harpenden neighbourhood plan … · the hnp considered all sites assessed in the 2009 and 2016...

Harpenden Neighbourhood Plan Site Assessment Summary Paper

1

Harpenden Neighbourhood

Plan

Site Assessment Summary

Paper

For submission Neighbourhood Plan

January 2018


2

[Intentionally blank page]


3

Contents

1.0 Introduction .................................................................................................................................................................................. 4

2.0 Site Identification ........................................................................................................................................................................ 5

3.0 Site Assessment Process .......................................................................................................................................................... 6

4.0 Results Summary ...................................................................................................................................................................... 10

Appendices

Appendix A: Scoring Matrix ............................................................................................................................................................... 13

Appendix B: Site Assessments .......................................................................................................................................................... 14


4

1.0 Introduction

1.1 This Site Assessment Summary Paper is prepared in support of the Regulation 14 Harpenden

Neighbourhood Plan.

Purpose of the document

1.2 The purpose of this document is to:

a. Detail the site assessment process undertaken in support of the Harpenden

Neighbourhood Plan; and,

b. Outline the proposed site allocations in Regulation 14 draft Neighbourhood Plan.


5

2.0 Site Identification

2.1 The Harpenden Neighbourhood Plan Steering Group sought to take a comprehensive approach to the

identification of potential sites for the Harpenden Neighbourhood Plan. Therefore, potential sites were

identified through the following methods:

1. A “Call for Sites”, specific to the Harpenden Neighbourhood Plan; and

2. Sites identified in the 2009 and 2016 SADC Strategic Housing Land Availability

Assessment (SHLAA).

Harpenden Neighbourhood Plan Call for Sites

2.2 The Harpenden Neighbourhood Plan Call for Sites was announced on 20th March 2017 and concluded

on 17th April 2017; however, submissions after that date were accepted and assessed.

2.3 The Call for Sites was announced on the Harpenden Town Council website and was promoted by

Harpenden Town Council through the media and social media. Any person could suggest a site for

consideration, including local residents or landowners (ideally the person submitting the site could

confirm its availability, but this could be ascertained at a later date). In order to do so, residents and

landowners were asked to complete a nomination form and submit to the Town Council with a

supporting site location plan.

2.4 In total, 19 sites were submitted to the Call for Sites. This included sites in the Green Belt and eight of

the sites were previous SHLAA sites.

2009 and 2016 SHLAAs

2.5 A SHLAA is a site assessment paper produced by a Local Planning Authority, used to inform the

preparation of a Local Plan. The HNP considered all sites assessed in the 2009 and 2016 SHLAAs (the

most recent SHLAAs), including those deemed unsuitable for allocation.

2.6 SHLAA assessments are included as submissions at Appendix B.


6

3.0 Site Assessment Process

3.1 This section sets out the process through which identified sites were assessed.

First Sift

3.2 Prior to any formal assessment, all SHLAA sites were reviewed with the intention of removing any sites

that have since been developed or benefit from a current planning permission. Following this sift, a list

of sites totalling 45 potential development locations was compiled.

Initial Assessment

3.3 Sites were assessed using a range of tools. Initially these focused on a site assessment template

(Appendix B) compiled based on best practice advice made available through Locality. Principally, the

site assessment template sought to determine whether sites were available, achievable (i.e. financially

viable) and suitable for the proposed type of development. It was supported by a “RAG” (red, amber,

green) assessment, which looked at the sustainability of development at each site.

Second Sift

3.4 The Harpenden Neighbourhood Plan originally considered Green Belt Sites due to an ambition to

potentially align with the (then draft) St Albans City and District Council Detailed Local Plan (DLP),

identifying potential small development sites to release from the Green Belt in that document.

However, following the failure of the DLP to proceed to examination1, it was determined that this

approach was no longer viable due to the likely time delay between the Harpenden Neighbourhood

Plan being adopted, which would result in a lag between sites being identified and released for

allocation, during which circumstances may change. The approach was discussed with St Albans City

and District Council and Locality2, with both understanding the approach.

3.5 In total, 29 sites were removed from the site assessment process. Assessments were not finalised for

these site and there is no further reference to Green Belt sites in this document.

1 The DLP did not proceed to examination due to SADC being adjudged to have not met the legal Duty to Cooperate with

neighbouring local authorities in the preparation of its Strategic Local Plan. Without a Strategic Local Plan, the Detailed Local

Plan could not continue to be prepared. 2 Locality provides national Neighbourhood Planning support on behalf of the Department for Communities and Local

Government.


7

3.6

3.7

3.8

In addition, two further sites were removed from the list, Highfield Oval and Elliswick Tennis Club. These

were both taken from the SHLAA, but were removed following a request from the landowner of each.

These sites are not detailed further in this paper.

Following the second sift, 14 sites remained. The assessment of each of these sites is summarised in

Section 4 of this report. 13 of these sites also feature in the Scoring Matrix (Appendix A) and the site

assessment site assessment template for each site is included at Appendix B. The only site that does

not is Harpenden Public Halls, for which insufficient information was provided.

The 13 remaining sites are:

1. Former Westfield Allotments

2. Victoria, Alexandra, Littleport and Collingham Houses, Southdown Industrial Estate

3. Pan Autos and adjacent uses, Dark Lane / Grove Road

4. Batford Mill Industrial Estate

5. Land at rear of Luton Road and Farm Avenue

6. Southwood Court, 28 Milton Road

7. Southdown Industrial Estate

8. Land to the rear of Harpenden Fire Station, Leyton Road, Harpenden

9. Land at 63 High Street, Harpenden

10. Jewsons, Grove Road

11. Harpenden Memorial Hospital

12. Land and Garages at Longfield Road, Harpenden

13. Garages at Noke Shot


8

Scoring Exercise

3.9 All sites listed at Paragraph 3.8 went through a Scoring Exercise. The Scoring Exercise was designed

partially to expand on the site assessment template for each site. The Scoring Exercise took the key

principles of availability, achievability and suitability and formed ten criteria against which each site

were marked out of 12, with a maximum score of 120. Scores were assigned a colour based on brackets

of ten marks.

3.10 The Scoring Exercise resulted in a Scoring Matrix (Appendix A), which was a live document that was

regularly updated at Steering Group meetings. The Matrix was used as a consideration, along with the

site assessment template for each site. Sites that attained either a dark or light green score (80-120

points) were favoured for development. A number of current employment sites were considered first

with a residential proposal, then again with an employment proposal, particularly where the residential

use proposed did not gain a score of over 80/120.

Promoter Interviews

3.11 Where possible, the Steering Group met with the promoter of each site to seek further information on

each, including the exact detailed proposals for each. Following these meetings, site assessment

template and the Scoring Matrix were updated as appropriate.

Selection process for the Regulation 14 Draft Neighbourhood Plan

3.12 Once the site assessment template and Scoring Matrix were complete, the Steering Group met to

confirm which sites to include as site allocations in the Regulation 14 Draft of the Harpenden

Neighbourhood Plan. This was based on the results of the Scoring Exercise. Sites that gained a higher

percentage score (over 66%) were selected provided each site was confirmed to meet the key

requirements of being available, achievable and suitable. Sites/proposals that did not achieve 66% were

not selected for inclusion in the draft Neighbourhood Plan. This rigid approach was crucial to ensure

an objective site selection process.


9

Amendments following Regulation 14 Consultation

3.13 Following feedback received at Regulation 14 Consultation, the Steering Group revised the approach

to Policy H10 (Housing Site Allocations) in the draft Neighbourhood Plan. Firstly, the Harpenden

Memorial Hospital has been included as an additional allocation following receipt of sufficient

information to conduct a site assessment. Secondly, all allocations are changed from target figures to

minimum figures based on a density of 40 dwellings per hectare, following comments querying the

selection of figures, including from SADC. While this appears to reduce the number of units considered

to be suitable on each site, it simply expresses a minimum figure while supporting appropriate

developments above each figure subject to a suitable design.


10

4.0 Results Summary

4.1 Table 1. sets out the results of the site assessment for each of the sites that made it through the sifting

process. The summary at Table 1. is taken from the outcome of the Scoring Matrix (Appendix B) and

the site assessment template (Appendix C).

No Name Reference Uses

Considered

Outcome

1 Former

Westfield

Allotments

HNP-9 Proposed for

residential

(100%

affordable)

The site assessment found the site was

available, achievable and suitable for the

proposed use and therefore the

Neighbourhood Plan includes the site as a

minimum allocation of 23 affordable units,

subject to design considerations.

2 Victoria,

Alexandra,

Littleport

and

Collingham

Houses,

Southdown

Industrial

Estate

HNP-10 Proposed for

residential

Also

considered

for mixed-

use

employment

and

residential

The site assessment found that the site was

available and achievable. In terms of

suitability, it concluded that the

employment use of the site was valuable

given its proximity to the Southdown

Industrial Estate. However, it also noted that

the site already included a residential unit

and there was potential to create a more

intensive use of the site. Therefore, the

Neighbourhood Plan includes the site as a

mixed-use allocation for at least the same

amount of employment floorspace plus a

minimum of five residential units, subject to

design considerations.

3 Pan Autos

and

adjacent

uses, Grove

Road,

Southdown

HNP-15

(SHLAA-U-H-

298)

Proposed for

residential

The site assessment process found that the

site was available, achievable and suitable

for redevelopment in residential use.

Therefore, the Neighbourhood Plan includes

the site as a residential allocation for a

minimum of 14 dwellings. It is anticipated

that the site has potential for a higher

density development providing more units,

possibly in collaboration with Jewsons,


4 Harpenden

Public Halls

HNP-19 Proposed for

residential

Insufficient information was received to fully

assess the site and therefore it has not been

incorporated as a site allocation. However,

the Neighbourhood Plan includes a policy

supporting future redevelopment of the site

subject to certain requirements.

5 Batford Mill SHLAA-U-H-54 Considered The site assessment process found the site


11

Industrial

Estate

for

residential

and

employment

to be a key protected employment location

and not suitable for residential

redevelopment. Therefore, the

Neighbourhood Plan seeks to continue to

protect the site as an employment location.

6 Land at rear

of Luton

Road and

Farm

Avenue

SHLAA-U-H-65 Considered

for

residential

The site assessment process could not

confirm the availability or achievability of

this site and therefore it is not included in

the Neighbourhood Plan.

7 Southwood

Court, 28

Milton

Road


for

residential

The site appears to be available, achievable

and suitable subject to conversion, but

there is only an intention to provide one

unit, so it does not warrant allocation in the

Neighbourhood Plan.

8 Southdown

Industrial

Estate


for

residential

and

employment.

The site assessment process found the site

to be a key protected employment location

and not suitable for residential

redevelopment. Therefore, the

Neighbourhood Plan seeks to continue to

protect the site as an employment location.

9 Land to the

rear of

Harpenden

Fire Station,

Leyton

Road,

Harpenden

SHLAA-U-H-

130

Considered

for

residential


to be unsuitable for development due to

the nature of the site, which is heavily

wooded.

10 Land at 63

High Street,

Harpenden

SHLAA-U-H-

165

Considered

for

residential

and

employment.






minimum of 5 dwellings, subject to design

considerations.

11 Jewsons,

Grove

Road,

Southdown

SHLAA-U-H-

299

Considered

for

residential






minimum of 14 dwellings. It is anticipated

that the site has potential for a higher

density development providing more units,

possibly in collaboration with Pan Autos,


12 Harpenden

Memorial

Hospital

SHLAA-U-H-

331

Considered

for mixed use

healthcare


to be available, suitable and achievable for a

minimum of 34 dwellings on the aspect of


12

and

residential

the site not identified for healthcare use

provision. It is allocated in the

Neighbourhood Plan.

13 Land and

Garages at

Longfield

Road,

Harpenden

SHLAA-U-H-

473a / SHLAA-

U-H-473b

Considered

for

residential






minimum of four dwellings, subject to


14 Garages at

Noke Shot

SHLAA-U-H-

475

Considered

for

residential






minimum of seven dwellings, subject to


Table 1: Site Assessment Summary Table

Appendix A: Scoring Matrix

Site 1 Site 2 Site 2 Site 3 Site 3 Site 4 Site 4 Site 5 Site 6 Site 7 Site 7 Site 8 Site 9 Site 9 Site 10 Site 11 Site 12 Site 13

Former Westfield Allotments

Victoria, Alexandra, Littleport and Collingham Houses, Southdown Industrial Estate

Victoria, Alexandra, Littleport and Collingham Houses, Southdown Industrial Estate

Pan Autos and adjacent uses, Dark Lane / Grove Road

Pan Autos and adjacent uses, Dark Lane / Grove Road

Batford Mill Industrial Estate

Batford Mill Industrial Estate

Land at rear of Luton Road and Farm Avenue

Southwood Court, 28 Milton Road

Southdown Industrial Estate

Southdown Industrial Estate

Land to the rear of Harpenden Fire Station, Leyton Road, Harpenden

Land at 63 High Street

Land at 63 High Street

Jewsons, Grove Road

Harpenden Memorial Hospital

Land and Garages at Longfield Road

Garages at Noke Shot

HNP-9 HNP-10 HNP-10

HNP-15 / SHLAA-U-H-

298

HNP-15 / SHLAA-U-H-

298SHLAA-U-H-

54SHLAA-U-H-

54SHLAA-U-H-

65SHLAA-U-H-

66SHLAA-U-H-

69SHLAA-U-H-

69SHLAA-U-H-

130SHLAA-U-H-

165SHLAA-U-H-

165SHLAA-U-H-

299SHLAA-U-H-

331

SHLAA-U-H-473a and SHLAA-U-H-473b

SHLAA-U-H-475

Residential (100% affordable) Residential Employment Residential Residential Residential Employment Residential Residential Residential Employment Residential Residential Employment Residential

Residential (with healthcare on site) Residential Residential

2 25 45 65 85 105

8 7 9 9 9 5 9 7 9 10 11 11 11 11 9 9 6 710 11 11 10 10 9 9 9 10 7 9 5 9 9 11 12 4 85 8 9 5 5 2 5 9 8 2 6 8 5 5 5 10 5 69 12 12 12 12 9 9 9 4 9 9 4 5 5 12 9 12 126 9 9 12 12 9 8 6 9 9 7 2 9 9 12 10 11 119 12 12 8 8 5 5 10 12 12 12 5 12 12 8 12 12 12

12 4 12 5 9 8 9 8 12 7 11 7 8 10 10 9 12 12

12 8 8 12 12 9 9 2 8 12 12 12 12 12 12 12 12 1212 4 12 1 12 2 12 10 9 1 12 5 8 10 10 10 12 12

12 10 10 9 10 9 9 4 3 1 12 10 11 11 10 12 12 12

38-49

95 85 104 83 99 67 84 74 84 70 101 69 90 94 99 105 98 10479% 71% 87% 69% 83% 56% 70% 62% 70% 58% 84% 58% 75% 78% 83% 88% 82% 87%

95 85 104 83 99 67 84 74 84 70 101 69 90 94 99 105 98 104

%

RAG Score

Overall Score (out of 120)

Achievability

Appropriate Use

Harpenden Neighbourhood Plan - Site Assessment Summary

Reference

Use

Score out of 12

Name

Dark Red = 1-2, Pale Red = 3-4, Dark Amber = 5-6, Pale Amber = 7-8, Dark Green = 9-10, Pale Green = 11-12

Available for developmentAvailability

Connectivity

Achievable/Deliverable

Suitability

Compatability with surrounding land usesFlood RiskBiodiversity/Landscaping/Green Infrastructure/Heritage ImpactHighways/Parking ImpactAccess

Appendix B: Site assessment templates

1. Former Westfield Allotments

Harpenden Neighbourhood Plan

Site Assessment

HNP – 9 – Former Westfield Allotments Site

Landowner Harpenden Town Council

Location

Area 0.57 ha

Capacity 24 dwellings (taking in to account layout of the site)

Proposal Affordable Housing

Planning history

The site was previously used as allotments

5/2005/2021 Forty two flats in two blocks with associated car parking, landscaping and access (Refused)

5/2015/3036 Outline Application (access and landscape sought) for construction of 24 affordable dwellings consisting of eight apartments and sixteen houses with associated landscaping and parking (Withdrawn)

Availability Landowner intends to sell the site if it was allocated for development.

The site is available for development immediately.

Achievability Achievability confirmed by Harpenden Town Council

Suitability The site has relatively short walking and cycling distance to the key points selected, distances don’t exceed 2500 meters.

The site is accessible by both walking/cycling pathway and vehicle roads

The site has a Roman Snail Colony which would have to be relocated ifdevelopment takes place.

The site does not have any flood risk.

Deliverability 0-5 years

Acceptability

Conclusion

There is local support for affordable housing provision.

Subject to appropriate mitigation, the site should be allocated.

2. Victoria, Alexandra, Littleport and Collingham Houses, Southdown Industrial Estate


Site Assessment

HNP 10 – Victoria, Alexandra, Littleport and Collingham Houses, Southdown Industrial Estate

Landowner Charlie Marriot (Victoria, Alexandra and Littleport, plus access roads) and Lisa Kiff (Collingham)

Location

Area 0.33 hectares (approximately)

Capacity Circa 950sqm of employment and approximately 5 dwellings

Proposal Mixed-use employment and residential

Planning history

The properties appear to have been developed following a permission to convert an existing garage block to employment and ancillary uses in 1979 (5/1979/1318).

In 1999 a Certificate of Lawfulness was issued for the residential use of Collingham House.

A comprehensive application to change the use of Collingham House to Class B1 (office) and develop front and rear extensions to Collingham, Littleport and Victoria (rear only) houses was permitted in 2013 (5/2013/1389).

Availability The submission forms state that all tenancies will be completed prior to development and that Lisa Kiff is ‘aware’ of the development.

Achievability The site is submitted for mixed-use development, which should be achievable.

Suitability The site is highly suitable for redevelopment in employment use.

For residential use there are some concerns related to impact on amenity of future residents, but this may be addressed through a suitable design.


Acceptability Harpenden Town Council previously supported the 2013 scheme due to the proposal for employment use in an employment location.

The fact that part of the site is in residential use must be taken in to account.

Conclusion Given its current use, a denser redevelopment is acceptable, provided the detailed design ensures new residents have an acceptable amenity.

3. Pan Autos and adjacent uses, Dark Lane / Grove Road


Site Assessment

SHLAA – U – H – 298 Pan Autos and adjacent uses, Grove Road, Harpenden

Landowner Unknown

Location

Area 0.35 hectares

Capacity Approximately 41 dwellings

Proposal Residential development

Planning history

Currently Land of Employment and other commercial uses, currently of mix use: car repairs, servicing and sales, storage and distribution

Availability The land was submitted to the Council in 2009 and 2016 and availability has been confirmed.

Achievability The proposal is expected to be financially viable.

Suitability

Principally suitable for housing development, albeit with a need to consider nearby uses.

The site is, however, in employment use, so loss of employment would need to be considered.

Deliverability Medium – long term

Acceptability

Conclusion

The use of the site as an urban residential development is broadly acceptable.

The site should be allocated for around 41 residential units, subject to detailed design considerations.

4. Batford Mill Industrial Estate


Site Assessment

SHLAA – U – H – 54 - Batford Mill Industrial Estate

Landowner Owned by a range of pension funds.

Location

Area 0.95 hectares

Capacity 38 dwellings at 40 dwellings per hectare


Planning history

Currently and previously employment / light industrial use

Planning application (Reference 5/2016/1641) was approved: retrospective overflow car parking

Availability The land was submitted to the 2009 SHLAA and was available at the time, but has not been submitted since.

Achievability It is anticipated that residential development would be viable.

Suitability Redevelopment in residential use is broadly suitable although 20% of the site is in Flood Zone 2 and would need to be avoided.

Deliverability Unknown

Acceptability

Conclusion

Batford Mill site is designated as a employment area in the District Local Plan Review 1994. The interim Central Hertfordshire Employment Land Review classified the site as a ‘good’ employment site, which should be retained for employment use. There is local support to retain this site in employment use, in line with the objectives of the Neighbourhood Plan

The loss of the protected employment location is not desirable and availability is unknown. Employment use should be retained where possible.

5. Land at rear of Luton Road and Farm Avenue


Site Assessment

SHLAA – U – H – 65 - Land at rear of Luton Road and Farm Avenue

Landowner A number of residential homeowners (as of 2001)

Location

Area 0.46 hectares

Capacity Unclear, around five dwellings


Planning history

Various residential extensions to properties along Kinsbourne Crescent

Availability The land was submitted to the Council in 2001, but has not been submitted since then. It is unclear if the land is available in full.

Achievability There are doubts as to achievability in light of the (assumed)multiple landowners.

Suitability

The site would be suitable for residential development (as confirmed by SADC in 2001) as previously developed land benefiting from current residential use, subject to impact on amenity and providing suitable access.

Deliverability Unlikely to be available in the short to medium term

Acceptability

Conclusion

Should local support be ascertained, the proposal could be acceptable.

There is no evidence to show if the site is available or achievable and therefore it should not be allocated.

6. Southwood Court, 28 Milton Road


Site Assessment

SHLAA – U – H – 66 Southwood Court, 28 Milton Road

Landowner Unknown

Location

Area 0.19 hectares

Capacity 7 dwellings

Proposal Development of one dwelling

Planning history

Planning application (Reference 5/2006/2266) was approved: Change of use from Class C2 (residential home for the elderly) to Class C1 (accommodation for staff)

Availability The land was submitted to the Council at the 2009 SHLAA (andsubsequently rejected at first phase), but has not been submitted since then.

Achievability Given the ongoing need for the current accommodation, the site is unlikely to be available in the short-term

Suitability

Broadly suitable, but only conversion is likely to be acceptable in heritage terms.

Deliverability Unlikely to be available in the short to medium term

Acceptability

Conclusion

Unclear

The proposal on includes one dwelling, so its allocation in the Neighbourhood Plan is not desirable.

7. Southdown Industrial Estate


Site Assessment

SHLAA – U – H –69 - Southdown Industrial Estate

Landowner Coal Pensions Properties Ltd

Location Southdown Industrial Estate

Area 2.38 hectares

Capacity 75-95 dwellings


Planning history

Site currently is a Designated Employment Area (EMP3): occupied by business premises- storage and distribution (and children’s play area etc.)

5/2007/1977 Part change of use of Unit 9 from B8 (warehouse) to A1 retail to provide storage area and shop floorspace. Refused.

5/2006/0718 Change of use of industrial building (B1) to veterinary surgery (sui generis) Conditional permission.

5/2006/0065 Change of use of industrial building (B1) to veterinary surgery (sui generis) Refused.

5/2004/1727 Change of use of Unit 3 from industrial building (Class B1) to children’s indoor activity centre (Class D2). Conditional permission.

5/2004/0359 Demolition of Class B2 building (Irradion House) and replacement building for Class B1 (light industrial) and/or Class B2 (storage and distribution use). Conditional permission.

5/2003/2491 Use of Unit 9 as a warehouse, distribution and showroom facility. Conditional permission.

5/2002/2484 Use of Unit 9 for storage and retail sales. Refused

5/2000/2329 Change of use of Unit 1 from Class B8 (warehousing and distribution) to Class B2 (general industry). Conditional permission.

Availability The land was submitted to the Council in 2009 and 2016,

Site proposed by agent on behalf of landowner, Tenancies believed to be capable of being terminated in fairly short periods of time

Achievability It is expected the proposal would be financially viable.

Suitability

In principle, residential use at the site would appear to be highly suitable. However, the site lies within designated employment area EMP3.

Deliverability Deliverable in short/medium term

Acceptability

Conclusion

The site is an important local employment site and loss of this use would not be acceptable locally.

Loss of the employment site is not acceptable.

8. Land to the rear of Harpenden Fire Station, Leyton Road, Harpenden


Site Assessment

SHLAA – U – H – 130 - Land to the rear of Harpenden Fire Station, Leyton Road

Landowner Hertfordshire County Council

Location

Area 0.21 hectares

Capacity Approximately 4 dwellings


Planning history

Currently the site is unused

No relevant planning history

Availability The land was submitted to the 2009 and 2016 SHLAAs by the landowner

Achievability It is expected that the proposal is financially viable.

Suitability

The site has significant heritage constraints that would be difficult to manage.

The site is heavily wooded, meaning development would have biodiversity implications.

Compatibility with the fire station is not clear.

The location is very close to nearby destinations.

Deliverability Short to medium term (dependent on tree removal).

Acceptability

Conclusion

Unsure.

The site is not suitable due to a range of issues and therefore should not be allocated.

9. Land at 63 High Street, Harpenden


Site Assessment

SHLAA – U – H –165 - Land at 63 High Street, Harpenden

Landowner Gallagher Holdings Ltd

Location

Area 0.21 hectares

Capacity 5 dwellings subject to detailed design considerations.

Tall trees along northern perimeter, the irregular shape of the site and the close proximity of the site to numerous Grade II Listed buildings in addition to being in the Conservation Area significantly reduces the overall density


Planning history

Site currently in employment use (Plant Hire Business)

5/2005/1390 Two storey office building (renewal of planning permission 5/95/0621 dated 15/6/95 - outline) DC3 Conditional Permission

Ref. 5/2005/0634 Demolition of building (renewal of planning permission 5/00/0482CA dated 02/05/00)- DC11CA Conditional CA Consent

5/05/0648 Two storey office building outline - (renewal of planning permission 5/00/0595 dated 3/05/2000) dc3 Conditional Permission 5/00/0595 dated 3/05/2000)

5/2010/1810 Conservation Area Consent - Demolition of existing building-DC11CA Conditional CA Consent

5/2010/1702 Extension of time limit for implementation of planning permission 5/05/1390, dated 19/08/05 for two storey office building (renewal of planning permission 5/00/0595 and 5/95/0621)

Availability The land was submitted to the Council in 2009 and 2016,

Site proposed by an agent on behalf of the landowner.

Achievability It is expected that residential development is financially viable. Other uses are unclear.

Suitability

Residential development, subject to design considerations, appears to be suitable. However, the loss of an undesignated employment use would need to be considered.

Deliverability Deliverable in short/medium term 0-5 years

Acceptability

Conclusion

Although in the Town Centre, it is concealed so would be an acceptable residential use.

The site appears to be acceptable for residential use subject to detailed design and may be allocated for around five dwellings.

10. Jewsons, off Grove Road


Site Assessment

SHLAA – U – H – 299 - Jewsons, Off Grove Road

Landowner

Location

Area 0.34 hectares

Capacity Around 40 dwellings


Planning history

Currently Mix use retail and employment land (Jewsons builders materials and associated storage yard)

Availability The land was submitted to the Council in 2009 and 2016, and the landowner has confirmed availability for residential development.

Achievability It is expected that the proposal is financially viable.

Suitability

The site is suitable for residential use subject to appropriate mitigation of surface water flood risk and impact of neighbouring uses on amenity.

Deliverability Medium – long term (dependent on lease arrangements)

Acceptability

Conclusion

As with Pan Autos, its delivery is broadly acceptable.

The site should be allocated for around 40 dwellings subject to detailed design considerations

11. Harpenden Memorial Hospital


Site Assessment

SHLAA – U – H – 331

Landowner West Herts Hospitals NHS Trust/ PCT

Location Harpenden Memorial Hospital

Area 1.62 hectares (of which 0.86 considered for residential)

Capacity SHLAA estimated a capacity of 55 dwellings, however, this is likely to be reduced if part of the site is to be retained – 34 dwellings at 40 per hectare.

Proposal Retention of healthcare facilities (transformed into a “Wellbeing Hub”) with some additional residential development (38-49 dwellings) in the form of family housing and apartments (some new build, some in the converted Red House.

Planning history

Healthcare site currently used by The Red House/Harpenden Memorial Hospital

Availability The Herts Community NHS Trust has confirmed the availability of the site.

Achievability We expect that the proposals are viable and that the residential development may cross-fund the healthcare element.

Suitability

Subject to acceptable reprovision of healthcare use, acceptable layout/density and protection of the Red House, the development would be suitable.

Deliverability Medium to long term.

Acceptability With the requirements set out in the suitability section it is expected that locals would support the scheme.

Conclusion The site should be allocated for an appropriate number of dwellings.

12. Land and Garages at Longfield Road, Harpenden


Site Assessment

SHLAA – U – H – 473a and 473b Land and Garages at Longfield Road

Landowner St Albans District Council

Location

Area 473a: 0.10 hectares

473b: 0.02 hectares

Capacity 4 to 5 dwellings


Planning history

Currently used as garages

No planning history

Availability Submitted to the 2016 SHLAA so we would assume it is available

Achievability Submitted to the 2016 SHLAA so we would assume it is achievable

Suitability The development would be suitable for residential development as the land is already built up land, additional parking would have to be proposed in order to replace any lost parking spaces


Acceptability

Conclusion

Likely to be acceptable

The site is available, achievable and suitable and therefore should be allocated for around five dwellings

13. Garages at Noke Shot


Site Assessment

SHLAA – U – H – 475 - Garages at Noke Shot

Landowner St Albans District Council

Location

Area 0.19 hectares

Capacity 7 to 8 units

Proposal Residential development of 7 to 8 dwellings

Planning history

Currently a garage courtyard

No relevant planning history

Availability Submitted in 2016 SHLAA

Achievability Submitted to the 2016 SHLAA so we would assume it is achievable

Suitability If access can be resolved than this could be a prime development site on what is at present an eyesore. The site would be suitable for residential development The site is previously developed land within an urban area.

Deliverability Likely to be available in the short to medium term

Acceptability

Conclusion

Expected to be acceptable

The site appears to be available, achievable and suitable and therefore may be allocated for around eight dwellings.

harpenden neighbourhood plan … · the hnp considered all sites assessed in the 2009 and 2016...

Documents