This meeting was about deciding whether to grant planning permission for five developments across the Borough. The applications included a range of housing schemes and a proposal for a change of use from agriculture to Suitable Alternative Natural Greenspace (SANG) ¹ in order to allow new housing to be built that would otherwise be harmful to the Chilterns Beechwoods Special Area of Conservation (CBSAC).

Haresfoot Farm

The application for Haresfoot Farm, Chesham Road, Berkhamsted proposed the demolition of existing farm buildings and their replacement with 61 dwellings and associated infrastructure. The site, which is in the Green Belt, had previously been considered by the Committee on 3 October 2024 where it was resolved to defer determination. This was to allow the applicant to remove a proposed community hub building from the plans and replace it with two additional dwellings in response to concerns raised over the viability of the hub.

This report represents the second iteration of the scheme, with the committee asked to consider only the changes, it being noted that:

The purpose of this addendum is not to reconsider all the issues again; rather, it is to simply assess the acceptability of the changes with reference to local and national planning policy and, where appropriate, respond to representations from members of the public and consultees.

The site is located outside of the settlement boundary of Berkhamsted. Policy CS1 of the Dacorum Core Strategy states that decisions about the scale and location of development should follow the settlement hierarchy and that:

…Hemel Hempstead is to be the focus for housing development, followed by the market towns (i.e. Berkhamsted and Tring), the large villages (i.e. Bovingdon, Kings Langley and Markyate) and then the small villages in the Green Belt and Rural Area (i.e. Chipperfield, Flamstead, Potten End, Wigginton, Aldbury, Long Marston and Wilstone). Other small villages and land in open countryside are at bottom of the hierarchy as they represent the least sustainable areas of the borough.

Paragraph 109 of the National Planning Policy Framework (NPPF) states that significant development should be located where a genuine choice of transport modes can be offered and that the need to travel should be limited. In this instance, the site already benefits from a number of sustainable transport features including:

• a bus stop within 550m;
• the availability of the HertsLynx bus service operated by Hertfordshire County Council; and
• the site being located on the National Cycle Network Route 57.

The applicant has proposed a comprehensive package of off-site highway works - including the installation of a continuous footway, traffic calming measures and street lighting along White Hill, upgrades to existing footpaths, the widening of a traffic island, the relocation of bus stops, and a speed reduction to 40mph - which would make it easier and safer to walk or cycle into Berkhamsted town centre.

A ‘Haresfoot Pantry’, comprising a vending machine offering daily essentials such as milk and bread, was proposed to be installed adjacent to the bicycle store. This would replace a community hub building that was to have been delivered as part of the previously deferred 59-unit scheme. Hertfordshire County Council requested contributions towards secondary education, special educational needs, and youth services. Hertfordshire and West Essex Integrated Care Board (ICB) requested a contribution of £101,967.60 to increase capacity at Manor Street Surgery.

Land East of Green Lane

Land East of Green Lane, Gaddesden Lane, Gaddesden Row, Hemel Hempstead was the subject of an application for a change of use from agricultural land to Suitable Alternative Natural Greenspace (SANG) with an associated access road and car park. This site comprises a rectangular parcel of land of approximately 16.31 hectares located within the Metropolitan Green Belt, wherein new development is heavily restricted. The report noted that:

The grant of planning permission for this application would permit the above change of use but would not automatically result in the site constituting a SANG. However, as the description includes reference to SANG, it is appropriate to consider whether the land is, in fact, capable of becoming a SANG.

The Chiltern Beechwoods Mitigation Strategy sets out the SANG criteria likely to be accepted by the Council (as Competent Authority) and Natural England. The land was assessed against the following criteria and deemed suitable in principle:

• Paths: A circular walk of 2.3km that is accessible for all users.
• Parking: A car park for 25 cars and 4 cycle spaces.
• Access: A safe access route for pedestrians and cyclists.
• Character of space: A semi-natural, green and tranquil environment that retains an open and rural character.

Natural England raised no objections to the scheme in principle and were happy to support the designation of the land as SANG once details in relation to its long term management had been clarified and secured. They noted, amongst other things, that:

The NE SANG Guidelines (2021) include the following statement: Avoid convoluted paths and pinch points in SANG design. By maintaining a minimum width between paths of 100 m in open ground and 50 m in dense woodland. Natural England notes that care has been taken to ensure that the circular path is screened by new woodland and thickets to break up views between paths on the circular walk, given that the distance between the paths is, as times, less than 100m. The new woodland and thickets are deemed by Natural England to be an essential component of the SANG creation. As such, these areas of new planting should not be included within the calculation of ‘spare’ Biodiversity Net Gain for future sale.

The Land Trust confirmed that they were happy to take formal ownership of the site and would be responsible for its management and maintenance. The report noted that there is currently a lack of strategic SANG capacity in the western part of the Borough, and that the proposed SANG would help to alleviate this. It was also noted that a planning application has been approved for the development of Grange Farm ² in Flamstead.

Planning application 23/02034/MFA

Spencer's Park Phase 2 East

This application sought approval of the layout, scale, appearance and landscaping (reserved matters) for the construction of 324 dwellings and two commercial units (Class E) at Spencer's Park Phase 2 East, Land between Three Cherry Trees Lane and Cherry Tree Lane, Hemel Hempstead.
Outline planning permission for the site was granted in 2016 for up to 600 dwellings across the two local authority areas of Dacorum Borough Council and St Albans City and District Council. An identical application was submitted to St Albans District Council.

The layout seeks to continue the design principles established in the adjacent Spencer’s Park Phase 2 West development and has been designed to ensure a comprehensive masterplan that reads as a whole. The scheme included a variety of different dwelling types with a mix of unit sizes and tenures. Thirty five percent of the units were proposed to be affordable housing with an emphasis on affordable rent, followed by shared ownership.

The proposals are considered acceptable with the mix ensuring a sustainable and balanced community and 166 dwellings exceeding National Minimum Space Standards.

The development was proposed to be built at a density of approximately 28 dwellings per hectare, with building heights ranging from 2 to 4 storeys. A number of constraints dictated the layout. These include trees, the school site, topography, drainage and power easements, and the Buncefield no build zone. A central 'green spine' was proposed to provide a north-south connection between the development and the Nickey Line. Further, a segregated 4m wide shared cycle/footway was proposed to provide an east-west connection between Three Cherry Trees Lane, Spencer's Park Phase 2 West and the proposed Land at East Hemel Hempstead development. The proposals included a landscaped neighbourhood square that would be located opposite the proposed primary school site, with a locally raised carriageway to help reinforce the visual connectivity between the two uses and enhance pedestrian safety. Two commercial units (Class E) were proposed within this square to help provide a focal point, with the applicant expecting them to be used as a café and retail unit.

Former British Gas Site

The former British Gas site on London Road, Hemel Hempstead was proposed to be redeveloped for residential use. The site, which measures approximately 3.73 hectares, comprises a former gas works and is located in a highly accessible location that is within easy walking distance of Hemel Hempstead Railway Station and the town centre.

Full planning permission was sought for the erection of 476 dwellings comprising one- and two-bedroom flats, with an associated access road, car parking, cycle parking, landscaping, amenity space and refuse storage. Eight percent (39 units) of the units were proposed to be provided as affordable homes, with the applicant proposing a choice between providing 39 flats for discount market sale (DMS) ³ or working in partnership with a registered provider (RP) to secure grant funding from Homes England to purchase 39 of the flats for Social Rent (SR) at 70% open market value. The applicant was also proposing to market the 39 flats for 9 months, and if not sold within that period, would sell them as private tenure, with the council benefiting from 20% and 35% of the sale proceeds.

The development has been designed as a car-free development. The applicant's rationale for this approach was that:

The site is considered to be in a sustainable location which is recognised in the Masterplan Guidance by the reference to exploring a reduction in residential parking spaces and promoting sustainable means of transport.

The Two Waters Masterplan Guidance (2018) sets out the framework for the design of new developments within this area of Hemel Hempstead. It suggests a maximum plot ratio of one, a framework of heights of 4 to 6 storeys, and that buildings higher than three storeys should be set back from the building line to reduce visual impact. The Two Waters masterplan also promotes the use of sustainable design, seeks a reduction in car parking, and the promotion of sustainable modes of transport. It also highlights the need to explore opportunities to establish a link to the station, independent of London Road.

The layout of the scheme was proposed to respond to the immediate context by placing the lower, three-storey, apartment buildings along London Road. This was considered to be a sensitive response to the existing built form along London Road, wherein there is a mix of detached, semi-detached, and terraced properties, as well as two apartment blocks (Amberside Court and Malin Court). Stepping back from London Road allowed the applicant to achieve greater building heights to the rear of the site, with a range from 5 to 10 storeys. The tallest blocks were to be located towards the centre of the site, to either side of the pressure reduction station (PRS) with a gradual transition down in height to the east and west. To help break down the perceived massing of these buildings, a “slip block” typology was proposed to be used whereby the block is split into two elements, with the lower height volume set to the north and offset.

The proposed scheme included a network of 1.6 hectares of new public open space for leisure and recreation, as well as two Local Areas of Play (LAPs) for pre-school children. No play provision was proposed for older children, however the applicant was offering to upgrade the play area at Blackbird Moor and make financial contributions to Dacorum Borough Council to help fund play facilities elsewhere. The applicant was also willing to make financial contributions to playing pitches and general medical services.

Waterworks Bungalow

The application for Waterworks Bungalow, Greene Field Road, Berkhamsted sought approval for the demolition of the existing bungalow and its replacement with a new building containing eight flats. The site is located in the centre of Berkhamsted within the Conservation Area and close to the River Bulbourne. It currently comprises a detached single storey dwelling with an associated driveway, parking area and gardens.

The applicant proposed the construction of six two-bedroom flats and two one-bedroom flats set over three storeys with an undercroft car park for nine cars and a bin store. Two of the ground floor flats would be provided with a private terrace that would overlook the river. The four flats at first floor level, and the two flats at second floor level, would be provided with inset balconies. The applicant's approach to design was informed by the existing built form in the surrounding area, with:

The massing of the building (comprising) two and three storey elements, consisting of a gabled roof scape. The three-storey element would comprise three gables orientated east-west, whilst the two-storey element would comprise two gables orientated north-south.

The applicant considered that the design would enhance the character of the Conservation Area and make a positive contribution to the local environment.

The Council’s Conservation & Design Officer recommended that the application be supported in principle, however, did note that the development would result in the loss of green space. Natural England objected to the development, stating that:

the site lies within the zone of influence (of the Chilterns Beechwoods SAC). Therefore, a Habitats Regulations Assessment is required to determine Likely Significant Effect. Mitigation measures will be necessary to rule out adverse effects on integrity.