4.1 The Core Strategy identifies the need for the provision of 4,500 dwellings in Three Rivers between 2001 and 2026. Policy CP2 sets out that housing provision will be made primarily from within the existing urban area (approximately 75% of total housing development between 2001 and 2026) and also from housing sites at the most sustainable locations on the edge of existing settlements, in the Green Belt (approximately 25% of total supply between 2001 and 2026). Core Strategy policy CP8 requires all development to provide, or make adequate contribution towards infrastructure and services.
4.2 The Core Strategy Place Shaping Policies set out that of the District's housing requirements over the plan period:
4.3 Core Strategy policy CP2 states that in identifying sites for future development, the Site Allocations document will set out an indicative phasing strategy for the development of sites. This strategy will take into account the policies and parameters established through the Core Strategy and will take into account the sustainability of each site, the deliverability of housing on the site and likely infrastructure requirements. Sites which contribute better to sustainability objectives, are deliverable, and will not have infrastructure requirements that will require a long lead-in time will be phased earlier than sites that contribute less well to sustainability objectives, are not deliverable in the shorter term or require a lead-in period for infrastructure provision.
4.4 Appendix 2 of the Core Strategy sets out housing site selection criteria to assist in the assessment of potential housing sites. It should be noted that while the criteria and score of how well a site performs in relation to the range of planning and sustainability criteria have informed the Council's consideration of the site, in coming to a decision the Council have considered each site on its merits and taken into account site specific circumstances. It is not the case that higher scoring sites have automatically been taken forward and that lower scoring sites have not been taken forward.
4.5 At April 2012, provision has been made for 2,898 dwellings, excluding the outline planning permission that has been granted for Leavesden Aerodrome and including a windfall allowance of 38 dwellings per year between 2021 and 2026. The Site Allocations document sets out how the Council will make provision to meet the Core Strategy requirement.
4.6 In view of the need for new housing in Three Rivers, the benefits of building new homes in Three Rivers would be undermined if the stock of existing housing were to reduce. Therefore the Council's starting point is to protect existing housing in the District.
Identification of Housing Sites
4..7 Sites for housing have been identified through the Strategic Housing Land Availability Assessment (2008) and the Strategic Housing Land Availability Assessment Update (2010) and through sites submitted to the Council during previous stages of consultation on the Core Strategy and Site Allocations Development Plan Document. Information on previous consultation and details including site scores against the housing site selection criteria of all sites that have been considered, including those which have not been taken forward are set out in the Site Allocations Supporting Information report available on our website at www.threerivers.gov.uk.
4.8 Many sites may have development potential, but this document cannot identify and allocate every site. Sites considered for allocation and inclusion in the Site Allocations document are generally above 0.1ha as the Site Allocations document needs to focus on sites likely to make a significant contribution to the objectives of the Core Strategy. National and local planning policies will guide future planning decisions on other sites through the planning application process.
Housing Site Allocations
4.9 Details of individual sites allocated for housing development are set out below. Appendix 2 shows housing site allocations alongside all other allocations by parish area.
POLICY SA1: HOUSING SITE ALLOCATIONS |
Permission will not be granted for development resulting in a net loss of housing unless conversion to other uses is necessary to provide a small-scale facility and provided the surrounding residential area is not significantly adversely affected. Allocated housing sites will be safeguarded for housing development. Sites should be developed at an overall capacity which accords generally with the dwelling capacity given for that site. Proposals for the development of sites should have regard to the phasing strategy for the site, Core Strategy Policy CP2 and the latest monitoring information on housing supply which may result in alteration to the indicative phasing of sites through the Annual Monitoring Report. The earlier release of identified housing sites will only be considered if:
In the case of sites not being required in the plan period to 2026 sites will be safeguarded for future development beyond the plan period. Development of identified housing sites should provide affordable housing in accordance with Core Strategy policy CP4. |
Site Ref |
H(1) |
Site |
Kings Langley Employment Area |
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|
Current Use |
Industrial units, open space and derelict land |
|||
Dwelling Capacity |
100 |
||||
Green Belt |
Yes (part of site) |
||||
Phasing |
2012-2026 |
||||
|
|||||
CommentsIndividual employment sites within the broad area have not been specifically identified. Minimum 8m buffer must be provided to River Gade. Part of the site (north of Masters Yard) is identified as a wildlife site. Measures to avoid adverse impacts and enhance biodiversity will need to be provided by developers, supported by adequate ecological survey. A number of waste sites are located to the north of the site. Parts of the site are in Source Protection Zones 1 and 2. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site Primrose Hill Playing Fields would need to be retained, or replaced with at least equivalent facilities, as part of any redevelopment. |
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Site Ref |
H(2) |
Site |
Mansion House Farm Equestrian Centre, Bedmond Road, Abbots Langley |
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|
Current Use |
Mansion House Farm Equestrian Centre |
|||
Dwelling Capacity |
15 |
||||
Green Belt |
Yes |
||||
Phasing |
2016-2020 |
||||
|
|||||
Site Ref |
H(3) |
Site |
Pin Wei. 35 High Street, Abbots Langley |
||
|
Current Use |
Restaurant |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
No |
||||
Phasing |
2021-2026 |
||||
|
|||||
Site Ref |
H(4) |
Site |
Furtherfield Depot, Furtherfield, Abbots Langley |
||
|
Current Use |
Depot site |
|||
Dwelling Capacity |
15 |
||||
Green Belt |
Yes |
||||
Phasing |
2016-2020 |
||||
Comments The site lies within Source Protection Zone 2. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. |
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Site Ref |
H(5) |
Site |
Leavesden Aerodrome, Abbots Langley |
||
|
Current Use |
Open land including an area with historic planning permission for office space |
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Dwelling Capacity |
425 |
||||
Green Belt |
Yes |
||||
Phasing |
2012-2020 |
||||
Comments Site has outline planning permission for 425 dwellings.
|
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Site Ref |
H(6) |
Site |
Hill Farm Industrial Estate, Hill Farm Avenue, Leavesden |
||
|
Current Use |
Industrial units |
|||
Dwelling Capacity |
30 |
||||
Green Belt |
Yes (part of site) |
||||
Phasing |
2016-2026 |
||||
Comments The site lies within Source Protection Zone 3. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site.
|
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Site Ref |
H(7) |
Site |
Langleybury House/School, Langleybury |
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|
Current Use |
Disused school/house |
|||
Dwelling Capacity |
20 |
||||
Green Belt |
Yes |
||||
Phasing |
2016-2020 |
||||
Comments The site comprises former modern school buildings and their associated hardstanding. Their replacement by housing would be considered not inappropriate development within the Green Belt.
|
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Site Ref |
H(8) |
Site |
Royal British Legion, Church Lane, Sarratt |
||
|
Current Use |
Hall |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
Yes |
||||
Phasing |
2012-2015 |
||||
Comments Site is within Sarratt Village and is allocated as a rural exception site to provide affordable housing. |
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Site Ref |
H(9) |
Site |
33 Baldwins Lane, Croxley Green |
||
|
Current Use |
Car sales |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
No |
||||
Phasing |
2016-2026 |
||||
Comments The site lies within Source Protection Zone 1. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. |
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Site Ref |
H(10) |
Site |
Killingdown Farm, Croxley Green |
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|
Current Use |
Farmland/ buildings |
|||
Dwelling Capacity |
140 - 180 |
||||
Green Belt |
Yes |
||||
Phasing |
Post 2026 |
||||
Comments The site lies within Source Protection Zone 2. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. |
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Site Ref |
H(11) |
Site |
50-52 New Road, Croxley Green |
||
|
Current Use |
Mechanics and Fuel Station |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
No |
||||
Phasing |
2021-2026 |
||||
Comments |
|||||
Site Ref |
H(12) |
Site |
Former Yorke Road School, Yorke Rd, Croxley Green (conversion) |
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|
Current Use |
Disused primary school/office use |
|||
Dwelling Capacity |
5 |
||||
Green Belt |
No |
||||
Phasing |
2012-2015 |
||||
Comments Allocation is based on retention and conversion of existing building.
|
|||||
Site Ref |
H(13) |
Site |
Croxley Station Car Park and Timber Yard |
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|
Current Use |
Car Park and Timber Yard |
|||
Dwelling Capacity |
25 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
Comments Development would need to safeguard parking provision for the station. The site lies within Source Protection Zone 1. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. |
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Site Ref |
H(14) |
Site |
Land Rear of The Queens Drive, Mill End |
||
|
Current Use |
Open land |
|||
Dwelling Capacity |
25 |
||||
Green Belt |
No |
||||
Phasing |
2012-2015 |
||||
|
|||||
Site Ref |
H(15) |
Site |
Garages Rear of Drillyard, West Way, Rickmansworth |
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|
Current Use |
Garages |
|||
Dwelling Capacity |
3 |
||||
Green Belt |
No |
||||
Phasing |
2021-2026 |
||||
Comments The site lies within Source Protection Zone 3. A preliminary
risk assessment to determine whether there is contamination of
the site and whether further remediation works will need to be
undertaken would be required to support planning applications
on the site. |
|||||
Site Ref |
H(16) |
Site |
Long Island Exchange, Victoria Close, Rickmansworth |
||
|
Current Use |
Garage and bar/hotel |
|||
Dwelling Capacity |
50 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
|
|||||
Site Ref |
H(17) |
Site |
Police Station, Rectory Road, Rickmansworth |
||
|
Current Use |
Former police station |
|||
Dwelling Capacity |
20 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
|
|||||
Site Ref |
H(18) |
Site |
Royal British Legion, Ebury Road, Rickmansworth |
||
|
Current Use |
Royal Legion club |
|||
Dwelling Capacity |
5 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
|
|||||
Site Ref |
H(19) |
Site |
Langwood House, High Street, Rickmansworth |
||
|
Current Use |
Office and parking |
|||
Dwelling Capacity |
15 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
Comments Part of site is within floodzone. Flood Risk assessment would be required to support planning applications on the site. Minimum 8m buffer must be provided to Town Ditch.
|
|||||
Site Ref |
H(20) |
Site |
Gas Works, Salters Close, Rickmansworth |
||
|
Current Use |
Gas Works |
|||
Dwelling Capacity |
20 |
||||
Green Belt |
No |
||||
Phasing |
2012-2015 |
||||
Comments Site near to wildlife site. Measures to avoid adverse impacts and enhance biodiversity will need to be provided by developers, supported by adequate ecological survey. |
|||||
The site lies within Source Protection Zone 1. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. |
|||||
Site Ref |
H(21) |
Site |
Bridge Motors, Church Street, Rickmansworth |
||
|
Current Use |
Garage/car sales |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
No |
||||
Phasing |
2021-2026 |
||||
Comments The site lies within Source Protection Zone 1. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. Minimum 5m buffer must be provided to ditch on site. |
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Site Ref |
H(22) |
Site |
Depot, Stockers Farm Road, Rickmansworth |
||
|
Current Use |
Water depot / staff accommodation |
|||
Dwelling Capacity |
60 |
||||
Green Belt |
Yes |
||||
Phasing |
2016-2020 |
||||
Comments Minimum 5m buffer must be provided to watercourses. Part of site within a wildlife site. Measures to avoid adverse |
|||||
impacts and enhance biodiversity will need to be provided by developers, supported by adequate ecological survey. The site lies within Source Protection Zone 1. A preliminary risk assessment to determine whether there is contamination of the site and whether further remediation works will need to be undertaken would be required to support planning applications on the site. |
|||||
Site Ref |
H(23) |
Site |
Pocklington House, Eastbury |
||
|
Current Use |
Care home |
|||
Dwelling Capacity |
30 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
Comments Development depends on suitable replacement for care home being found. |
|||||
Site Ref |
H(24) |
Site |
The Fairway, Green Lane, Oxhey Hall |
||
|
Current Use |
Residential home |
|||
Dwelling Capacity |
25 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
Comments Site depends on alternative provision being made before it could provide housing. |
|||||
Site Ref |
H(25) |
Site |
Crescent Club, Hallowes Crescent, South Oxhey |
||
|
Current Use |
Social club |
|||
Dwelling Capacity |
15 |
||||
Green Belt |
No |
||||
Phasing |
2012-2015 |
||||
|
|||||
Site Ref |
H(26) |
Site |
Former Jet Public House, Hayling Road, South Oxhey |
||
|
Current Use |
Former public house, now demolished |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
No |
||||
Phasing |
2012-2015 |
||||
|
|||||
Site Ref |
H(27) |
Site |
Little Furze School, South Oxhey |
||
|
Current Use |
Primary School (now closed) |
|||
Dwelling Capacity |
75
|
||||
Green Belt |
Yes |
||||
Phasing |
2012-2015 |
||||
Comments Site adjacent to wildlife site and Local Nature Reserve. Measures to avoid adverse impacts and enhance biodiversity will need to be provided by developers, supported by adequate ecological survey.
|
|||||
Site Ref |
H(28) |
Site |
Amenity Space Maylands Road/Ferndown Road, South Oxhey |
||
|
Current Use |
Amenity/Play space |
|||
Dwelling Capacity |
10 |
||||
Green Belt |
No |
||||
Phasing |
2016-2020 |
||||
Comments Development of this site for housing would include reprovision of play area on amenity space at corner of Moortown Road and Northwick Road.
|
|||||
Site Ref |
H(29) |
Site |
South Oxhey Town Centre |
||
|
Current Use |
Town centre uses |
|||
Dwelling Capacity |
360
|
||||
Green Belt |
No |
||||
Phasing |
2016-2026 |
||||
Comments Northwick Road Day Centre facility to be re-provided in the local area as part of any development. |
|||||
Site Ref |
H(30) |
Site |
Grapevine Public House, Prestwick Road, South Oxhey |
||
|
Current Use |
Public House and open land |
|||
Dwelling Capacity |
15 |
||||
Green Belt |
No |
||||
Phasing |
2021-2026 |
||||
Comments Site adjacent to wildlife site and Local Nature Reserve. Measures to avoid adverse impacts and enhance biodiversity will need to be provided by developers, supported by adequate ecological survey.
|
|||||
Site Ref |
H(31) |
Site |
Grazing Land at Foxgrove Path/Heysham Drive, South Oxhey |
||
|
Current Use |
Grazing land |
|||
Dwelling Capacity |
50 |
||||
Green Belt |
Yes |
||||
Phasing |
2021-2026 |
||||
Comments Site adjacent to wildlife site and Local Nature Reserve. Measures to avoid adverse impacts and enhance biodiversity will need to be provided by developers, supported by adequate ecological survey.
|
|||||
Site Ref |
H(32) |
Site |
Rear of Lytham Avenue, South Oxhey |
||
|
Current Use |
Open land |
|||
Dwelling Capacity |
20 |
||||
Green Belt |
Yes |
||||
Phasing |
2021-2026 |
||||
|
|||||
| Site Ref |
H(33) |
Site |
Land at Woodside Road, Abbots Langley |
||
|
Current Use |
Open land |
|||
Dwelling Capacity |
100 |
||||
Green Belt |
Yes |
||||
Phasing |
2016 - 2021 |
||||
Comments Development proposals are to include details of the provision of land serviced for the construction of a primary school at Site S(c)
|
|||||
| Site Ref |
H(34) |
Site |
Fairways Farm Bucknalls Lane, Garston |
||
|
Current Use |
Open land |
|||
Dwelling Capacity |
100 |
||||
Green Belt |
Yes |
||||
Phasing |
Post 2026 |
||||
Comments Part of site is within loodzone. Flood risk assessment would be required to support planning applications on the site
|
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