Redbourn Neighbourhood Plan – 2. East of Redbourn Site Assessment

Sustainability Theme/Objectives / Assessment Criteria / East of Redbourn
13.2 ha
100 dwellings
SHLAA/LPA ref (if applicable) / SHLAA 18/137, SA-SS3
1/Environment
To preserve and enhance the natural beauty of Redbourn in terms of its geology, landform, soils, biodiversity, water systems and climate / - Will the site impact on areas of environmental sensitivity, e.g. SSSIs, biodiversity action plan areas, local/county wildlife sites, ancient woodlands? / A County Wildlife Site, Local Wildlife Site and Local Nature Reserve are on part of the site. Any development would need to be carefully designed to avoid impacts on these sites. This would serve to reduce considerably the number of dwellings that could be built on the site (100 dwellings approx.)
- Is the site wholly located in the floodplain (more than 50% in flood zone 3)?
- Is the site under threat from surface water flooding? / Approximately one-third of the site, running north to south down the middle and west sides, is in Flood Zone 3b (Functional Flood Plain). A further proportion is Flood Zone 3a (High Probability) or Flood Zone 2 (Medium Probability), covering just over half the total area; effectively all of the western half of the site. There is no obvious threat of surface water flooding.
- Would development result in the loss of the best and most versatile agricultural land? Is this land clearly suitable for farming? / Grade 3. Because of the shape of the site, the land is not obviously suitable for farming.
2/Environment
To protect the landscape and
townscape setting of Redbourn
village by focusing development in or around the village and on previously developed land / - Does this site stand alone in open countryside or is it adjacent to/within main settlement? / Western boundary of site is adjacent to existing settlement with the eastern boundary provided by the A5183 road which forms a defensible boundary to further expansion of the village.
- Would development have a detrimental impact on the landscape? / No. The site is well screened by the existing built-up area to the west and the A5183 bypass to the east.
- Is the site greenfield or previously developed land? / Part greenfield, part brownfield.
- Would development conflict with neighbouring uses? / No. There are residential areas and an industrial estate to the west and the A15183 road to the east.
3/Environment
To protect the identity and local
heritage of Redbourn / - Does the site impact on a Conservation Area, listed building(s) and/or Scheduled Ancient Monument? / A small part of the site is adjacent to a Conservation Area so development would have to preserve its setting. This is unlikely to be a problem.
4/Social
To ensure that housing addresses the needs of the existing community of Redbourn / - Is the site capable (by virtue of size) of accommodating the housing needs of all identified groups?
- Is the site large enough to provide for affordable housing needs (i.e. the site is capable of delivering 25 or more dwellings/on a site of 1 hectare or more) on site? / Yes. The site would provide a significant quantum of affordable housing as well as a range of housing to address wider market needs.
Unless it is relocated, the development of the site would need to accommodate the existing gypsy and traveller site. It is considered that this could be achieved without any significant issues.
5/Social
To ensure that the community has
adequate access to the key services it needs, including health facilities,
convenience shops and schools / - Is the site capable of providing safe and/or improved linkages to the village centre? / There is footpath/footway access directly into the centre. The site cannot improve access to the village centre.
- Is the site within a desirable or acceptable walking distance of the village centre? / The southern end of the site is within a desirable walking distance of the High Street with footpath/footway access directly into the centre. The northern end is further away but is still within acceptable walking distance of the High Street.
6/Social
To ensure that the community has a high quality and healthy lifestyle. / - Would the site be potentially subject to unacceptable noise or air pollution from neighbouring uses or would there be any hazards to a high quality and healthy lifestyle? / The site would not be subject to unacceptable noise and air pollution and there are no obvious hazards
7/Social
To ensure the provision of a range of community facilities that provide for the needs of the community / - Does the site create the opportunity to provide new community infrastructure and/or green open space in an accessible location for the wider community?
- Is the site capable of providing safe and improved linkages to community facilities/centre of the village? / The site can improve access to the Nickey Line and to the nature reserve on the site. In particular this can open up the potential for the community to enjoy the nature reserve. This should also be linked with the existing Millennium Garden. The large amount of protected space (i.e. the nature reserve/wildlife site) creates a significant opportunity to provide for accessible green space for the community to enjoy.
The site can provide safe linkages to the community facilities in the High Street and also to the Park Centre.
The site is adjacent to an existing industrial estate on the west, although the location of the nature reserve would mean that housing would be located further away from this. The housing would be located adjacent to the A5183 so careful screening would be needed.
8/Economic
To maximise the potential of existing employment/employers and support the need for new employment opportunities, particularly start-ups. / - Will development of the site result in the loss of commercial business premises? If so, will there be significant job losses? / No
- Will the development provide an opportunity to deliver start-up space on site? / Potentially at the southern end of the site close to where the existing employment is located. The site promoter has not offered the site for commercial space.
- Will the development provide new employment to serve local needs? / No
9/Social
To improve safe and sustainable
movement around the parish and to the village by a range of modes / - Can the site be accessed by vehicular traffic? / Yes, there could be two access points. At the southern end the existing access road could provide direct access onto the High Street. A second access point could be at the northern end of the site onto either Harpenden Lane or the A5183 - the most realistic option would be an access onto the existing roundabout.
- Will the site impact on any existing footpaths or other public rights of way (PROW)? / Footpath 18 runs along western boundary of the site and could be retained.
Footpath 20 cuts through centre of the site and development would either need to retain this or it should be diverted elsewhere through the site. Either solution does not result in any problems.
- Is the site on a safe cycling route into the village or does it create the opportunity to deliver a new cycle route? / The site is located close to the centre of the village so cycling would be reasonably safe and easy, albeit not on dedicated cycle paths. The site provides the opportunity to create paths for cycling that access the nature reserve areas.
- Does a site, by virtue of its location and scale, have a severe impact on the existing highway network? / Access at the southern end directly onto the High Street could create issues with congestion on the High Street although this access point also provides easy access to the A5183 bypass without the need to travel along the High Street. A second access point at the northern end of the site onto the Harpenden
Lane/A5183 roundabout could create congestion issues.
- Is the site within a desirable or acceptable walking distance from nearest bus stop? / Yes - desirable
Overall assessment / The potential number of houses that could be built on the site is greatly reduced by the area within higher risk flood zones and the local nature reserve/county wildlife site. However, this is more than offset by the opportunities to open up access for the community to a range of high quality green spaces and the Nickey Line. The land not suitable for development can be used to provide significant community benefit. The site is close to the centre of the village with easy access and the defensible boundary of the A5183 will prevent further development sprawl.
Highway access will need to be carefully planned.