Community hub infrastructure at La3, Land At West, Hemel Hempstead

What was proposed

The application sought reserved matters approval for infrastructure, community facilities, 45 dwellings and a seven-pitch gypsy and traveller site.

“The application seeks approval for the reserved matters for the construction for roads, footpaths, cycleways, ecological mitigation, sustainable drainage systems, public open space, NEAP, LEAP, community garden area, care home, convenience store, retail units, community building, childrens day nursery, car parking, 45 no. dwellings and 7 pitch gypsy traveller site. These elements are located within the area coloured red within Figure 1 above.”

“Development Type Quantum 1 Bed flats 19 2 Bed flats 29 Care Home 70 bed spaces Convenience store 408sqm Retail units 3 no. 100sqm each Community Facility 1 no. 175sqm Medical/community/retail 1 no. 100sqm Children’s Nursery 390sqm + outdoor space Gypsy and Traveller Site 7 pitches Neighbourhood Equipped Area for Play (NEAP) 1 no. NEAP Local Equipped Area for Play (LEAP) 1 no. LEAP Community Garden 1 no. Community Garden Community Orchard 1 no.”

Officer report

The site

The site is about 56 hectares of sloping agricultural land at the western edge of Hemel Hempstead, with countryside, roads, footpaths and existing housing nearby.

“The site lies at the western edge Hemel Hempstead comprising agricultural land extending to approximately 56ha. The site is enclosed by Pouchen End Lane to the west, a rural road beyond which is open countryside. Enclosing the land to the south is Chaulden Lane with playing fields the Grand Union Canal and Railway line beyond.”

“The site slopes downwards from north to south. It comprises arable fields with trees generally restricted to field boundaries Tree Preservation Order (TPO) 566, protects a number of groups of trees and individual trees and has informed the design approach.”

Officer report

Planning history

The site was allocated for development and an earlier hybrid permission established 350 full homes and the principle of 750 further homes.

“The site was identified for development in the Dacorum Core Strategy (2013) and allocated for development in the Dacorum Site Allocations DPD (2017) and released from the Green Belt for development under Local Allocation 3: West Hemel Hempstead.”

“Full planning permission was granted for 350 dwellings on the eastern part of the site under Hybrid Planning Permission ref. 4/03266/18/MFA. Outline permission was granted under this permission for a further 750 dwellings. The reserved matter details for 705 of these have been considered under applications 24/02644/RES and 24/02630/RES.”

Officer report

Officers’ recommendation

Officers recommended approval because amendments made the reserved matters broadly comply with the approved parameters and provide an acceptable, integrated design.

“That the Reserved Matters details are DELEGATED WITH A VIEW TO APPROVAL subject to conditions and a deed of variation to the unilateral undertaking attached to discharge of condition approval 24/01210/DRC being completed to secure appropriate SANG and SAMM mitigation in relation to the Chiltern Beechwood SAC.”

“The submitted reserved matters details have been assessed by officers and engagement has taken place with the applicants to secure amendments to the design of the scheme. As a result, it is considered that the details of reserved matters submitted comply with the broad principles and parameters established at the outline stage. The details relating to layout, scale, appearance and landscaping are considered acceptable.”

Officer report

Residents’ concerns

Six residents’ representations raised concerns about traffic, wildlife, pedestrian and cyclist safety, and the number of bat and bird boxes.

“Six representations have been made by residents which relate to the overall quantum of development and highways impacts which have been addressed in this report and by the HPP. Comments also refer to the number of bird and bat boxes proposed within the development. Condition 30 of the HPP secures details of hard and soft landscaping as well as biodiversity enhancement measures within each phase such as bird and bat boxes.”

“The traffic generation associated with the development were assessed as part of the Hybrid Planning Permission, where a package of highway related mitigation measures was secured as part of the Section 106 agreement. The location and quantum of the development in the context of the surrounding highway network has been established since 2013 through the Core Strategy, in 2017 through the Site Allocations DPD, and in 2021 through the planning permission.”

Officer report

Who spoke

The case officer introduced the application, and Councillor Durrant declared long-standing objections and took no part in discussion or voting.

The decision

The committee resolved to delegate approval, subject to completing a deed securing suitable mitigation for the Chiltern Beechwoods SAC.

“Resolved: That planning permission be DELEGATE with a view to APPROVAL.”

“RECOMMENDATION That the reserved matters details be DELEGATED WITH A VIEW TO APPROVAL, subject to a deed of variation to the unilateral undertaking attached to discharge of condition approval 24/01210/DRC being completed to secure appropriate SANG and SAMM mitigation in relation to the Chiltern Beechwood SAC.”

Minutes