt); (ii) the conversion of a non-residential building to residential use will not be permitted unless the development can be justified in terms of Policy 77 (re-use of buildings in the Green Belt), Policy 88 (new uses for historic buildings) or Policy 89 (new uses for historic agricultural buildings). If any planning permission is granted, a condition may be imposed to limit the possibilities for future extensions.

Accommodation for Relatives, Dependants or Staff

Within towns and specified settlements (see Policy 2). Planning permission for the provision of accommodation within the curtilage of a dwelling for occupation by aged or infirm relatives or dependants or by staff will normally be permitted provided: (i) the accommodation forms an extension to the main dwelling; (ii) primary pedestrian access to the extension is through the main dwelling (although an independent garden/secondary access may be permitted); (iii) the proposals comply with Policy 72 (extensions in residential areas). Where planning permission is granted and the precise use of the extension is not specified in the permission itself, a planning condition will be imposed to ensure that the extension shall not be occupied as a self-contained dwelling. A physically separate new dwelling will not normally be permitted unless the Council's general policy for new housing development is complied with (see Policy 70). Within the Green Belt (including Green Belt settlements), Separate dwellings for relatives, dependants or staff will not normally be permitted and extensions to existing dwellings will be considered under Policy 13. Special Personal Circumstances, Throughout the District, in accordance with Government advice, special personal circumstances will not be taken into account unless the issues are finely balanced.

Extension or Replacement of Dwellings in the Green Belt

Any extended or replacement dwelling shall be modest in scale and visually well integrated with its rural surroundings and shall not harm the ecology, natural beauty and amenity of the countryside or nearby dwellings. (i) Extensions to houses in the Green Belt including garages or outbuildings may be permitted unless the scale or visual impact upon the building as originally constructed (or as existing at 1 July 1948 if constructed before that date), would create a building of significantly larger or different character; (ii) Replacement of existing dwellings in the Green Belt or dwellings which have been demolished or destroyed will normally be permitted provided: a) the new dwelling occupies the site of the original dwelling or is located as close to the original dwelling as possible. A condition will normally be imposed requiring the old dwelling to be demolished and the materials removed from the site. In special circumstances the Council may permit a replacement dwelling in a different position, if this would improve the visual openness of the countryside or achieve some other acknowledged planning objective; b) evidence is given that a demolished or destroyed dwelling was occupied within three years preceding the application; c) the new dwelling is similar in character and size to the existing, demolished or destroyed dwelling, plus any extension that could have been permitted under point (i) of this policy; d) that the proposed dwelling is not a replacement for a temporary dwelling or a dwelling constructed of short-life materials (see Policy 18). Furthermore, despite point (i) above, there will be a presumption against any extensions and incidental buildings being permitted.

HOUSING PRIORITY AREAS

The District Council will protect and enhance the residential character of the following Housing Priority Areas as shown on the Inset Map: HPA.1 Albion Road HPA.2 Brampton Road HPA.3 Castle Road HPA.4 Cambridge Road The introduction, intensification or extension of industrial/office uses will not normally be permitted within these areas. All other non-residential uses will be assessed under Policy 9 (non-residential uses within residential areas).

Hill End and Cell Barnes Hospitals Redevelopment

Proposals for the re-use and redevelopment of land and buildings at Hill End and Cell Barnes Hospitals, as defined on the Fleetville Inset Map, will be considered in the light of the guidance in Department of the Environment Circular 12/91. The District Council is satisfied that Guidelines (a) and (b) of Circular 12/91 have been met, and are pursuing a mixed re-use and redevelopment of the site. The District Council has co-operated with the Health Authority in preparing a Planning Brief for the site, which outlines the nature of the proposals and how they are to be implemented. The Planning Brief will be incorporated within a Planning Agreement with the Health Authority and will form the basis for determining any applications. The following principles were taken into account in the preparation of the Planning Brief: (i) Replacement Floorspace Where existing buildings are unsuitable for conversion, the aim in any redevelopment should be that the impact on the Green Belt is no greater than that of the existing development. The new buildings should not normally occupy a larger area of the site nor exceed the height of the existing buildings. The impact on the Green Belt of the character and dispersal of new buildings will be assessed; (ii) Buildings to be Retained The following buildings are considered by the District Council to be of architectural and historic interest and worthy of retention and conversion: Hill End Hospital Alexander and Anderson Wards Anson and St. Albans Wards Chapel Doctors residence Main entrance Cell Barnes Hospital Nursing Home (original house) Any use compatible with adjoining development as proposed in the planning brief should be considered. (iii) Land Uses In determining the mix of land uses for the site, the need for the viability of the following facilities should be considered and, where justified, accommodated within the site layout: a) Health Authority Use - land and buildings to be retained by the Health Authority shall be defined; b) Housing - re-use of the site for housing development is preferred. Such provision will count towards the 1986-2001 housing supply figure of 7,200 in Policy 3. A mix and balance of house types will be sought to meet a range of housing needs and a quota of affordable housing will be negotiated in accordance with Policy 7A; c) Shopping and Community Facilities - local shopping centre; recreation centre including sports hall, bar and community rooms; general practitioners' clinic; other facilities may be provided, such as a public house, arts centre, play groups or meeting hall; d) Primary School; e) Public Open Space - As stated in (i) above, new buildings shall not normally occupy a larger area of the site than the existing buildings. Thus, in order to preserve the amenity of the area, those parts of the site that are not retained or redeveloped shall remain open and be used for public open space purposes. Children's play areas will be provided within the housing areas according with the Council's standards (see paragraphs 10.12 and 10.13). Further allotments could be provided on the Council allotment site at Hill End should the demand arise; (iv) Landscape An important aim is to enhance the amenity value of the site as a whole. Important trees on the site shall be retained as shown by the tree preservation order. The location of new buildings shall be decided having regard to the main features of the landscape and the need to integrate new development with its surroundings. A new landscape "buffer" shall be provided around the southern and eastern edges of the new development in order to form a well-defined boundary between future housing and the countryside. New structure planting shall also be provided within the site and existing planting along Hill End Lane shall be supplemented. Opportunities for landscape improvement through the Community Forest initiative will also be investigated (see Policy 143A); (v) Road Network Necessary improvements to the road network for the development will need to be agreed with the highway authorities concerned. Planning permission will not be granted before a planning agreement is concluded to provide the necessary improvements. The possibility of protecting an alignment for a St. Albans eastern by-pass through or to the east of the hospitals site will be taken into account. The need for such a by-pass will be considered in the St. Albans Transportation Study (see Project I). Such consideration will be a separate issue which will not delay development of the hospitals site. The proposed highway network will provide a new link to London Road and a connection to Hatfield Road via the existing highway with improvements where necessary. A new link(s) to Drakes Drive may be needed if an overall traffic benefit is demonstrated. Other off-site highway works will include the junction improvement schemes in Policy 134. Provision shall be made for a footpath/cycleway through the site as an extension to the partially completed cycleway through the Camp housing area (see Policy 136).

Napsbury Hospital Redevelopment

Proposals for the re-use and redevelopment of redundant land and buildings at Napsbury Hospital will be considered in the light of the guidance in Department of the Environment Circular 12/91. Proposals for partial redevelopment shall be put forward in the context of comprehensive, long-term plans for the site as a whole. The District Council is pursuing a mixture of conversion and redevelopment in the context of guidelines (b) and (c) of Circular 12/91. The District Council will co-operate with the Health Authority in the preparation of a Planning Brief for the site, outlining the nature of the proposals and how they are to be implemented. The Planning Brief will be incorporated within the Planning Agreement with the Health Authority and will form the basis for determining any planning applications. The following principles will be taken into account in the preparation of the Planning Brief: (i) Replacement Floorspace The impact of any redevelopment on the Green Belt shall be no greater than that of the existing development. The new buildings shall not normally occupy a larger area of the site nor exceed the height of the existing buildings. An assessment will be made of the impact of the character and dispersal of new dwellings on the Green Belt and the existing landscape; (ii) Buildings to be Retained The following buildings are considered by the District Council to be of architectural and historic interest and worthy of retention and conversion: West Hospital Administrative Block and Clock Tower Water Tower Forsythia and Fir West Hall Hawthorn and Hornbeam Fast Hospital Central/Front Administrative Building East Hall Arbutus, Azalea, Beech and Blackthorn Wards Orchard House Shenley Lane Lodge Any use compatible with adjoining development as proposed in the Planning Brief should be considered; (iii) Land Uses The predominant use of the site will be for housing and the Council will seek to negotiate an element of affordable housing in accordance with Policy 7A. In addition, the following mix of uses will also be considered commensurate with the capacity of the site in environmental and highway terms and guideline (c) of Circular 12/91: a) Health Authority Use - Land and buildings to be retained by the Health Authority shall be defined; b) Employment Use - Provision for Class B1 uses including accommodation for small firms. The re-use of retained buildings should be investigated (see (ii) above); c) Hotel - The feasibility of an hotel shall be considered, to meet business and tourist visitor needs. The re-use of a retained building should be investigated (see (ii) above); d) Leisure and Recreation - Leisure facilities shall be provided in the proposed Community Forest area (see e) below); e) Landscape and Public Access - The site and land to the north and south is within the designated Landscape Development Area (see Policy 105). An important aim is to enhance the amenity value of the site as a whole. Mature trees shall be retained and a tree preservation order will be prepared as part of the planning brief. The environs of the buildings shall be used for Community Forest purposes (see Policy 143A) and will require substantial phased tree planting at an early stage by planning condition or legal agreement. Landscape screening of any new development will be required, particularly from London Colney, the A414 and the railway line. Proposals shall take into account the need to facilitate public access and opportunities will be taken to provide footpath/cycleways including recreational routes. (iv) Highway Network The overall type and scale of development must be capable of being accommodated within the capacity of the existing road network, subject to minor improvements which will need to be agreed with the Highway Authorities concerned. Planning permission will not be granted before a planning agreement is concluded to provide the necessary improvements. The traffic impact upon Shenley Lane, London Colney and residential roads in London Colney and southern St. Albans and the environmental effects upon the Metropolitan Green Belt must be minimised. Traffic management/calming measures between London Colney High Street and Shenley Lane are to be achieved by legal agreement. The highway network should also be designed in a manner that allows for the possible future construction of a new railway station close to the old Napsbury Halt.

Agricultural Workers, Permanent New Dwellings

Within the Metropolitan Green Belt, the Council will assess applications for agricultural workers' dwellings against the following criteria: (i) a functional test will be necessary in all cases to establish whether it is essential for the proper functioning of the enterprise for one or more workers to be readily available at most times. The Council will consider not only the existing requirements of an enterprise but also its likely future requirements, provided there is clear evidence of a firm intention and ability to develop the farming business concerned; (ii) a financial test may also be applied in cases where a functional test is not conclusive. The purpose of a financial test is to provide further evidence of the genuineness of stated intentions to engage in farming or the size of dwelling which the unit can sustain. Such tests will be used to determine whether an existing business is financially sound or whether a proposed business has been planned on a sound financial basis; (iii) a new dwelling will not be permitted if an existing dwelling or building in the neighbourhood could be used instead; (iv) the size of a new dwelling must not be unnecessarily large in relation to the functional requirement established for the enterprise; (v) any new dwelling should be well related to farm buildings or other dwellings. The siting and appearance should not harm the ecology, natural beauty or amenity of the countryside. Landscaping will normally be required. Where planning permission is granted, it will be subject to a condition to secure the continued occupation of the dwelling by a person or persons principally employed in agriculture or, if no longer in full time employment, who were last so employed locally, and the dependants and/or surviving spouse of such a person. Furthermore, despite point (i) of Policy 13, there will be a presumption against any extensions and incidental buildings being permitted.

AGRICULTURAL WORKERS' DWELLINGS, REMOVAL OF AGRICULTURAL OCCUPANCY CONDITIONS

The Council will not agree to remove an agricultural occupancy condition (as described in the penultimate paragraph of Policy 14) unless: (i) the original agricultural need for the dwelling will no longer arise; and (ii) the dwelling has been unsuccessfully offered for sale to meet other agricultural needs, at a price which reflects the restriction imposed by the agricultural occupancy condition.

AGRICULTURAL WORKERS' TEMPORARY ACCOMMODATION

The Council will not permit the temporary use of a caravan, mobile home or demountable dwelling in the Metropolitan Green Belt unless: (i) there is evidence of need in relation to the tests in Policy 14 (criteria (i) and (ii)), but this evidence is not sufficiently conclusive to justify a permanent new dwelling; (ii) criteria (iii) - (v) in Policy 14 are complied with. Where planning permission is granted, it will be subject to the following conditions: a) to restrict the length of the temporary permission, normally to a period of two or three years; b) to control occupancy in accordance with the penultimate paragraph in Policy 14. Applications to renew a temporary permission will normally be refused. However, the replacement of a temporary dwelling by a permanent new dwelling may be permitted if conclusive justification exists in relation to criteria (i) and (ii) in Policy 14.

ANCILLARY DWELLINGS IN THE GREEN BELT

The Council will not grant permission for a dwelling ancillary to an activity acceptable within the Green Belt (see Policy 1) unless very special circumstances can be demonstrated. The following criteria will apply: (i) it must be shown that it is essential for someone to live on the site or nearby and that an existing dwelling or building cannot be used; (ii) new dwellings shall be modest in size and related to the reasonable needs of the occupier; (iii) the siting and appearance shall not adversely affect nearby residents or the ecology, natural beauty or amenity of the countryside. Landscaping will normally be required. Where permission is granted it will be subject to a condition in order to: a) secure the continued occupation of the dwelling by a person or persons employed on the site; b) remove permitted development rights for extensions and incidental buildings. Furthermore, despite point (i) of Policy 13, there will be a presumption against any extensions and incidental buildings being permitted.

RESIDENTIAL CARAVANS, MOBILE HOMES AND DWELLINGS CONSTRUCTED OF SHORT-LIFE MATERIALS

(i) Existing locations with permanent planning permission a) the replacement of an existing caravan, mobile home or short-life dwelling by a new one of similar size and type will normally be permitted; b) the replacement of an existing caravan, mobile home or short-life dwelling by a permanent dwelling will be permitted only in towns and specified settlements (see Policy 2), and only if proposals comply with Policy 70; (ii) Further proposals for permanent planning permission - such proposals will not normally be permitted; (iii) Temporary permission - applications will be assessed against the following guidelines: a) Overriding need. Permission will not normally be granted unless there is a need for a caravan or mobile home on a temporary basis; b) The temporary period should be finite and there must be little or no likelihood that there will be pressure to renew the permission for a further temporary period. If repeated temporary period permissions are envisaged, then applicants will normally be requested to submit an application for a permanent dwelling; c) In the Metropolitan Green Belt - siting and appearance of the caravan or mobile home must not harm the ecology, natural beauty or amenity of the countryside; d) Agricultural workers' accommodation - proposals will be assessed against Policy 16.

SETTLEMENT STRATEGY

The District Council will seek to protect and enhance the essential character of existing settlements. Proposals contrary to the policies in the design and environment and the conservation and historic buildings chapters of this Plan (chapters 8 and 9) will not normally be permitted. The Council will have regard not only to the impact of individual developments but also to the cumulative effect. In particular the Council will seek to safeguard: (i) the character of specified settlements and Green Belt settlements (see Policies 5 and 6); (ii) green spaces within settlements (Policy 75); (iii) Conservation areas (Policy 85). The nature and intensity of development acceptable in particular locations will reflect the following settlement hierarchy.

HOUSING LAND SUPPLY 1981-96 AND 1986-2001

The District Council will make provision for the following net dwelling increase (by conversion, redevelopment and new house building): (i) April 1981 - March 1996: 6,400 dwellings. This figure excludes any housing provided at the Hill End/Cell Barnes and Napsbury Hospital sites in accordance with Policies 137 and 139; (ii) April 1986 - March 2001 : 7,200 dwellings. This figure includes housing provided at the Hill End/Cell Barnes and Napsbury Hospital sites. The Council will seek to ensure that a supply of building land is maintained sufficient to enable housing provision to proceed for at least five years at a level consistent with the proposed 1986-2001 dwelling increase. In calculating a five years supply, the Council will have regard to the remaining housing provision in the period to 2001, taking into account completions since 1986.

NEW HOUSING DEVELOPMENT IN TOWNS

Within the towns of Harpenden and St. Albans as defined in Policy 2, there will be a presumption in favour of housing development on: (i) the sites listed in the schedule at the end of this policy and defined on the proposals map. Development on these sites should comply with the Planning Guidelines in the schedule; (ii) other sites where housing is consistent with the policies of this Plan. Residential development will not be permitted if there is a need to retain land in open use (see Policy 75) or if the land is required for another purpose in accordance with this Plan's policies and proposals. Where comprehensive redevelopment is proposed on existing industrial and warehousing sites (except those listed in Policy 20) the Council may require a housing development (see Policy 24). The Council will normally seek to negotiate an element of affordable housing on sites of over 0.4 hectares and on sites of under this size where 15 or more dwellings are proposed (see Policy 7A). Residential design and layout - proposals will be assessed against Policy 70. Schemes for redevelopment in existing residential areas will also be assessed in relation to the cumulative impact of such development on the character and amenity of the area.

Residential Development Parking Standards

Proposals will normally be permitted unless parking does not comply with the following standards: (i) Policy 39 must be complied with, especially criteria (iii) and (ix); (ii) Elderly persons dwellings and residential homes/hostels. See Policy 43; (iii) Location of spaces. a) Allocated spaces must be located within the curtilage of individual dwellings where possible and normally be visible from the dwelling to which it is allocated. A driveway in front of a garage must be at least 5.5 metres long to count as a parking space and allow for opening of garage doors; b) Unallocated spaces shall be provided in smaller groups (usually of no more than 10 spaces) and normally be placed within 25 metres of the entrance to dwellings they serve. These spaces must be well lit and be visible from dwellings in order to discourage parking on the highway. The unallocated spaces shall include 0.25 per dwelling for visitors parking. Where possible, visitors parking spaces shall be provided in lay-bys adjoining a proposed new highway in a form to be adopted by the highway authority; (iv) Extensions to existing dwellings providing potential additional bedrooms and residential conversions. Permission will not normally be permitted unless parking complies with the above standards; (v) Parking Requirements of Affordable Housing. A lower parking requirement will be applied to affordable housing schemes if secure arrangements are made to ensure that the housing will remain "affordable" in perpetuity, rather than just for the initial occupants (see Policies 7A and 8). The extent to which parking standards will be relaxed will depend on the circumstances of the individual site. Once Project 5 (ii) has been carried out, the conclusions arising from this project will also be taken into account; (vi) Review of Parking Standards. The results of the County-wide review of parking standards (see project 5 (i)), will also be taken into account. PARKING STANDARDS TABLE: Dwelling Size (Bedrooms) | Allocated | Unallocated | Total 1 (including bedsits) | 0 or 1 | 0.5 | 1.5 2 | 0, 1, or 2 | 1, 0.5, or 0.5 | 2, 2, or 2.5 3 | 2 | 0.5 | 2.5 4 or more | 3 | 0.5 | 3.5

Loss of Existing Parking Within a Residential Curtilage

Development that would result in the loss of an existing garage, parking space or space with potential for parking will not normally be permitted unless: (i) the standards in Policy 40 are still met; or (ii) replacement parking is provided in an acceptable location within the dwelling's curtilage.

Loss of Residential Off-Street Parking Areas and Garage Courts

The loss of such parking areas will not normally be permitted. When deciding if exceptions should be made to this policy, the Council will take into account whether: (i) sufficient alternative parking exists in the area to meet the standards in Policy 40; (ii) the redevelopment proposed would result in a significant visual improvement; (iii) existing levels of demand by local residents are low and there is good reason to believe that they will remain so; (iv) the site is used to a significant extent for authorised or long-standing commercial uses inappropriate to a residential area.

NEW HOUSING DEVELOPMENT IN SPECIFIED SETTLEMENTS

Within the specified settlements listed in Policy 2, there will be a presumption in favour of housing development on: (i) the sites listed in the schedule at the end of this policy and defined on the Proposals Map. Development on these sites should comply with the Planning Guidelines in the schedule; (ii) other sites where housing is consistent with the policies of this Plan. Residential development will not be permitted if there is a need to retain land in open use (see Policy 75) or if the land is required for another purpose in accordance with this Plan's policies and proposals. Where comprehensive redevelopment is proposed on existing industrial and warehousing sites (except those listed in Policy 20) the Council may require a housing development (see Policy 24). The Council will normally seek to negotiate an element of affordable housing on sites of over 0.4 hectares and on sites of under this size where 15 or more dwellings are proposed (see Policy 7A). Residential design and layout - proposals will be assessed against Policy 70. Within existing residential areas, housing densities on development sites will generally be lower than in towns and proposals must be compatible with the maintenance and enhancement of the settlement's character. In particular, backland development will be refused unless applications comply with Policies 69 and 70. Development on new greenfield sites should respect the density, scale and environmental quality of the character of the settlement to which they are related.

NEW HOUSING DEVELOPMENT IN GREEN BELT SETTLEMENTS

Within the Green Belt settlements listed in Policy 2, housing development will not normally be permitted except for dwellings which are required to meet the local needs of agriculture, forestry, leisure and local services which cannot practically be met in a location outside the Green Belt. Proposals must not detract from the character or setting of the settlement and should be acceptable in terms of Policies 2 and 70. Affordable housing schemes in Green Belt settlements will be assessed against Policy 8.

HOUSES IN MULTIPLE OCCUPATION

Throughout the District, the conversion of existing houses into multiple occupation use will be encouraged as long as proposals are acceptable on environmental, traffic and parking grounds. The conversion of houses in multiple occupation to self contained flats will not normally be permitted unless: (i) existing living conditions are unsatisfactory and cannot easily be improved; or (ii) the existing use causes environmental, traffic or parking problems.

Design and Layout of New Housing

The design of new housing development should have regard to its setting and the character of its surroundings and meet the objectives set out in (i) to (ix) below: (i) Design and layout - massing and siting of buildings shall create safe, attractive spaces of human scale; (ii) Dwelling mix - to cater for a range of needs and provide a variety of layout and appearance, a mix of housing types and sizes will be negotiated on large schemes. Large concentrations of small dwellings should be designed in a manner that avoids domination of public spaces by overbearing hard surfaces and vehicles, and by lack of privacy for ground floor flats; (iii) Roads and footpaths - Policy 34 shall be complied with in a manner that minimises pedestrian/vehicular conflict and is visually attractive; (iv) parking and garaging - the parking/garaging requirements set out in Policies 40 and 43 shall be met without allowing the motor car to dominate public areas; (v) Landscape - proposals shall comply with Policy 74; (vi) Privacy between dwellings - a tolerable level of visual privacy in habitable rooms and, to a lesser extent in private gardens, should be provided. This objective will normally be deemed to have been achieved if the following distances between facing windows to the rear of the dwellings have been achieved: Window to window distance 27 metres with Permanent rear boundary screen 1.8 metres high. A reduced window to window distance of 18 metres may be permitted if the proposed dwelling has no overlooking rear windows on upper floors and will not be overlooked by neighbouring dwellings with such windows. Alternative methods of achieving a tolerable level of visual privacy, through such factors as screening and the disposition of land uses, will normally be acceptable. Suitably increased distances will be required where: a) a feature of the character of the area is greater space between buildings; b) dwellings contain living rooms rather than bedrooms at second storey or above (e.g. blocks of flats); c) relative levels would increase the extent of overlooking. Balconies and first floor conservatories shall not be permitted if privacy of existing adjoining dwellings and private gardens would be prejudiced. Where dwellings are permitted, a condition removing permitted development rights for extensions or for the insertion of new windows will be imposed in locations where overlooking problems might occur; (vii) Privacy between dwelling and rear boundary - so that further development of adjoining land is not compromised if the application site abuts existing residential land or land with potential for residential development, a minimum of half the above distances in (vi) shall normally be attained. Account should be taken of (vi), items a), b) and c) and the fact that there may be alternative methods of achieving privacy objectives; (viii) Orientation - sunlight and daylight requirements as set out in the Building Research Establishment Report 'Site Layout and Planning for Daylight and Sunlight, A Guide to Good Practice' shall normally be achieved; (ix) Amenity space around dwellings - the size of a private garden should reflect the number of persons for which the dwelling has been designed, their likes and dislikes and safe play space for children

Affordable Housing in Towns and Specified Settlements

The District Council's target for affordable housing is to secure at least 200 dwellings per annum through new house building and conversions. In the towns and specified settlements as defined in Policy 2, the Council will therefore normally seek to negotiate an element of affordable housing on sites of over 0.4 hectares and on sites of under this size where 15 or more dwellings are proposed. This applies to the sites listed in the schedules in Policies 4 and 5 and also to other sites that may be brought forward for development. The policy also applies to the Hill End/Cell Barnes and Napsbury Hospital sites (see Policies 137 and 139). Planning applications will be assessed against the following criteria: (i) on each suitable site, the Council will seek to negotiate a proportion of affordable housing based on site and marketing conditions and local housing need; (ii) secure arrangements must be made to ensure that: a) the housing is reserved permanently for people with strong local connections, namely: 1) those who live in the District; 2) those who used to live in the District, but have moved out because of a lack of affordable housing; 3) those who have employment in the District; b) the housing is for sale, rent or equity sharing at a low cost, not only for the initial occupants but also for subsequent occupants. Such arrangements will normally involve a housing association or a landlord approved by the Housing Corporation; or covenants between the original landowner and developer; or agreements under Section 106 of the Town and Country Planning Act 1990 and Section 33 of the Local Government (Miscellaneous Provisions) Act 1982; or planning conditions; (iii) proposals should normally comply with Policy 4 (sites in towns) or Policy 5 (sites in specified settlements) and with Policy 69. Policy 70 also applies with the exception of parking provision, which will be considered under Policy 40, criterion (v) and the results of Project 5. In accordance with Government advice, any housing permitted under this policy will count towards the dwelling increase proposed by Policy 3.

Affordable Housing in the Metropolitan Green Belt

Planning permission for affordable housing for local needs in the Metropolitan Green Belt will be granted only where the following criteria are complied with: (i) evidence must be produced to show that the village or parish concerned has a demonstrable need for low cost housing which cannot be met in a non-Green Belt location; (ii) secure arrangements must be made to ensure that: a) the housing is reserved permanently for people with strong local connections, namely: 1) those who live in the parish; 2) those who used to live in the parish, but have moved out because of a lack of affordable housing; or 3) those who have employment in the parish; b) the housing is affordable, not only for the initial occupants but also for subsequent occupants. Such arrangements will normally involve a housing association or a landlord approved by the Housing Corporation; or covenants between the original landowner and the developer; or agreements under Section 106 of the Town and Country Planning Act 1990 and Section 33 of the Local Government (Miscellaneous Provisions) Act 1982; or planning conditions; (iii) sites shall be within the reasonable physical limits of Green Belt settlements (see Policy 2), in locations dominated by buildings rather than open countryside; (iv) sites must be small in size and shall not normally exceed 0.4 hectares; (v) proposals must not detract from the character and setting of the settlement or harm the ecology, natural beauty and amenity of the countryside. Substantial landscaping will normally be required; (vi) proposals should normally comply with Policy 2. Policy 70 also applies, with the exception of parking provision, which will be considered under Policy 40, criterion (v) and the results of Project 5. The number of dwellings permitted in each parish will be kept under review. In accordance with Government guidance, any housing permitted under this policy will be additional to the dwelling increase proposed by Policy 3.

PUBLIC OPEN SPACE PROVISION IN NEW RESIDENTIAL AREAS

In new residential developments, public open space must be provided in accordance with Policy 70, point (xi). The following sites have been given a combined residential/public open space allocation and planning permission for a residential development will not be granted unless provision is made for the amount and type of public open space specified below. SITE REF. | OTHER REF. | PM | LOCATION | TYPE OF RECREATION FACILITY | AREA FOR PUBLIC OPEN SPACE (ha.) OS.9 | Policy 4, Site RS.9 | 4 | Old Albanians Sports Ground, Beech Bottom, St. Albans | informal recreation and children's playground | 0.77 OS.10 | Policy 4, Site RS.15 | 4 | Newgate Farm, Sandpit Lane, St. Albans | informal recreation and children's playground | 1.06 OS.11 | Policy 4, Site RS.45 | F | Sutton Road Sidings, St. Albans | informal recreation and children's playground | 0.55 OS.12 | Policy 137 | F | Hill End/Cell Barnes, St Albans | children's playgrounds, sports pitches and amenity areas | to be determined. See Policy 137 OS.13 | Policy 4, Site RH.14 | H | Harpenden Lodge, Sun Lane, Harpenden | public gardens | 1.00 In addition, a children's play area (0.4 hectares) should be provided in association with Policy 5 housing site RL.5 (south of Willowside, London Colney). The play area should include a fitted playground and landscaping, and be located within the Green Belt on the field to the west of RL.5.

Substandard Housing

In order to improve substandard dwellings within the District, the Council as Housing Authority will: (i) continue to identify and inspect substandard properties on a planned basis and take action under the Housing Act if necessary to secure repairs or improvements; (ii) continue to offer financial assistance by way of grant aid to landlords, owner occupiers and tenants to repair or improve their properties; (iii) continue to offer grant aid to adapt houses for the disabled in liaison with the County Council Social Services Department; (iv) where multiple occupation is causing problems (see Policy 7), try to persuade landlords to improve conditions or convert to self-contained flats with the financial assistance of grant aid; (v) where properties are occupied by elderly owner occupiers who by reason of age or lack of finance cannot maintain their property, then assistance will be given to arrange for repair or improvement to either an intermediate or full standard, if possible with the help of grant aid.

IMPLEMENTATION

The District Council will expect planning applications for the development of sites to include within them, provision for the infrastructure consequences. Such provisions may include: (i) on-site facilities directly related to the proposed use in the interests of comprehensive planning; (ii) off-site facilities necessary as a result of the development, in order to avoid placing an additional burden on the existing community. Due to local circumstances, it may be necessary in some cases to view individual applications collectively in assessing off-site infrastructure requirements.

GREEN BELT HOSPITAL SITES

The District Council will refuse further new buildings within the grounds of Cell Barnes, Harperbury, Hill End and Napsbury Hospitals unless the proposals are: (i) normally located within the existing complex of hospital buildings and would not result in the outward spread of buildings; (ii) acceptable on access, design, landscaping and siting grounds. Should any of the hospitals become redundant, their future use will be considered under Policy 61.

REDUNDANT HOSPITALS IN THE GREEN BELT, CHANGE OF USE

Proposals for the change of use of redundant hospital land and buildings will be considered in the light of guidance in D.o.E. Circular 12/91. Detailed policy guidance for the following hospitals is contained in Part 3 of the Plan as indicated below: Hill End and Cell Barnes Hospitals, St. Albans - see Policy 137. Napsbury Hospital, London Colney - see Policy 139.

HEALTH CENTRES, DOCTORS AND DENTISTS SURGERIES

The following site is allocated for health centre or doctors/dentists surgery use: REF. PM(1) LOCATION DETAILED GUIDANCE DS.1 2 Marford playing field, Wheathampstead access from Brocket View via Marford Hall car park In addition a general practitioners clinic should be considered within the local shopping centre at the Hill End Hospital site redevelopment scheme (see Policy 137). Surgeries will be encouraged to locate as near as possible to shopping centres which possess a dispensing chemist and adequate car parking. Car parking shall comply with Policy 48.

PRIVATE HEALTH CARE FACILITIES

Proposals to provide health care facilities will be assessed against the following: (i) Within towns and specified settlements (see Policy 2). The proposal shall not be detrimental to the amenity of the surrounding environment in terms of visual impact, design, road access and car parking; (ii) Within the Metropolitan Green Belt (see Policy 1), including Green Belt settlements (Policy 2). Proposals involving a change of use will be assessed against Policy 77. Permission for a change of use will be granted only if it can be demonstrated that no suitable location is available in areas excluded from the Green Belt and the proposal complies with (i) above and one of the following Policies: 61, 66, 77, 88, 89. Extensions shall be modest in size and well related to the existing building. The siting and appearance shall not harm nearby residents or the ecology, natural beauty and amenity of the countryside. Landscaping will normally be required.

DRAINAGE INFRASTRUCTURE

The Council will consult Thames Water Utilities Ltd. and the National Rivers Authority on all planning applications that might cause sewerage flooding. The following principles will apply: (i) planning permission will not normally be granted for new development in areas which are considered presently at risk of sewerage flooding; or where development would result in an unacceptable increase in sewerage flood risk there or elsewhere; (ii) a detailed drainage impact study may be required at the planning application stage; (iii) where planning permission is granted, it may be subject to a condition or agreement relating to the approval of a drainage strategy, which may include phasing of the development.

Hazardous Installations

The Council will operate the planning controls to regulate the presence of hazardous substances as set out in the Planning (Hazardous Substances) Act 1990, including Regulations made thereunder, particularly the Planning (Hazardous Substances) Regulations 1992, and the advice given in Circular 11/92 (Planning Controls for Hazardous Substances). The Council will consult the Health and Safety Executive on the siting of notifiable installations in view of the potential risks to safety. The advice of the Health and Safety Executive will also be sought on planning applications within the vicinity of British Gas Transmission Pipelines and the following notifiable sites: NS.1 Shell UK Oil, Buncefield, Hemel Hempstead (250m consultation distance); NS.2 Hertfordshire Oil Storage, Buncefield (250m consultation distance); NS.3 Mobil Oil Company, Buncefield (250m consultation distance); NS.4 British Gas, Griffiths Way, St. Albans (60m consultation distance); NS.5 Lee Valley Water Company, Church Lane, Colney Heath (500m consultation distance); NS.6 Redland Aggregates Ltd., Harper Lane, Radlett (400m consultation distance).

HARPENDEN TOWN CENTRE POLICY AREA 1 LUTON ROAD/HARPENDEN LODGE

Site Specific Proposal REF. LOCATION AREA (HA.) PROPOSAL ACCESS 1A Harpenden Lodge (former grounds) 4.72 Public car park (92 spaces), public gardens (1 hectare) and housing Sun Lane Planning Guidelines (i) Car Park. Good quality surfacing and landscaping required; (ii) Public gardens. Should retain setting of listed buildings and include footpaths to Luton Road and Sun Lane; (iii) Housing. Large dwellings in parkland setting (N.W. area); smaller dwellings near Luton Road; (iv) wall along Sun Lane, and important trees to be retained; (v) lay-by required on High Street (opposite Sun Lane); (vi) planning permission has been granted and a planning agreement entered into for a development consistent with this policy. 97 dwellings are proposed. This development is now in progress.

KENNELS AND CATTERIES

(i) Kennels. Kennels will not be permitted in residential areas. In the Metropolitan Green Belt, permission may be granted for new kennels or the extension of existing establishments if the following criteria are complied with: a) the location is within the curtilage of an existing dwelling. Where possible, existing vacant buildings should be used (see Policy 77); b) there are no other residential properties nearby; c) road access is satisfactory and does not involve the use of narrow country lanes; d) sufficient car parking spaces shall be provided; e) the siting and appearance shall not harm the ecology, natural beauty or amenity of the countryside. (ii) Catteries. Similar considerations apply as with kennels. However, small-scale catteries may also be permitted in residential areas where environmentally acceptable.

Government Establishments

Whilst recognising that Government departments can grant their own proposals deemed planning permission, the District Council will seek to ensure that: (i) proposals for new developments at the locations listed below are of a limited nature and contained within the site boundaries shown on Figure 6: a) Building Research Station, Garston; b) Government establishment, Woodcock Hill, Sandridge; c) Ministry of Agriculture, Fisheries and Food Plant Pathology Laboratory, Hatching Green, Harpenden; (ii) the development would not be detrimental to the amenity of the surrounding environment in terms of visual impact; (iii) car parking is provided in accordance with the standards for business use in Policy 44.

Monitoring and Review of the District Plan

The District Council will: (i) monitor the District Plan's policies, policy intentions and projects and prepare an Annual Monitoring Report; (ii) carry out public consultation as appropriate, prior to publishing an Annual Non-Statutory District Plan Statement of Proposed Policy Adjustments. These proposed adjustments will be considered for inclusion in the next Local Plan, if they remain valid; (iii) prepare, as a matter of urgency, alterations or a full review of the Plan, taking account of the County Structure Plan Approved Alterations 1991 and looking to 2001 or beyond.

ST. ALBANS CITY CENTRE POLICY AREA 1 CATHERINE STREET

(i) Shopping and Service Uses (Use Classes Al, A2, A3). The Council will seek to maintain a mix of shopping and service uses at ground floor level in the frontages listed below, through the operation of Policies 52, 56 and 57. Redevelopment is proposed on Site IB (see (v) below). Secondary Shopping Frontages SSFI 1-39 Catherine Street SSF2 6-28 Catherine Street and 93 St. Peters Street Class A Frontages AF1 AF2 AF10 AF11 41-63 Catherine Street 6-14 Hatfield Road 95-101A St. Peters Street 109-117 St. Peters Street (ii) Business Use (Use Class Bl; normally offices) is proposed on Site 1D and on the upper floor(s) of Site 1B. Elsewhere, B1 proposals will be assessed against Policy 23; (iii) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (iv) Public car parking. The Council proposes to use Site IA for public car parking; (v) Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS PLANNING GUIDELINES lA North of Catherine Street via Site 1B 0.73 Public car park (i) existing office parking to be retained within future public car park; (ii) basement and surface parking. 1B 10-28 Catherine Street (includes Coupers) 0.12 Shopping (or service uses subject to Policy 57) on ground floor; B1 use above Catherine Street required. 1C Garage Courts, Adelaide Street 0.06 B1 use Adelaide Street District Council owned.

ST. ALBANS CITY CENTRE POLICY AREA 2 CENTRAL SHOPPING CORE

(i) Shopping. The Council will seek to retain the area as St. Albans' principal shopping area (see Policy 56). Additional shopping development will be assessed against Policy 52. In particular, shopping proposals will be encouraged at ground floor level on Sites 2A, 2B, 2D (part), 2E and 2F (part) (see (vi) below) and in the following frontages: Primary Shopping Frontages PSF1 3-37 Chequer Street PSF2 2A-38 Chequer Street PSF3 Christopher Place (inner courtyard only) PSF4 3-21 French Row PSF7 The Maltings PSF8 1-37 Market Place PSF9 6-38 Market Place PSF10 1-57 St. Peters Street PSF11 2-20 High Street Secondary Shopping Frontages SSF10 61-85 St. Peters Street SSF11 1 Spencer Street SSF12 The Colonnade, Verulam Road/Upper Dagnall Street Class A Frontages AF8 4 St. Peters Street - Forrester House & 1-9 Victoria Street AF9 Lockey House - 30 St. Peters Street AF12 4A-24 Spencer Street AF14 2-6 Victoria Street AF18 1-7 Waddington Road (ii) Service Uses (mainly Use Classes A2 and A3). Proposals will be assessed against Policy 57; (iii) Environmental Enhancement Measures (see Policy 113 and Project 19). The Council proposes to restrict traffic and carry out environmental enhancement measures in St. Peters Street western service road, Market Place, Upper Dagnall Street (east) and Spencer Street (east) (shown as EE.1 on Inset Map). Chequer Street may later become an environmental enhancement area as part of the long-term transportation plan for the City; (iv) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (v) Business Use (Use Class Bl; normally offices) is proposed on Sites 2C, 2D (part) and 2F. Elsewhere, B1 proposals will be assessed against Policy 23; (vi) Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS PLANNING GUIDELINES 2A Drovers Way (rear of 61-77 St. Peters Street) 0.24 Shopping or service uses Drovers Way Servicing for existing shops to be improved. 2B Drovers Way (rear of 25-47 St. Peters Street) 0.15 Shopping Drovers Way 2C Former Library, 11 Victoria Street 0.03 B1 use Limited access to Victoria Street 2D 15 Victoria Street (former Queensway) 0.06 Shopping or service uses ground floor; B1 use above Victoria Street (i) servicing for existing shops to be improved; (ii) possible pedestrian bridge to multi-storey car park. 2E Civic Centre (south), Victoria Street/Bricket Road If this site becomes available, the District Council and County Council will prepare a planning brief for the redevelopment of the area. Proposals should enhance the character and appearance of this part of the conservation area. A mix of uses will be favoured and particular consideration will be given to incorporating the following elements: shopping, including a possible department store; civic, leisure, cultural or entertainment uses; public car parking; an improved pedestrian route through the site from the Mailings to the Alban Arena. 2F Drovers Way (rear of 61-67 St. Peters Street) 0.04 Shopping, service uses or B1 use on ground floor; B1 use above Drovers Way Permission granted for offices and retail.

ST. ALBANS CITY CENTRE POLICY AREA 3 GEORGE ST./ VERULAM ROAD

(1) Shopping and Service Uses (Use Classes Al, A2, A3). At ground floor level, George Street and High Street will be retained as primary shopping frontages and a mix of shopping and service uses will be maintained in the other frontages listed below through the operation of Policies 52, 56 and 57: Primary Shopping Frontages PSF5 PSF6 PSF12 1-13 George Street 18-28 George Street 3-33 High Street Secondary Shopping Frontages SSF3 SSF7 Heritage Close (all) 2-34 Holywell Hill Class A Frontages AF13 1-13 Verulam Road (ii) Business Use (Use Class Bl; normally offices). B1 proposals will be assessed against Policy 23; (iii) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (iv) Environmental Enhancement Measures. The Council proposes to restrict traffic and carry out environmental enhancement measures in George Street; (v) Site Specific Proposals: None

ST. ALBANS CITY CENTRE POLICY AREA 4 LONDON ROAD (WEST)/HOLYWELL HILL

(i) Shopping and Service Uses (Classes Al, A2, A3). A mix of shopping and service uses will be maintained at ground floor level in the frontages listed below through the operation of Policies 52, 56 and 57. These uses are proposed on the ground floor of Sites 4A, 4B and 4C (see (vi) below). Secondary Shopping Facilities SSF6 SSF8 SSF9 1-23 Holywell Hill 1-9 London Road 2-46 London Road Class A Frontage AF4 13-29 London Road & 1-9 Marlborough Road (ii) Business Use (Use Class Bl; normally offices) is proposed on Sites 4A (part), 4B (part), 4C (part), 4D, 4E and possibly 4F (part). Elsewhere, B1 proposals will be assessed against Policy 23; (iii) Housing is proposed on part of Sites 4B, 4C and 4F; (iv) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (v) Hotel and Community Use will be encouraged on Site 4F; (vi) Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS PLANNING GUIDELINES 4A 1B-3B London Road 0.10 Shopping (or service uses subject to Policy 57) on ground floor; B1 use above Rear access via Maltings Scheme consistent with this proposal permitted. 4B 21-23 London Road (Congers) 0.13 Shopping or service uses ground floor; B1 use and residential above London Road Permission also granted to sub-divide existing flats. 4C Former Godfrey Davis and adjoining land, London Road/ Marlborough Road 0.54 B1 use, shopping or service uses, housing and hostel (i) B1 use: London Road; (ii) housing: New Kent Road or Marlborough Road. (i) permission granted for offices (4,900 sq. m.), housing (33 units) and hostel; (ii) high quality building required. 4D Rear of lA Holywell Hill 0.11 B1 use London Road via Hart Road car park Office car park to be available for public use on Saturdays. 4E 64-66 London Road 0.06 B1 use Hart Road service road (i) comprehensive redevelopment preferred; (ii) no. 64 Council owned. 4F 27-27A Holywell Hill and rear of 15-27A Holywell Hill 0.75 This land (0.75 hectares) is mainly Council owned. A planning brief has been prepared which includes the following main elements: (i) 27 Holywell Hill. Front building is listed and should be retained for use as part of an hotel or other suitable uses;

ST. ALBANS CITY CENTRE POLICY AREA 6 - VICTORIA STREET (EAST)

(i) Shopping and Service Uses (Use Classes A1, A2, A3). A mix of shopping and service uses will be maintained at ground floor level in the frontages listed below through the operation of Policies 52, 56 and 57. These uses are also proposed on the ground floor of Sites 6A and 6B (see (v) below). Class A Frontages AF15 Victoria Parade & 95-143 Victoria Street AF16 126 Victoria Street - Horn of Plenty public house AF17 145-161 Victoria Street (ii) Business Use (Use Class B1; normally offices) is proposed on Site 6C. Elsewhere, B1 proposals will be assessed against Policy 23; (iii) Housing is proposed on Site 6D and on the upper floors of Sites 6A and 6B; (iv) Locally Listed Buildings. Proposals will be assessed against Policy 87; (v) Site Specific Proposals (see Inset Map): REF. LOCATION AREA PROPOSAL ACCESS PLANNING (HA.) GUIDELINES 6A 61-63 Lattimore 0.08 Shopping or Victoria Road & 80-80A service uses on Street Victoria Street ground floor; housing above 6B 1-3 Victoria 0.09 As 6A Upper Parade, Victoria Lattimore Street (McGills Road Motors) 6C Beaconsfield 0.20 B1 use Beaconsfield (i) retention of locally Road (former Road listed front building is Post Office desirable (see Policy Sorting Office) 87); (ii) rear service road required for 145-161 Victoria Street. 6D 41-55 Alma Road 0.10 Housing Alma Road

ST. ALBANS CITY CENTRE POLICY AREA 7 - LONDON ROAD (EAST)

(i) Shopping and Service Uses (Use Classes A1, A2, A3). A mix of shopping and service uses will be maintained at ground floor level in the frontages listed below through the operation of Policies 52, 56 and 57. These uses are proposed on the ground floors of Sites 7A (part) and 7D. Class A Frontages AF5 67-89 London Road AF6 92-164 London Road AF7 113-117 London Road & 1-6 Francis Court (ii) Business Use (Use Class B1; normally offices) is proposed on Sites 7A (part) and 7B. Elsewhere, B1 proposals will be assessed against Policy 23; (iii) Housing is proposed on Sites 7A (part) and 7D (part); (iv) Locally Listed Buildings. Proposals will be assessed against Policy 87; (v) Public Car Parking is proposed on Saturdays on Site 7C; (vi) Site Specific Proposals (see Inset Map): REF. LOCATION AREA PROPOSAL ACCESS PLANNING (HA.) GUIDELINES 7A 110 & 118 0.31 London Road London Road (i) subject to new London Road frontage - cinema being provided (Marlboro shopping or elsewhere; Motors) & 10 service uses on (ii) new building must Watsons Walk ground floor; B1 not adversely affect use above; houses in Lower Paxton Housing to rear Road; (iii) must be developed in conjunction with 7C. 7B Odeon Cinema, 0.12 B1 use Watsons Walk (i) subject to new 166 London Road cinema being provided elsewhere; (ii) new building must not adversely affect houses in Lower Paxton Road; (iii) must be developed in conjunction with 7C. 7C Odeon Cinema 0.10 Car parking for 7B London Road (i) must be developed in car park, 93 conjunction with 7B; London Road (ii) public use on Saturdays. 7D 113-117 London 0.17 Shopping or Alma Road Road & 1-6 service uses on Francis Court ground floor; housing above

HARPENDEN TOWN CENTRE POLICY AREA 2 HIGH STREET (NORTH)

(i) Shopping and Service Uses (Use Classes A1, A2, A3). The Council will seek to maintain a mix of shopping and service uses at ground floor level in the frontages listed below through the operation of Policies 53, 56 and 57. Redevelopment is proposed on Site 2A (see (vi) below). Secondary Shopping Frontages SSF1 4-6 Church Green and 52-104 High Street SSF2 33-61 High Street Class A Frontage AF1 65-73 High Street (ii) Business Use (Use Class B1; normally offices) is proposed on Site 2B. Elsewhere, B1 proposals will be assessed against Policy 23; (iii) Housing is proposed on the upper floor of Site 2A; (iv) Traffic Management and Pedestrian/Environmental Enhancement Measures are proposed at Church Green (see Policy 124 ref.TM.2, TM.3); creation of a pedestrian priority area in Lower High Street is a long-term aim; (v) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (vi) Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS PLANNING GUIDELINES 2A 86-90 High Street 0.06 Shopping (or service uses subject to Policy 57) on ground floor; housing above High Street 2 storey only 2B 63 High Street and land to rear 0.30 B1 use Sun Lane Permission granted (1,300 sq.m.)

HARPENDEN TOWN CENTRE POLICY AREA 3 CENTRAL SHOPPING CORE

(i) Shopping. The Council will seek to consolidate the area as Harpenden's principal shopping area (see Policy 56). Additional shopping development will be assessed against Policy 53. In particular, small scale shopping proposals will be encouraged at ground floor level in the frontages listed below: Primary Shopping Frontages PSF1 1-3 Church Green & 2B-10 Leyton Road PSF2 1-31 High Street PSF3 18-50 High Street PSF4 The Leys (between High Street and Leyton Road) PSF5 1-11 Leyton Road & 12-18 Church Green Row (ii) Service Uses (mainly Use Classes A2 and A3). Proposals will be assessed against Policy 57; (iii) Business Use (Use Class B1; normally offices). B1 proposals will be assessed against Policy 23; (iv) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (v) Traffic Management and Pedestrian/Environmental Enhancement. Policy 124 proposes that 1-15 Lower High Street is pedestrianised except for servicing arrangements. Creation of a pedestrian priority area in the rest of Lower High Street is a long-term aim; (vi) Site Specific Proposals: None.

HARPENDEN TOWN CENTRE POLICY AREA 4 STATION ROAD/VAUGHAN ROAD

(i) Shopping and Service Uses (Use Classes A1, A2, A3). The Council will seek to maintain a mix of shopping and service uses at ground floor level in the frontages listed below through the operation of Policies 53, 56 and 57. Shopping is proposed on the ground floor of Site 4F (see (v) below). Primary Shopping Frontage PSF6 2-16 High Street and 1-3 Leyton Green Road Secondary Shopping Frontages SSF3 12-14 Leyton Road SSF4 2A-34 Station Road SSF5 1-17A Station Road Class A Frontages AF2 1-12 Harding Parade, Station Road AF3 1A-3 & 2-4 Vaughan Road & 103 Clayton House (ii) Business Use (Use Class B1; normally offices) is proposed on Sites 4C (part), 4D, 4E (part) and 4F (part). Elsewhere, B1 proposals will be assessed against Policy 23; (iii) Community uses are proposed on Sites 4A (new police station), 4B and 4E (part); (iv) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (v) Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS PLANNING GUIDELINES 4A Adjoining 11 Vaughan Road 0.10 Police station Bowers Way B1 development if police station proposal abandoned. 4B Existing police station, Vaughan Road 0.06 Community use. B1 use acceptable if no viable community uses can be found within 3 months of police station closure. Bowers Way (i) existing building to be retained; (ii) car parking required to rear. 4C 8 Vaughan Road 0.03 B1 use on ground floor; housing above Station Road (i) permission granted for offices (690 sq.m); (ii) car parking for offices to be mainly within B.R. car park. 4D Station House site, Station Road 0.08 B1 use Station Approach (i) main building on High Street is locally listed - it is desirable to retain this building and its fenestration (see Policy 87). Demolition of other buildings acceptable only if proposals preserve or enhance the conservation area; (ii) any new buildings must not exceed two storeys at eaves; (iii) existing forecourt to High Street to remain undeveloped. 4E The George Public House, 4 High Street. 0.09 Shopping or service uses on High Street frontage; residential, B1 or community use above and to rear. (i) prominent site : high standard of design required; (ii) permission granted for shops (320 sq.m), offices (750 sq.m) and public conveniences. 4F 2 High Street 0.04 Shopping on ground floor; B1 use above Leyton Road (but existing High Street forecourt can remain).

HARPENDEN TOWN CENTRE POLICY AREA 5 SOUTHDOWN ROAD/LEYTON ROAD (SOUTH)

(i) Shopping and Service Uses (Use Classes A1, A2 & A3) will not normally be permitted except on Site 5A (see (vii) below); (ii) Business Use (Use Class B1; normally offices) is proposed on Sites 5A (part) and 5E. Elsewhere, B1 proposals will be assessed against Policy 23; (iii) An Indoor Swimming Pool is proposed on Site 5C; (iv) Housing is proposed on Sites 5A (part) and 5I1; (v) Car Parking. Station parking is proposed at Site 5F; (vi) Listed Buildings and Locally Listed Buildings. Proposals will be assessed against Policies 86 and 87; (vii) Site Specific Proposals (see Inset Map): REF. LOCATION AREA (HA.) PROPOSAL ACCESS PLANNING GUIDELINES 5A 9&11 Leyton Road/Amenbury Lane 0.20 Shopping or service uses, B1 use and housing Amenbury Lane Commercial floorspace not to exceed existing. 5C Rothamsted Park 0.60 Enclosure of outdoor swimming pool Amenbury Lane car park Permission granted. 5E 7 Southdown Road 0.16 B1 use Arden Grove (i) extension and parking to rear of existing offices; (ii) retention of existing locally listed garage is desirable (see Policy 87). 5F Station car park (west) 0.67 car park extension Station Approach (i) permission granted to enlarge car park from 70 to 206 spaces; (ii) landscaping and 2 metre boundary screen required. 5I1 29 Leyton Road 0.13 Housing Leyton Road

191-219 High Street and 2-24 Haseldine Road, London Colney

In order to enable the comprehensive redevelopment of the site shown on the inset Map and achieve environmental benefits, the District Council will prepare a Planning Brief. Council and private housing at 191-197 High Street and 2-24 Haseldine Road may be incorporated within the planning brief, subject to the results of consultation with the tenants and householders concerned. The following mix of uses shall be included: (i) business use; (ii) residential development including possible replacement dwellings; (iii) service uses (ie. Use Classes A1 and A3). The Council will not insist on redevelopment of the whole site in a single phase, but any planning applications must be consistent with the planning brief.

SHOPPING AND SERVICE USES, OVERALL STRATEGY

The Council's overall strategy towards shopping and service uses is based on the following points: (i) Existing Centres. The Council will seek to maintain and enhance the vitality and viability of existing centres. Limited additional shopping development may be permitted where consistent with Policies 52-55. This includes the possibility of a department store in St. Albans City Centre (see Policy 52). The scale and nature of shopping proposals shall not detract from the character of conservation areas and will reflect the following hierarchy: a) Minor Sub-Regional Centre St. Albans City Centre b) Minor District Centre Harpenden Town Centre c) Neighbourhood Centres NC.1 Southdown (Harpenden) NC.2 Redbourn NC.3 Wheathampstead NC.4 Verulam Estate (St. Albans) NC.5 Fleetville (St. Albans) NC.6 The Quadrant, Marshalswick (St. Albans) NC.7 London Colney d) Local shopping facilities (including local centres and village shops) see Policy 55; (ii) Service uses will be permitted in existing centres as long as proposals do not detract from the shopping role of these centres (see Policy 57); (iii) Major retail development outside existing town centres, Policy 58 proposes retail warehousing on the gas works site and a supermarket in Hatfield Road, St. Albans and states that out-of-town shopping may be permitted at Barnet Road, London Colney. Any other schemes will be permitted only if the criteria in Policy 58 are complied with.

SHOPPING DEVELOPMENT IN ST. ALBANS CITY CENTRE

Within the St. Albans City Centre Inset Map area, shopping proposals will be assessed against Policy 46 (car parking) and the following points: (i) Major new shopping development (over 1.500 sq. metres gross) will generally be refused apart from the proposed retail warehousing at the gas works site (see Policy 58). However, an exception to this policy may be made if the proposed redevelopment would result in significant improvement to the quality of shopping in the City Centre, including a department store on an environmentally suitable site. Land at the Civic Centre may become available for such redevelopment (see Policy 116, site 2E); (ii) Small scale retail development (under 1,500 sq. metres) a) Proposed sites. Small scale retail development (or service uses where consistent with Policy 57) will generally be permitted on the sites listed below and shown on the Inset Map: REF. LOCATION DETAILED GUIDANCE S.1 10-28 Catherine Street Policy 115, site 1B S.2 Drovers Way (rear of 61-77 St, Peters St) Policy 116, site 2A S.3 Drovers Way (rear of 25-47 St. Peters St) Policy 116, site 2B S.4 15 Victoria Street (former Queensway) Policy 116, site 2D S.5 1B-3B London Road Policy 118, site 4A S.6 Coupers, 21/23 London Road Policy 118, site 4B S.7 Godfrey Davis, 29 London Road Policy 118, site 4C S.8 61-63 Lattimore Road & 80, 80A Victoria St Policy 120, site 6A S.9 1-3 Victoria Parade, Victoria Street Policy 120, site 6B S.10 100 & 118 London Road (frontage of Marlboro Motors) Policy 121, site 7A S.11 113-117 London Road & 1-6 Francis Court Policy 121, site 7D S.12 Drovers Way (rear of 61-67 St. Peters Street) Policy 116, site 2F b) Within defined frontages. Small scale retail development will generally be permitted within the frontages listed below and shown on the Inset Map: Primary Shopping Frontages PSF 1 3-37 Chequer Street PSF 2 2A-38 Chequer Street PSF 3 Christopher Place (inner courtyard only) PSF 4 3-21 French Row PSF 5 1-13 George Street PSF 6 18-28 George Street PSF 7 The Mailings PSF 8 1-37 Market Place PSF 9 6-38 Market Place PSF 10 1-57 St. Peters Street PSF 11 2-20 High Street PSF 12 3-33 High Street Secondary Shopping Frontages SSF 1 1-39 Catherine Street SSF 2 6-28 Catherine Street & 93 St. Peters Street SSF 3 Heritage Close (all) SSF 6 1-23 Holywell Hill SSF 7 2-34 Holywell Hill SSF 8 1-9 London Road SSF 9 2-46 London Road SSF 10 61-85 St. Peters Street SSF 11 1 Spencer Street SSF 12 The Colonnade, Vernlam Road/Upper Dagnall Street Class 'A' Frontages AF1 41-63 Catherine Street AF2 6-14 Hatfield Road AF3 61-63 Lattimore Road & 80/80A Victoria Street AF4 13-29 London Road & 1-9 Marlborough Road AF5 67-89 London Road AF6 92-164 London Road AF7 113-117 London Road & 1-6 Francis Court AF8 4 St. Peters Street - Forrester House & 1-9 Victoria Street AF9 Lockey House - 30 St. Peters Street AF10 95-101A St. Peters Street AF11 109.117 St. Peters Street AF12 4A-24 Spencer Street AF13 1-13 Vernlam Road AF14 2-6 Victoria Street AF15 Victoria Parade & 95-143 Victoria Street AF16 126 Victoria Street - Horn of Plenty Public House AF17 145-161 Victoria Street AF18 1-7 Waddington Road c) Elsewhere in the Inset Map area. Retail development will normally be resisted. However, exceptions may be made for minor extensions to existing shops or for changes of use from a service use to retail; (iii) Loss of existing shops will not normally be permitted unless the proposal complies with Policy 56.

SHOPPING DEVELOPMENT IN HARPENDEN TOWN CENTRE

Within the Harpenden Town Centre Inset Map area, shopping proposals will be assessed against Policy 46 (car parking) and the following points: (i) Major new shopping development (over 1,500 sq. metres gross) will generally be refused; (ii) Small scale retail development (under 1,500 sq. metres) a) Small scale retail development (or service uses where consistent with Policy 57) will generally be permitted on the ground floor of sites listed below and shown on the Inset Map: REF. LOCATION DETAILED GUIDANCE S.1 86-90 High Street Policy 128, site 2A S.3 2 High Street Policy 130, site 4F S.4 9 & 11 Leyton Road and land fronting Amenbury Lane Policy 131, site 5A b) Within defined frontages. Small scale retail development will generally be permitted within the frontages listed below and shown on the Inset Map: Primary Shopping Frontages PSF 1 1-3 Church Green & 2B-10 Leyton Road PSF 2 1-31 High Street PSF 3 18-50 High Street PSF 4 The Leys (between High Street and Leyton Road) PSF 5 1-11 Leyton Road & 12-18 Church Green Row PSF 6 2-16 High Street, 1-3 Leyton Green Road Secondary Shopping Frontages SSF 1 4-6 Church Green & 52-104 High Street SSF 2 33-61 High Street SSF 3 12-14 Leyton Road SSF 4 2A-34 Station Road SSF 5 1-17A Station Road Class 'A' Frontages AF1 65-73 High Street AF2 1-12 Harding Parade, Station Road AF3 1A-3 & 2-4 Vaughan Road and 1-3 Clayton House c) Elsewhere in the Inset Map area. Retail development will normally be resisted. However, exceptions may be made for minor extensions to existing shops or for changes of use from a service use to retail; (iii) Loss of existing shops will normally be permitted only if Policy 56 is complied with.

SHOPPING DEVELOPMENT IN NEIGHBOURHOOD CENTRES

The neighbourhood centres listed in Policy 51 and shown on the Proposals Map are sub-divided into Primary Shopping Frontages and Class 'A' Frontages: PM REF. CENTRE PRIMARY SHOPPING FRONTAGES (SHOWN AS "PSF" ON PROPOSALS MAP) CLASS 'A' FRONTAGES (SHOWN AS "AF" ON PROPOSALS MAP) 1 NC.1 Southdown (Harpenden) 120-126 & 127-137 Southdown Road; 1-7 & 2-8 Piggotshill Lane 2-16 Grove Road; 114-119 Southdown Road 1 NC.2 Redbourn 68-80 High Street 17-19, 51-83, 22-30, 48-66 & 82-86 High Street 2 NC.3 Wheathampstead 2-36 and 17-39 High Street; 1-9 Station Road Mill Walk 3 NC.4 Verulam Estate (St. Albans) Ermine Close (all) F NC.5 Fleetville (St. Albans) 193-219 Hatfield Road & Co-op Supermarket 2 Clarence Road; 59-61 & 62-68 Stanhope Road; 39-101, 109-191, 223-227, 144-156, 180-226 & 248-258 Hatfield Road 4 NC.6 The Quadrant (Marshalswick, St. Albans) 11-51 The Quadrant 1-10 & 53-72 The Quadrant; 1-9 Wycombe Place L NC.7 London Colney Co-op Supermarket Haseldine Road; 152-166 & 184-196 High Street 1-17 Haseldine Road; 170 High Street - White Horse P.H. Within these centres small scale retail development catering for the convenience shopping needs of the neighbourhood will generally be permitted, particularly in Primary Shopping Frontages. Car parking may be required (see Policy 46). Loss of existing shops will normally be permitted only if Policy 56 is complied with.

LOCAL SHOPPING FACILITIES

(i) Within the local centres listed below and shown on the Proposals Map and within Green Belt settlements (listed in Policy 2), small scale retail development designed to cater for the daily needs of the local population will generally be permitted. Car parking may be required (see Policy 46); (ii) in local centres and in other locations in towns, specified settlements and Green Belt settlements (see Policy 2), the loss of existing local shops will not normally be permitted unless the proposal complies with Policy 56; LOCAL CENTRES PROPOSALS MAP SHEET REF. CENTRE TOWNS St. Albans 3 LC.1 8-26 High Oaks 3 LC.2 35-41A Abbey Avenue 3 LC.3 23-39A Vesta Ave. & 1-3 Watling View 3 LC.4 28-38 Abbots Avenue West 4 LC.5 St. Brelades Place, Jersey Farm 4 LC.6 2-36 Beech Road 4 LC.7 19-23 & 40-42 Sandridge Road 4 LC.8 15-23 Central Drive 4 LC.9 38-52 Newhouse Park F LC.10 399-421 & 444 Hatfield Road F LC.11 211-217 & 243-249 Camp Road F LC.12 191-205 Cell Barnes Lane F LC.13 proposed new local centre at Hill End/Cell Barnes (see Policy 137) Harpenden 3 LC.14 381-397 Luton Road 3 LC.15 95-105 Luton Road 3 LC.16 50-54 Westfield Road 3 LC.17 121-125 & 138-146 Lower Luton Road 3 LC.18 103-107 Station Road SPECIFIED SETTLEMENTS London Colney L LC.19 1-5 Shenley Lane Sticket Wood 3 LC.20 81-97 Old Watford Road 3 LC.21 95-127 Oakwood Road 3 LC.22 19-27 Blackboy Wood Chiswell Green LC.23 2A Tippendell Lane; 301-305, 337 & 192-204 Watford Road How Wood 4 LC.24 2-30 How Wood Park Street 4 LC.25 69-71, 68-76 & land south of 84 Park Street; 1-2 Park Street Lane GREEN BELT SETTLEMENTS Colney Heath LC.26 15 & 8-16 High Street

LOSS OF RETAIL FLOORSPACE

Applications for the loss of retail floorspace (ie. Use Class A1) will be assessed against the following table: GENERAL ACCEPTABILITY OF APPROPRIATE NEW USES LOCATION PROPOSALS Primary Shopping Frontages Acceptable if at least 90% of the built up length of the frontage at ground level remains in retail (Class A1) use Service uses consistent with Policy 57 Secondary Shopping Frontages Acceptable if at least 60% of the built up length of the frontage remains in retail use at ground floor level As above Class 'A' Frontages Acceptable As above Local Centres Acceptable if sufficient shops remain to cater for the daily needs of the local population As above Elsewhere in towns and specified settlements Acceptable if other shops to cater for the daily needs of the local population are available nearby Housing or uses consistent with Policies 9 or 57 Green Belt settlements Not normally acceptable Not normally acceptable

SERVICE USES

Applications for service uses (ie Use Classes A2 and A3 and other uses appropriate to shopping areas) will be assessed against the following criteria: (i) General acceptability of service uses Primary shopping frontages Acceptable if proposals do not involve the loss of dwelling space contrary to Policy 10 or retail floorspace contrary to Policy 56 Secondary shopping frontages Not normally acceptable except for changes of use from B1 (except on employment areas listed in Policy 20); from A1 (subject to Policy 56); and from A2 to A3 Class 'A' frontages Acceptable if meets the service needs of the settlement Local Centres Acceptable if meets the service needs of the settlement Elsewhere in towns and specified settlements Acceptable if meets the service needs of the settlement Green Belt settlements Acceptable if meets the service needs of the settlement (ii) Car parking may be required. See Policies 46 and 47; (iii) A window display should be provided; (iv) Use Class A3 (food and drink). Proposals should not detract from the visual character of areas or cause serious problems in respect of the following: a) traffic and parking; b) noise, fumes, smell and general disturbance; c) litter; d) residential amenity; e) impact on conservation areas (see Policy 85), in particular in the vicinity of the Cathedral (i.e. the George Street, Heritage Close, High Street, Holywell Hill area) but without prejudicing conservation areas in general. Furthermore, the Council will seek to ensure that serious problems do not arise from an over-concentration of A3 uses in a particular area. Planning conditions (for example, to control hours of opening or to require provision of a litter bin outside the premises) may be imposed to render a proposal environmentally acceptable. Arrangements for the ventilation of working areas must be shown in planning applications and must not detract from the appearance of the building or the visual or other amenity of nearby residents; (v) Amusement Centres will not be permitted if noise and disturbance is likely to affect nearby housing, including flats above shops, or if the proposal is likely to affect the visual amenity of a conservation area.

MAJOR RETAIL DEVELOPMENT OUTSIDE EXISTING TOWN CENTRES

The following site is proposed for retail warehousing: PROPOSALS MAP REF. LOCATION AREA OTHER GUIDANCE SHEET (HA.) S R.1 Part of former Gas Works site, Griffiths Way, St. Albans 1.69 Outline permission granted for 5,550 sq. metres of retail warehousing. The following site is proposed for a food supermarket: PROPOSALS MAP REF. LOCATION AREA OTHER GUIDANCE SHEET (HA.) F R.2 Marconi and Timber Yard site, Hatfield Road, St. Albans 2.25 See Policy 138. In addition, out-of-town shopping will be permitted at Barnet Road, London Colney if Policy 141 is complied with. Other proposals for major retail developments (over 1,500 sq. metres gross floorspace) such as retail warehouses, large supermarkets, superstores, hypermarkets or major out-of-town centres, will be permitted only if the following criteria are complied with: (i) a detailed retail impact study must be submitted and it must be shown that the scheme would not seriously affect the vitality and viability of an existing shopping centre as a whole. Any such assessment shall take into account quantitative and qualitative needs and the cumulative impact of other developments proposed in the area; (ii) proposals will not normally be permitted on land either allocated in this Plan for another use or forming part of the Green Belt; (iii) proposals must be acceptable in terms of design (see Policy 69), environmental impact, road access (including provision for public transport) and car parking (see Policy 46).

ST. ALBANS CITY CENTRE, OFF-STREET PUBLIC CAR PARKS

A new public car park is proposed on the following site shown on the Inset Map: REF. CP.1 LOCATION North of Catherine Street PLANNING GUIDELINES Policy 115 (Site 1A) The Council will seek to ensure that the following proposed business use car parks (shown on the Inset Map) are made available for public use on Saturdays: REF. LOCATION CP.2 Rear of 1A Holywell Hill CP.3 Odeon Cinema Car Park, 93 London Road PLANNING GUIDELINES Policy 118 (Site 4D), Policy 121 (Site 7C) Additional railway station parking is proposed on the following sites shown on the Inset Map: REF. LOCATION CP.4 B.R. Car Park, south of Victoria Street/Shirley Road CP.5 Abbey Station PLANNING GUIDELINES Policy 122 (Site 8B), Policy 123 (Site 9A)

HARPENDEN TOWN CENTRE, TRAFFIC MANAGEMENT AND PEDESTRIAN/ENVIRONMENTAL ENHANCEMENT MEASURES

The measures listed below (shown on the Harpenden Town Centre Inset Map) are proposed by the District and County Councils. TM.2 and TM.3 will not be implemented until Project 16 (Harpenden Town Centre, car parking survey) has been completed. REF. LOCATION SCHEME TM.2 Church Green/Rothamsted Avenue Marked out parking spaces; double bus lay-by; increase paved/landscaped area TM.3 Diagonal road across Church Green Road closed and landscaped TM.4 1-15 Lower High Street Road pedestrianised except for servicing arrangements TM.5 Alleyway between Station Road and Southdown Road Road pedestrianised except for cyclists, access and emergency vehicles. Parking will be banned. In the long-term the Council also proposes to create a pedestrian priority area in Lower High Street to the north of TM.4.

HARPENDEN TOWN CENTRE OFF-STREET PUBLIC CAR PARKS

REF. LOCATION PLANNING GUIDELINES CP.1 Harpenden Lodge Policy 127 (Site 1A). Proposal CP.1 is to be provided in conjunction with other development on this site. Additional railway station parking is proposed on the following site shown on the Inset Map: REF. LOCATION PLANNING GUIDELINES CP.5 Harpenden Station (west side) Policy 131 (Site 5F)

Hatfield Road Improvements

The District Council, in consultation with the County Council, proposes to introduce the following traffic management measures to improve traffic flow along Hatfield Road, whilst providing a safe and convenient pedestrian environment: SITE PROPOSAL REF. J.6 improvement to the junction of Hatfield Road with Ashley Road/Beechwood Avenue (see paragraph 5.11). J.7 improvement to the junction of Hatfield Road with Colney Heath Lane. J.9 mini roundabout at the Hatfield Road/Sutton Road junction. The need for further measures to improve conditions for pedestrians and vehicles will be kept under review and, in particular, will be required in connection with the redevelopment of the Marconi and timber yard site (see Policy 138).

Traffic Management

Within the Housing Priority Areas (Policy 133) and other residential areas, the Council will prepare environmental traffic management measures. The following scheme is shown on the Inset Map to enable some residents to park off-street: REF. PROPOSAL TM.1 Rear access to Castle Road

Pedestrians and Cyclists

The following proposed footpath/cycleway is shown on the Inset Map: The Camp (Springfield Road to Drakes Drive) Proposals for a footpath/cycleway in the Hill End and Cell Barnes Hospitals redevelopment are contained in Policy 137 (v). Within new developments, the Council will seek safe and convenient routes for pedestrians and cyclists where appropriate.

M1, M25, A1(M) AND A5 WIDENING

The Department of Transport proposes to proceed with the following road widening schemes: ROAD SCHEME PROPOSALS M1 Motorway (north of M1/M25 Junction) widen to 4 lanes in each direction M25 Motorway widen throughout the District to 4 lanes in each direction. Possible provision of further capacity to west of Junction 21A at Bricket Wood A1(M) Motorway widen to 4 lanes in each direction A5 (north of M1 Junction 9) widen to dual carriageway In respect of the M1, the M25 (west of Junction 21A at Bricket Wood), the A1(M) and the A5, land within 67 metres of the centre line of each road (or within 53 metres of the outer edge of slip roads at motorway junctions) will be safeguarded by the District Council as shown on the Proposals Map; any planning applications will be referred to the Department of Transport. In respect of the M25 east of Junction 21A, widening will be within the existing motorway boundary as shown on the Proposals Map.

St. Albans Railway Route Road Scheme

The District Council will safeguard the line of the proposed St. Albans Railway Route road scheme as shown on the St. Albans City Centre Inset Map, at least until the St. Albans Transportation Study (see Project 1) has been completed and long-term transportation proposals for the City Centre agreed. If the Railway Route is eventually constructed, a footpath and cycleway will run alongside the new road.

Restraint on Development Likely to Increase Traffic Problems in St. Albans City Centre

The impact of development proposals on traffic flow in the City Centre, where congestion levels are already high, will be a major factor in considering planning applications. In assessing the impact on traffic, the Council will take account of an applicant's intention to provide or contribute to highway improvements which are necessary as a direct result of the proposal. Planning conditions will be imposed or obligations or agreements sought in connection with such improvements. This policy applies to the land use proposals in this Plan (including the business use sites listed in Policy 23) and to other proposals submitted to the Council.

King Harry Junction Improvement, St. Albans

Hertfordshire County Council proposes to improve the King Harry Junction as shown on the Proposals Map (sheet 3). The scheme incorporates: (i) a new road between St. Stephens Hill and Watling Street; (ii) closure of Watling Street (A5183) at its junction with St. Stephens Hill; (iii) an amended roundabout at the King Harry Lane/Watford Road Junction. The scheme must not detract seriously from the environment of this part of the St. Albans conservation area. It is envisaged that the improvement of this junction will be carried out in 1996.

County Council Junction Improvement Schemes

Hertfordshire County Council proposes to improve the road junctions listed below and shown on the Proposals Map: J.1 Lower Luton Road (B653)/Bowers Heath Lane (B652), Harpenden; J.2 Luton Road (A1081)/Roundwood Lane, Harpenden; J.4 Ancient Briton Junction, Harpenden Road (A1081), St. Albans; J.5 Sandpit Lane/Beechwood Avenue, St. Albans; J.8 Park Street/Park Street Lane, Park Street

Hemel Hempstead North-East Relief Road

Hertfordshire County Council proposes to construct the final section of the Hemel Hempstead North-East Relief Road partly through St. Albans District as shown on the Proposals Map (sheet 3). Employment development on land north of Buncefield, Hemel Hempstead (see Policy 20, employment area EMP.7) will be permitted only if the developers construct part of the road.

Highways Considerations in Development Control

Development likely to generate a significant amount of traffic, or which involves the creation or improvement of an access onto the public highway, will not normally be permitted unless acceptable in terms of the following highway considerations: (i) Road Safety. Particular requirements are adequate visibility, turning radii and provision for pedestrians and cyclists and for disabled and other disadvantaged people; (ii) Environmental impact of traffic, especially in residential areas; (iii) Road capacity, including present and predicted future year assessments; (iv) Road hierarchy. New roads shall be of a design appropriate to their position in the hierarchy. New accesses to primary roads and main distributor roads (see Figure 8) will normally be resisted, but where access is permitted a high standard of provision will be required; (v) Car parking provision. See Policies 39 - 50; (vi) St. Albans City Centre restraint on development. See Policy 30; (vii) Local rural roads. Particular regard will be had to increases in: a) the risk of accidents, especially to pedestrians and cyclists; b) the use of roads that are poor in terms of width, alignment or structural condition; c) adverse impact on the local environment, either to the rural character of the road or residential properties alongside it. This particularly applies to recreational developments which could attract large numbers of visitors, even if only on one or two occasions a year. In assessing applications, account will be taken of the advice contained in current documents prepared by Department of the Environment, Department of Transport, Hertfordshire County Council and this Council.

Highway Improvements in Association with Development

In order to mitigate the highway effects of development proposals the District Council, in conjunction with the County Council where appropriate, will seek highway improvements or contributions to highway improvements and/or improvements to the public transport system from developers whose proposals would otherwise result in detrimental highway conditions.

Roadside Services

Within the Metropolitan Green Belt (see Policy 1) New roadside services will not be permitted. Modest extensions or redevelopments of existing facilities may be permitted where acceptable with regard to Policies 1 and 34. Within Towns and Specified Settlements (see Policy 2) New facilities and extensions or redevelopments at existing sites will normally be permitted only on primary roads, main distributors and secondary distributors (see figure 8). Proposals must be environmentally acceptable and comply with Policy 34.

Location of New Development in Relation to Public Transport Network

The District Council will generally encourage the use of public transport. In considering the impact of new development, account will be taken of its proximity to the public transport network and whether facilities will be provided within the development to cater for use of the network.

Commercial Servicing

Adequate servicing arrangements will be required in commercial developments, especially in shopping schemes. Improved servicing should also be provided to premises adjoining development sites wherever possible.

Extension to East Lane Public Car Park, Wheathampstead

The District Council proposes to extend the East Lane car park by 0.11 hectares as shown on the Proposals Map (Sheet 2; Site Reference CP.1).

Parking Standards, General Requirements

Development proposals shall include off-street parking provision in accordance with the following criteria: (i) Land uses covered by Policies 40 and 43-49. The relevant standard shall normally be complied with. However, requirements may be adjusted to reflect the circumstances of individual developments, particularly in respect of criteria (iii) and (v) below; (ii) Land uses not covered by Policies 40 and 43-49. Applicants must demonstrate that sufficient parking is proposed for the long-term needs of the development; (iii) Highways and environmental considerations. Proposals must comply with Policy 34 and be acceptable in terms of visual impact, landscaping and amenity of adjoining properties. Landscaping and screening improvements may be required. Access roads and parking areas must not detract from the setting of listed buildings and conservation areas, or substantially reduce the amenity of private gardens; (iv) Underground car parking. In St. Albans City Centre and Harpenden Town Centre, underground car parking will be encouraged where appropriate; (v) Changes of use and extensions. Parking provision shall reflect the additional number of spaces required for the new use or the extension. It will not normally be necessary to make good any shortfall that may already exist on the site. However, full standards must be met if comprehensive redevelopment takes place; (vi) Employee/staff numbers. Employee or staff number based parking requirements in Policies 43, 45, 48 and 49 shall be derived from estimated peak period staffing of the building; (vii) Fractions of parking spaces. Where a calculation of parking space requirements results in a fraction of a space, the figure shall be rounded up to the nearest whole number (half spaces shall be rounded up); (viii) Bicycles and motor cycles. Parking provision may be required in larger developments; (ix) Parking layout. All parking areas must be clearly marked out in bays. Parking spaces shall be a minimum of 2.4 x 4.8 metres. At least 6 metres is required between rows of spaces, or 7.3 metres in the case of garages or car ports. Where spaces are provided in lay-bys or on the public highway, bay lengths shall be 6 metres. All spaces must be capable of independent use, with the exception of spaces provided for the exclusive use of one dwelling where a degree of doubling up is acceptable (e.g. a garage with parking space in front of it); (x) Parking for disabled people. Policy 50 shall be complied with.

Elderly Persons Dwellings and Residential Homes/Hostels, Parking Standards

HOUSING CATEGORY PARKING REQUIREMENT (INCLUDING VISITORS) 1. Independent dwellings for elderly people (not warden controlled; may have 24 hour care alarm service): 1.25 spaces per dwelling (including at least 0.25 unallocated spaces). 2. Sheltered housing with resident warden - Residents: 0.8 spaces per dwelling subject to (iii) below. Wardens: Policy 40 standards apply. 3. Residential home/hostel with care staff working on premises - Residents: 1 space per 5 bedspaces. Staff living on premises: Policy 40 standards apply. Staff living elsewhere: 1 space per 2 staff. 4. Hostels for homeless people: 0.75 spaces per dwelling unit. Proposals will also be assessed against the following criteria: (i) Policies 40 (criteria (1), (iii), and (iv)), and 51 must be complied with; (ii) Occupancy. Elderly persons dwellings will be restricted by agreements under Section 106 of the Town and Country Planning Act 1990 to persons aged 55 and over or to the registered disabled; (iii) Sheltered housing. Parking requirements for residents' dwellings may be reduced to a minimum of 0.5 spaces per unit depending on: a) tenure and nature of the scheme (more parking is required for private schemes); b) proportion of 1 and 2 bedroom dwellings; c) topography of the area; d) distance from facilities such as shops and buses; (iv) Health/social services workers. Parking spaces shall be reserved for the use of doctors and other health or social services workers if necessary.

Business Use, Industrial, and Storage and Distribution Parking Standards

USE CLASS GROSS FLOORSPACE (SQ. METRES) PARKING REQUIREMENT B1 Business use: Any - 1 space per 25 sq.m. (for B1(c) see (iii) below). B2-7 General industrial and special industrial: Up to 250 - 1 space per 25 sq.m. Over 250 - 10 spaces plus 1 space for every 40 sq.m. over 250 sq.m. (subject to (iv) below). B8 Storage and distribution: Up to 1,000 - as B2-7 but (iv) below does not apply. Over 1,000 - 28 spaces plus 1 space for every 100 sq.m. over 1000 sq.m. Proposals will also be assessed against the following criteria: (i) Policies 31, 39, especially site layout, and 50 must be complied with; (ii) Individual units on larger developments. Parking requirements shall be assessed and met separately for each unit of occupation. Each parking area shall be convenient and readily identifiable in relation to the unit it serves; (iii) B1(c) light industrial development. For B1(c) development, the Council will accept parking on the basis of the B2-B7 standards subject to a condition withdrawing permitted development rights for change of use to B1(a) offices and B1(b) research and development; (iv) B2 General industrial development. Planning permissions will be subject to a condition withdrawing permitted development rights for change of use to B1 unless the B1 parking standards are complied with.

Motor Trade Uses Parking Standards

FUNCTION PARKING REQUIREMENT (i) Employees: 7 spaces per 8 employees. (ii) Showroom and car sales: 1 space for every 10 cars displayed (minimum 2 spaces). (iii) Storage space for cars for sale: 2 spaces for every space in the showroom. (iv) Spare parts store: 6 spaces for customers. (v) Workshop and repairs, greasing and servicing: 3 spaces per bay (2 spaces per bay for tyre & exhaust centres). (vi) Ancillary vehicles: 3 spaces minimum or 75% of total if more than 4 vehicles. (vii) Car wash and petrol filling: 3 waiting spaces for every bay or run in to a row of bays. Proposals will also be assessed against Policy 39.

Shopping and Financial and Professional Services Parking Standards

TYPE PARKING REQUIREMENT (FOR STAFF AND CUSTOMERS) (1) Hypermarkets, superstores and supermarkets: 1 space per 10 sq.metres gross, in out of town/urban fringe locations; 1 space per 12 sq.metres gross, in town, neighbourhood or local centres. (ii) Retail warehousing: 1 space per 20 sq.metres gross including outdoor sales and display areas (e.g. garden centres). (iii) Other shops and financial and professional services: 1 space per 35 sq. metres gross. However, in order to maintain the vitality and viability of shopping centres, parking will not normally be required for proposals of under 250 sq.metres if a) or b) below applies: a) locations within 400 metres walking distance of public car parks in St. Albans City Centre or Harpenden Town Centre; b) locations in neighbourhood or local centres where plentiful and safe on-street parking or public car parking is available. Proposals will also be assessed against Policies 37, 39 (especially criterion (v)) and 50.

Food and Drink Establishments Parking Standards

TYPE PARKING REQUIREMENT (FOR STAFF AND CUSTOMERS) Restaurants, cafes: 1 space per 5 sq.metres of dining area. Public houses, bars: 1 space per 3 sq.metres of bar area. Hot food take-aways: 1 space per 3 sq.metres of public area. However, parking for these uses will not normally be required if the circumstances set out in Policy 46 (iii) a) or b) applies. Proposals will also be assessed against Policies 37, 39 (especially criterion (v)) and 50.

Surgeries and Clinics Parking Standards

Consulting rooms: 3 spaces per room. Professional staff (excluding consulting doctors, dentists, vets, etc.): 1 space per employee. Non-professional staff: 0.7 spaces per employee. Proposals will also be assessed against Policies 39 and 50.

Hotels and Guest Houses Parking Standards

(i) Bedrooms: 1 space per bedroom. (ii) Managerial staff: 1 space per person. (iii) Other staff: 1 space per 2 employees. (iv) Restaurants and bars open to the public: Policy 47 applies for any restaurant and bar space over and above that needed to serve hotel residents. (v) Conference and leisure facilities: applicants must demonstrate that sufficient parking is provided. (vi) Coach parking: to be provided if necessary. Proposals will also be assessed against Policies 39 and 50.

Parking for Disabled People

Parking spaces for disabled people shall be provided as set out in (i) - (v) below. These spaces are included in the total parking requirement and are not additional to it. In public car parks, sufficient provision will be made to meet the needs of the locality. (i) Employment generating developments not normally visited by the public. Car parks up to 100 spaces: 1 disabled space per 25 spaces. Thereafter 1 disabled space for every 100 parking spaces. (ii) Hotels open to residents only: as (i) above. (iii) Shops and other non-residential buildings to which the public have access. Up to 100 spaces: 1 disabled space per 20 spaces. Thereafter 3 disabled spaces for every 100 parking spaces. (iv) Residential (general): 1 disabled space for every dwelling built to mobility standards. Residential (elderly persons dwellings): Up to 10 spaces: 3 disabled spaces. Thereafter 1 disabled space for every 4 spaces. Disabled spaces shall be: a) clearly marked on the ground, with signs at bays and car park entrances as necessary; b) of a size and layout to facilitate wheelchair transfer as indicated in Figure 9; c) located as close as possible to the main accessible entrance to the building and should preferably be under cover; d) provided with a flush dropped kerb at least 1 metre wide if access to a pavement is necessary.

EXISTING FOOTPATHS, BRIDLEWAYS AND CYCLEWAYS

The District Council will resist applications for development which would result in the loss of definitive rights of way, the non-definitive stretches of the Lee Valley Walk, or the Nicky Line or Alban Way footpath/cycleways. A diversion of the western end of the Alban Way may be necessary (see Policy 29). Elsewhere, permanent diversions will be acceptable only if they compare favourably with the original route in terms of distance, gradients, ground conditions and amenity. The Council will resist any development which could endanger users of footpaths, bridleways or cycleways.

Lorry Controls (Colney Heath, Park Street and Smallford/Sleapshyde)

The District Council will seek to secure the introduction of measures to control the through movement of heavy goods vehicles in Colney Heath, Park Street and Smallford/Sleapshyde.

Cycle Schemes in St. Albans

The District Council, in consultation with local cycle user groups, will prepare and promote proposals to assist cyclists in and around St. Albans.