Borough of Broxbourne Review of the Green Belt for …...Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development Framework Final Report Page 6 of

Review of the Green Belt for the Preparation of Local Development Framework (LDF)

Final Report

March 2008

Borough of Broxbourne



Final Report

March 2008



Final Report

March 2008

Scott Wilson 6 Greencoat Place

London SW1P 1PL

Tel: +44 (0)207 798 5000 Fax: +44 (0)207 798 5001

Email: [email protected]& rob.willis@scottwilson

www.scottwilson.com

Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report

Page 3 of 92 March 2008

TABLE OF CONTENTS

1 EXECUTIVE SUMMARY 42 INTRODUCTION 113 POLICY REVIEW 134 FUNCTIONAL REVIEW 335 GREEN BELT STUDIES & BEST PRACTICE REVIEW 376 GREEN BELT REVIEW METHODOLOGY & CRITERIA 407 RESULTS AND ANALYSIS 468 CONCLUSIONS AND RECOMMENDATIONS 69

GLOSSARY 90

APPENDICESAppendix 1: Final methodology and criteria Appendix 2: Results and analysis against the three PPG2 purposes by sub area Appendix 3 Details by sub area for Green Belt Purpose 3. Safeguarding the countryside from encroachment Appendix 4: Assessment of Green Belt sub area boundaries Appendix 5: Constraints and opportunities assessment Appendix 6: Schedule of proposed Green Belt alterations Appendix 7: Long-term areas of search

MAPSMap 1 Purpose 1 Results- role of sub areas in checking the unrestricted sprawl of large built-up areas Map 2 Purpose 2 Results- role of sub areas in preventing neighbouring towns from merging into one another Map 3 Purpose 3 Results- role of sub areas in assisting in safeguarding the countryside from encroachment Map 4 Performance of sub areas against Green Belt purposes 1, 2 and 3 Map 5 Weak points in the Broxbourne Green Belt inner boundary Map 6 Proposed Option 1 changes Map 7 Proposed Option 2 changes Map 8 Long term areas of search



1 EXECUTIVE SUMMARY

1.1.1 The Borough of Broxbourne commissioned Scott Wilson planning consultants to conduct a single issue Green Belt Review in order to provide the context and information to inform potential changes to the Green Belt as part of their Local Development Framework process. Any changes to the Green Belt would need to be incorporated into Broxbourne’s Development Planning Documents and follow all relevant statutory plan-making processes.

1.1.2 Central to the formulation of this Review is the advice contained in Planning Policy Guidance Note 2: Green Belts, which provides national guidance related to matters such as the aims, purposes and boundaries of Green Belt land. A full policy review was undertaken of plans and documents that relate to Green Belts. Some of the key regional and local policies that were taken into account include:

� the draft East of England Plan recommends in Policy SS7 that a local review of Broxbourne’s Green Belt is carried out;

� Broxbourne’s Core Strategy; Issues and Options, May 2007 discussed under Theme 3: Green Belt and Countryside raised three issues related to a review of the Green Belt; and

� Borough of Broxbourne Local Plan Second Review 2001-2011 policy GBC1, in accordance with Structure Plan policies 5 and 7, set out four areas to be excluded from the Green Belt and proposed these areas for employment and educational uses as well as one area that would create a more defensible boundary.

1.1.3 A Functional Review was carried out to examine the broad context of the study in terms of the state of Broxbourne’s existing Green Belt. A literature review of Green Belt studies was conducted to help determine relevant and robust methodology and criteria that would accurately reflect the local circumstances of Broxbourne.

1.1.4 The methodology for the Review has been formulated in close collaboration with the Borough of Broxbourne, and in consultation with key stakeholders. All the Green Belt land in the Borough was split up into broad areas and then further divided up into sub-areas in order to make assessment more manageable and analysis more clear, and to ensure all Green Belt land was included in the review. The assessment is essentially separated into three key stages:

� assessment of Green Belt land against three of the five Green Belt purposes; � assessment of the strength of the current inner Green Belt boundary; and � assessment of the constraints and sustainable development opportunities to

inform an appropriate policy approach to land that is proposed to be removed from the Green Belt.



Results

1.1.5 The Green Belt of Broxbourne checks the unrestricted sprawl of built up areas (Green Belt Purpose 1) in a number of ways:

� Towards the north-west of the Borough, the Green Belt provides a barrier between the Broxbourne urban area and the open Green Belt, it maintains the open character of the open Green Belt, and separates the urban area of Broxbourne from Hertford Heath.

� To the south-west, Green Belt land separates a number of clustered distinct existing settlements between the large urban area of Broxbourne and Cuffley. It also provides a barrier between the Broxbourne urban area and the open Green Belt, and maintains the open character of the open Green Belt.

� To the East of the Borough, the Green Belt provides a barrier between the large urban area of Broxbourne and a number of distinct settlements to the east of the Borough boundary. It also checks unrestricted sprawl into the open Green Belt towards the middle of the eastern side of the Borough.

1.1.6 There is a small number of Green Belt sites that do not perform a clear purpose in preventing urban sprawl; they just separate land within the same urban area. These are all located around the edge of the large urban area of Broxbourne.

1.1.7 The Green Belt of Broxbourne prevents neighbouring distinct settlements from merging into one another (Green Belt Purpose 2) in a number of specific locations:

� Towards the north-west of the Borough, the Green Belt predominantly provides a barrier between the large urban area of Broxbourne and communities around Hertford Heath.

� To the mid-west of the Borough, the Green Belt provides a barrier within and between the large urban area of Broxbourne, a number of smaller clustered settlements, and the village of Cuffley, to the west of the Borough.

� To the south of the Borough, Green Belt land provides a barrier between the large urban area of Broxbourne and the London Borough of Enfield.

� To the east of the Borough, the large urban area of Broxbourne neighbours Green Belt land which forms part of the Lee Valley Regional Park, and provides a barrier between the large urban area of Broxbourne and a number of settlements to the east of the Borough.

1.1.8 Overall, the Green Belt in Broxbourne appears to play a moderate role in terms of countryside value (Green Belt Purpose 3), although a number of sub areas achieve high scores in relation to the specific areas assessed. Specific issues to note include:

� A small number of international nature designations to the east and to the west of the Borough, with a broader spread of local wildlife sites in all Green Belt



Areas. Green Belt Area B, to the west of the Borough, and E, to the east, perform particularly strongly in relation to nature conservation value;

� All sub areas across the Green Belt have some tree cover, although only a few contain protected trees and areas of ancient woodland;

� There is a predominance of greenfield land in the Green Belt. Some sub areas contain some brownfield land, and a number of sub areas are made up entirely of previously developed land, especially in the tight cluster of settlements in and around Green Belt Area C;

� The overwhelming majority of Green Belt sub areas are of moderate agricultural value, with two notable areas of high quality agricultural value in Green Belt Areas B and D.

Strongly performing sub areas

1.1.9 The majority of sub areas play a strong role (i.e. achieve the full points) for at least one of the Green purposes.

1.1.10 Sub areas that are located away from the urban area tend to perform well against the Green Belt purposes because:

� they play a strong role in preventing urban sprawl, being located in open Green Belt where it is important that the Green Belt designations are retained; and

� due to their location, they tend to be more likely to achieve high countryside value, more likely to be greenfield, to contain protected sites and woodland.

1.1.11 Sub areas that are located close to the urban area, between two or more distinct settlements score highly overall due to their key role in preventing sprawl between settlements.

Poorly performing sub areas

1.1.12 Poorly performing sub areas tend to be those that are located around the edge of the urban area, and that are surrounded on three sides by existing built development. These are often created by irregular, incremental development around the edge of the urban area, which has led to enclosed areas of Green Belt land, and hence as a result has significantly reduced their purpose. These sub areas do not play a strong role in preventing sprawl or separating existing settlements as, in practice, they represent enclosed spaces that bear little relation to the open Green Belt or to distinct settlements. Map 4 of the Review shows the location of these sub areas.

Boundary analysis

1.1.13 The strength of the Green Belt boundary in the inner Green Belt is variable. The A10 dual carriageway to the west of the large urban area of Broxbourne, and the rail line immediately east provide very strong barriers to encroachment. There are



also a number of areas where the boundary is marked by strong features such as distributor roads and thick tree lines.

1.1.14 However, a significant number of weak areas of the inner Green Belt boundary were found. This was especially the case where the Green Belt boundary ran along the rear gardens of homes or curtilages of existing buildings with no clear or permanent barrier between the two. These are shown in Map 5 of the Review.

1.1.15 As a result of this, the Review considered how the Green Belt inner boundary could be realigned to improve its defensibility and resilience, as well as to identify the removal of those sub areas that no longer perform a strong role under purposes defined by PPG2. In addition to this analysis, a further assessment was made of development constraints and sustainable development opportunities.

1.2 Summary of Recommendations for the Broxbourne Green Belt

1.2.1 Two main options are proposed for future Green Belt policy in Broxbourne. Option 1 suggests potential changes to the Green Belt that may generally be considered in the short to medium term (current plan period up to 2031). The change options include: re-designating Green Belt land to other protection policies, safeguarding land and allocating land to meet any identified development needs. Option 2 suggests potential changes to the Green Belt that would generally relate to post 2031. These changes are proposed to ensure enough land is safeguarded for future needs, improve the overall Green Belt boundaries and to ensure further incremental changes are not needed in the future. Excessively tightly drawn Green Belt boundaries around built-up areas will not secure the degree of permanence that Green Belts should have.

1.2.2 The timescales suggested for Options 1 and 2 are not absolute and there may be sites from either that may need to be brought forward due to location, sustainability or regeneration factors. It should also be noted that any land that is released from the Green Belt will be determined by the Borough of Broxbourne in the light of development needs to defined by the East of England Plan and by the Council through the Local Development Framework process, including the examination of the evidence base and outcomes from any required Sustainability Appraisals, especially on Development Plan Documents on Site Specific Allocation of Land.

Option 1

1.2.3 Option 1 proposes discreet adjustments to the Green Belt boundary to be carried out in order to strengthen the Green Belt boundary, along with the removal of poorly performing areas, but without significant losses of Green Belt land. Option 1 would have the benefit of avoiding wholesale losses and represents an opportunity to improve the defensibility of the Green Belt boundary. These areas of land may also create some limited opportunities to provide sites to meet current development needs, and to safeguard land to meet possible future needs in the short to medium term (i.e. up to 2031), if required. See paragraph 1.3 for more



details regarding possible future uses for sites removed from the Green Belt under Option 1.

1.2.4 Map 6 of the Review shows where a number of discreet alterations to the Green Belt would enable the removal of poorly performing areas of Green Belt, and the creation of a strengthened inner Green Belt boundary.

Option 2

1.2.5 Option 2 builds on Option 1, but would involve the additional removal of larger areas of Green Belt land in order to create an even stronger and a long-term defensible Green Belt boundary. These alterations are shown on Map 7 of the Review. These alterations provide further opportunity to safeguard land to meet possible future development needs (i.e. post 2031), if required. Again, see Paragraph 1.3.3 for details regarding potential future uses for sites removed form the Green Belt under Option 2.

Long Term Areas of Search

1.2.6 Option 1 provides a way to improve the function and defensibility of the Broxbourne Green Belt over the short term whilst Option 2 goes further and is presented as medium term solution. The Borough of Broxbourne may wish to consider wider, long-term measures to substantially improve the permanence and robustness of the Green Belt to ensure no further changes or review is required before 2031, or over an even longer timescale.

1.2.7 The report indicates three large areas where significant removal of land from the Green Belt would enable the Council to establish permanent inner Green Belt boundaries that would prevent encroachment in these areas in the long term. However, this would also lead to the loss of significant amounts of open Green Belt land, which may not be seen as necessary even in the long term. The three areas of land are indicated on Map 8 of the Review. These areas of search provide more substantial opportunities to remove areas from the Green Belt to safeguard land for future protection and development needs post 2031.

1.3 Development, Protection and Safeguarding Policies

1.3.1 Removal from the Green Belt does not mean that there are no means to protect the land, nor does it mean that the site would be automatically developed. Indeed, it is considered that this Review provides the opportunity for the Council to ensure improved protection of some sites by providing policies that better suit their characteristics in terms of social, economic and environmental significance, as opposed to Green Belt status, where the land no longer performs a clear Green Belt purpose.



1.3.2 A basic assessment of constraints and opportunities highlighted the need to ensure that a more suitable policy framework is put in place to ensure that land removed from the Green Belt is considered more appropriately in terms of protection, safeguarding, and, where appropriate, development.

1.3.3 The following key recommendations are therefore made relating to the policy approach towards land removed from the Green Belt:

� Appropriate policies should be put in place to protect land of community value, including designated open space and allotments;

� Appropriate policy protection must be given to land of environmental; importance, including areas of high landscape character and local wildlife sites;

� A schools policy should be introduced to address the future development needs of schools that are suggested to be removed from the Green Belt; and

� Where appropriate some land could be safeguarded to serve development needs in the longer term (i.e. post 2021 and 2031), and

� Poorly performing Green Belt land with weak boundaries and no major development constraints may be allocated for development to meet current needs that cannot be accommodated within the built-up areas, subject to development needs and Sustainability Appraisal.

1.3.4 The recommendations in this review should be used in conjunction with other Local Development Framework evidence base documents, including any required sustainability appraisals. This will help to inform and shape Broxbourne’s planning strategy in relation to its Green Belt, and wider issues of growth and sustainable development. For example, the Council would need to use urban capacity and Strategic Housing Land Availability Assessment information in conjunction with the recommended land options in this Green Belt Review to determine the amount of land that would need to be removed from the Green Belt to meet development needs in this plan period to 2021, up to 2031 as well as post 2031.

1.3.5 Full assessments of development constraints and a Sustainability Appraisal will be required to address the suitability of potential development sites, including any Green Belt land discussed in this Review.

1.3.6 The LDF evidence base should also include a detailed analysis of the policy context in which the Core Strategy and Site Specific Allocations of Land DPDs are being prepared. Broxbourne should therefore ensure an appropriate review has been undertaken of the policies, plans, programmes, strategies and initiatives (PPPSIs) with an influence on the content of these DPDs (this is also a discrete task required as part of the SA process). This review should assist Broxbourne in taking forward options and preferred options for the Borough. These would likely include the need to accommodate the housing allocation set out in the RSS. The review will also highlight the objectives of other organisations and service providers which Broxbourne will pursue through their DPDs (i.e. these could include objectives relating to health, the local economy or biodiversity). Taking



account of these objectives in formulating and delivering LDFs is at the heart of the concept of spatial planning.



2 INTRODUCTION

2.1 Context of the Review

2.1.1 Planning Policy Guidance 2: Green Belts (PPG2) advise that Green Belts are established via development plans and fixed by structure plans, under the former planning system. Green Belt matters are now dealt with in Regional Spatial Strategies. Planning Policy Statement 11: Regional Spatial Strategies (PPS11) and Planning Policy Statement 12: Local Development Frameworks (PPS12) make the hierarchy of plans clear. The Borough of Broxbourne’s Local Development Documents must be in accordance with the East of England Plan (Regional Spatial Strategy) policies. The Secretary of State’s decision on the Panel’s Report in regard to Green Belts made it clear in Policy SS7 that:

“A more local review will be required in Broxbourne. These reviews will have to satisfy national criteria for Green Belt releases, accord with the spatial strategy, and ensure that sufficient land is identified to avoid the need for further review to meet development needs before 2031.”1

2.1.2 It is acknowledged that the starting point for the review of Broxbourne’s Green Belt is the advice contained in PPG2. However the local spatial context of Broxbourne’s Green Belt must be considered in developing the approach used in this review. Past linear development patterns, horticultural activities and rural areas of the Borough have all contributed to the existing state of Broxbourne’s Green Belt. The Metropolitan Green Belt around London is large and very complex and perhaps atypical of other Green Belt areas around historical settlements, such as Cambridge or York. Therefore it is important that advice in PPG2 has been interpreted to fit with Broxbourne’s existing local context.

2.2 Scope of Review

2.2.1 The scope of the review has been limited to the Borough of Broxbourne itself, due to limits of East of England Plan policy SS7. However Broxbourne is within the Metropolitan Green Belt, so its Green Belt flows into the surrounding Councils’ administrative areas. Therefore, generally, the review has examined all Green Belt land within the Borough, but in the question of coalescence, account has been taken of settlements just outside Broxbourne.

2.3 Purpose of Review

2.3.1 Scott Wilson was appointed by the Borough of Broxbourne in May 2007 to undertake a local review of Broxbourne’s Green Belt. The Green Belt review was conducted in a logical and transparent manner. The purpose of the review is to produce a final report that will form part of the evidence base for the Borough of Broxbourne’s LDF.

1 Government Office for the East of England (December 2006) The Secretary of State’s Proposed Changes to the Draft Revision to the Regional Spatial Strategy for the East of England and Statement of Reasons, Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 93-94



This will allow the Council to consider options and preferred options for the Green Belt land and boundaries as part of their Local Development Framework (LDF) Core Strategy and Site Allocations Development Plan Documents (DPDs).

2.4 Using the Green Belt Review Report

2.4.1 Scott Wilson is providing independent advice using guidance from government publications. However, the contents of this report represent the views of the consultants, which might not necessarily be supported by the Council or via consultation on future DPDs. In order to implement the proposals for Green Belt and other related planning policies, the Council will need to take them through the statutory development plan process. This must include a public consultation and a sustainability appraisal of DPDs on any likely social, environmental or economic effects. Whilst this report provides a robust evidence base to support the development plan process, it does not reflect the final changes to the Green Belt, which may be brought forward in the future.



3 POLICY REVIEW

3.1 Introduction

3.1.1 The policy review provides an overview of national, regional and local policies and plans.

3.2 National Context

Planning For a Sustainable Future; White Paper (2007)

3.2.1 The Planning White Paper reiterates the Government’s support for Green Belts. It states:

7.62 Green Belts perform an important function in preventing urban sprawl, preventing towns from merging into one another, safeguarding the countryside from encroachment, preserving the setting and character of historic towns and helping urban regeneration. The Government is committed to the principles of the Green Belt and will make no fundamental change to planning policy as set out in Planning Policy Guidance Note 2.

7.63 Policy is that, once designated, inappropriate development should only take place in Green Belts in very special circumstances. Where development has the potential to enhance the surrounding area by improving community access to open green space, providing additional recreational facilities, or enhancing biodiversity and wildlife, these are material factors that should be weighed into the balance by decision makers when planning applications are determined.

7.64 Decisions on Green Belt boundaries should be made through the development plan process as current policy allows for. To ensure that future development takes place in the most appropriate and sustainable locations it is also important that planning authorities should, where appropriate, continue to review Green Belt boundaries when they are drawing up their development plans, as current planning policy allows them to do, and as has already been undertaken in some areas.”2

Planning and Compulsory Purchase Act 2004

3.2.2 The Planning and Compulsory Purchase Act 2004 introduced major changes to the planning system. Local Planning Authorities (LPAs) should act “with the objective of contributing to the achievement of sustainable development.”3 LPAs should also have regard to national policies and advice documents issued by the Government (also see PPS1 and PPS12 below).

2 HM Government (The Secretary of State for Communities and Local Government; The Secretary of State for Environment, Food and Rural Affairs; The Secretary of State for Trade and Industry and The Secretary of State for Transport) (2007) Planning for a Sustainable Future; White Paper, pp. 117-118 3 Planning and Compulsory Purchase Act 2004, Section 39



Sustainable Communities: People, Places and Prosperity (2005)

3.2.3 The aims of the Office of the Deputy Prime Minster (ODPM) Sustainable Communities’ strategy are provision of:

� A decent, affordable home;

� A community in which to live and work;

� The chance to develop skills and interests;

� Access to jobs and excellent services; and

� The chance to get engaged in the community and to make a difference.

3.2.4 The report reviews what progress the Government has made since 2003 in delivering change. It explains how 19,000 hectares have already been added to the Green Belt - an area roughly equivalent to the size of Liverpool. Current plans also have proposals for 12,000 more hectares of Green Belt land. The target for 60% of all new development should be built on brownfield land has increased in England from 56% in 1997 to 67% in 2003. Density rates have also increased from 25 dwellings per hectare in 1997 to 33 dwellings per hectare in 2003. This means more homes are being built on less land.4

PPS1: Delivering Sustainable Development (2005)

3.2.5 PPS1 in paragraph 5 states, “Planning should facilitate and promote sustainable and inclusive patterns of urban and rural development by:

� making suitable land available for development in line with economic, social and environmental objectives to improve people’s quality of life;

� contributing to sustainable economic development;

� protecting and enhancing the natural and historic environment, the quality and character of the countryside, and existing communities;

� ensuring high quality development through good and inclusive design, and efficient use of resources; and

� ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community.”5

3.2.6 PPS1 in paragraph 26 states that “in preparing plans, planning authorities should:

4 ODPM (2005a) Sustainable Communities: People, Places and Prosperity, p. 25 5 ODPM (2005b) Planning Policy Statement 1: Delivering Sustainable Development, paragraph 5, p. 2



� Recognise the needs and broader interests to secure a better quality of life for the community as a whole.

� Ensure plans have appropriate time scales ….

� Not impose disproportionate costs, in terms of environmental and social impacts, or by nature constrain otherwise beneficial economic or social development.

� Have regard to the resources needed to implement plan proposals.

� Take account of the range of effects (both negative and positive) on the environment, as well as the positive effects of development in terms of economic benefits and social well being ….

� Ensure plans and policies are based on analysis and evidence ….

� Take full account of the need for transparency, information and participation.

� Recognise that the impact of proposed development may adversely affect people who do not benefit directly… .”6

PPG2: Green Belts (1995, amended 2001)

3.2.7 PPG2 makes it clear that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. Green Belts help to shape the pattern of urban development around London, regional and sub-regional scale. They can assist in moving towards more sustainable patterns of urban development.

3.2.8 PPG2 paragraph 1.5 states, “there are five purposes of including land in Green Belts:

� To check the unrestricted sprawl of large built-up areas;

� To prevent neighbouring towns from merging into one another;

� To assist in safeguarding the countryside from encroachment;

� To preserve the setting and special character of historic towns; and

� To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.”7

3.2.9 Local planning authorities should have regard to a timescale longer than the plan period when considering proposals that affect Green Belt policies. “They should satisfy themselves that Green Belt boundaries will not need to be altered at the end of the plan period. In order to ensure protection of Green Belts within this longer timescale, this will in some cases mean safeguarding land between the urban area and the Green Belt which may be required to meet longer-term development needs.”8 The correct procedure to do this is through the review of the

6 ODPM (2005b) Planning Policy Statement 1: Delivering Sustainable Development, paragraph 26, pp. 10-117 ODPM (1995, amended 2001) Planning Policy Guidance 2: Green Belts, paragraph 1.5, p. 5



Development Plan (i.e. in this case the East of England Plan and Broxbourne’s LDF). More detailed guidance on safeguarded land is given in Annex B of PPG2.

3.2.10 The purposes of the Green Belt set out above will provide the fundamental basis for the review of Broxbourne’s Green Belt and shape the methodology of the review (also see Section 6 of the report).

The Town and Country Planning (Green Belt) Directive 2005

3.2.11 The ODPM issued a formal Direction that required local planning authorities to refer to him certain planning applications involving inappropriate development in the Green Belt. However, the Direction begins by reiterating the Government’s support of Green Belts and does not alter the policies in PPG2.9 Circular 11/2005 is annexed to this Directive and provides detailed criteria for referring planning applications for inappropriate development in the Green Belt, as defined by PPG2. This will help the Secretary of State to decide which planning applications to call in and which potentially have a more significant and harmful impact on the Green Belt. This advice is more relevant to shaping policies in Broxbourne’s Core Strategy and Development Control Development Planning Document (DC DPD).

PPS3: Housing (2006)

3.2.12 The Government intends that everyone should have the opportunity of a decent home. Local planning authorities should plan to meet the housing requirement of the whole community, which they can afford, in a community where they want to live. They should also address providing a mix of different types of housing, making efficient and effective use of land, and use flexible response to the supply of land, including use of previously developed land, where appropriate.

3.2.13 There is an allowance for affordable housing within the Green Belt on sites known as rural exception and when it is supported by a local planning policy.10

PPS7: Sustainable Development in Rural Areas (2004)

3.2.14 The Government’s objectives for rural areas are:

� To raise the quality of life and the environment in rural areas;

� To promote more sustainable patterns of development;

� To promote the development of English regions by improving their economic performance; and

� To promote sustainable, diverse and adaptable agriculture sectors.

8 ODPM (1995, amended 2001) Planning Policy Guidance 2: Green Belts, paragraph 2.12, p. 89 ODPM (2005c) Circular 11/2005 The Town and Country Planning (Green Belt) Direction 2005, paragraph 1, p. 110 CLG (2006) Planning Policy Statement 3: Housing, paragraph 30, p. 11



3.2.15 Local planning authorities should ensure that planning policies in LDDs address land uses and opportunities found in the countryside around urban areas. It is also important to consider access for people who live and work in urban areas to enjoy the countryside, to secure environment improvements and to facilitate the provision of appropriate sport and recreation facilities.11

3.2.16 In regard to farm diversification, “local planning authorities should, where relevant, give favourable consideration to proposals for diversification in Green Belts where the development preserves the openness of the Green Belt and does not conflict with the purposes of including land within it.”12

PPG8: Telecommunications (2001)

3.2.17 Telecommunications developments are likely to be inappropriate in the Green Belt unless they maintain openness.13

PPS9: Biodiversity and Geological Conservation (2005)

3.2.18 Local planning authorities should ensure that “biological and geological diversity are conserved and enhanced as an integral part of social, environmental and economic development”. Also there is a need “to conserve, enhance and restore the diversity of England’s wildlife and geology as well as to contribute to rural renewal and urban renaissance”. Developments should “take account of the role and value of biodiversity in supporting economic diversification and contributing to a quality environment”. LDDs show designated sites of important biodiversity and geodiversity as well as primary habitats.

3.2.19 Planning Policy Statement 9: Biodiversity and Geological Conservation (PPS9) sets out national planning policies on the protection of biodiversity and geological conservation. Circular 06/05: Biodiversity and Geographical Conservation - Statutory Obligations and Their Impact Within the Planning System provides administrative guidance on the application of the law in England relating to planning and nature conservation. This Guide complements those publications and provides good practice guidance on ways regional planning bodies and local planning authorities can help deliver the national policies in PPS9 and comply with legal requirements set out in the Circular.

11 CLG (2004) Planning Policy Statement 7: Sustainable Development in Rural Areas, paragraph 26, p. 1512 CLG (2004) Planning Policy Statement 7: Sustainable Development in Rural Areas, paragraph 30 (iii), p. 1613 ODPM (2001) Planning Policy Guidance 8: Telecommunications, paragraph 17, p. 6



3.2.20 The Guide defines ‘green infrastructure’ as “the sub-regional network of protected sites, nature reserves, greenspaces and greenway linkages. The linkages include river corridors and flood plains, migration routes and features of the landscape which are important as wildlife corridors. Green infrastructure should provide for multi-functional uses i.e. wildlife, recreational and cultural experience, as well as delivering ecological services such as flood protection and microclimate control. It should also operate at all spatial scales from urban centres through to open countryside.”14

3.2.21 There is an interaction between advice in PPS9, green infrastructure and Green Belts in relation to protecting the countryside, nature conservation interest as well as providing opportunities to access the open countryside and outdoor sport and recreation facilities near urban areas.

PPS10: Planning for Sustainable Waste Management (2005)

3.2.22 The waste authority is Hertfordshire County Council who will prepare minerals and waste Development Plan Documents for the entire county, including Broxbourne. PPS10, advises that plans should “protect green belts but recognise the particular locational needs of some types of waste management faculties when defining Green Belt boundaries”.15

PPS11: Regional Planning (2004)

3.2.23 This guidance introduces the new regional planning arrangements that are intended to deliver policy better at the regional level and address sub-regional issues. The Regional Spatial Strategy (RSS) is the East of England Plan, which was published in 2004 and the Examination in Public (EiP) Panel’s report was published in June 2006 (see Regional Context section below for recommendation on Green Belt policy SS7). RSSs provide a broad development strategy for the region over a fifteen to twenty year period. The RSS should consider the following topics: identifying the location and scale of new housing, transport, infrastructure, economic development, agriculture, mineral extraction, waste treatment and disposal, and environmental priorities, including strategic Green Belt matters. 16

PPS12: Local Development Frameworks (2004)

3.2.24 This guidance “sets out the Government’s policy on the preparation of local development documents which will comprise the local development framework. The local development framework is not a statutory term; however it sets out in the form of a ‘portfolio’, the local development documents which collectively deliver the spatial planning strategy for the local planning authority’s area.”17

14 ODPM (2006) Planning for Biodiversity and Geological Conservation – A Guide to Good Practice, Glossary, p. 6115 ODPM (2005) Planning Policy Statement 10: Planning for Sustainable Waste Management, paragraph 3, p. 616 ODPM (2004a) Planning Policy Statement 11: Regional Spatial Strategies, Annex A, p. 4217ODPM (2004b) Planning Policy Statement 12: Regional Spatial Strategies, paragraph 1.1, p. 1



3.2.25 PPS12 states, “the development plan will consist of:

i. regional spatial strategies prepared by the regional planning bodies …and ii. Development Plan Documents prepared by district councils ….”18

3.2.26 In the case of Broxbourne, the development plan is the East of England Plan and Broxbourne’s Development Plan Documents (DPDs - e.g. Core Strategy, Site Specific Allocations of land and Greater Brookfield Area Action Plan). Broxbourne’s DPDs must generally conform to national and regional plans, policies, and guidance (see Local Context below for details of local policies). All DPDs should be prepared in a participatory, transparent, accountable manner and be based on an appropriate evidence base. Therefore the Green Belt review will form part of the evidence base needed for developing Broxbourne’s DPDs.

3.2.27 PPS12 specifically advises that “adopted proposals maps should: identify areas of protection, such as nationally protected landscape and local nature conservation areas, Green Belt land and Conservation Areas.”19

PPG13: Transport (2001)

3.2.28 The objective of the guidance in PPS13 “is to integrate planning and transport at the national, regional, strategic and local levels to:

� promote more sustainable transport choices for both people and for moving freight;

� promote accessible jobs, shopping, leisure, facilities and services by public transport, walking and cycling; and

� reduce the need to travel, especially by car.”20

3.2.29 In order to promote a more sustainable pattern of development, allocation of housing sites should generally follow a sequential approach that starts with previously developed land and buildings within urban areas, then urban extensions, and finally new development around nodes in good transport corridors. When local planning authorities are assessing the suitability for housing development they should, amongst other things, consider their location and accessibility “to jobs, shops and services by modes other than the car, and the potential for improving such accessibility”.21

3.2.30 PPG13 notes that in rural areas “the potential for using public transport and for non-recreational walking and cycling is more limited than in urban areas. However, the need for the same overall policy approach outlined in paragraphs 18 to 31 is as great in rural areas as it is in towns in order to help promote social inclusion, and reduce isolation for those that do not use a car for transportation. The objective should be to ensure, subject to paragraph 43, that jobs, shopping, leisure facilities

18 ODPM (2004b) Planning Policy Statement 12: Regional Spatial Strategies, paragraph 1.7, p. 319 ODPM (2004b) Planning Policy Statement 12: Regional Spatial Strategies, paragraph 2.21 i, p. 1020 ODPM (2001) Planning Policy Guidance 13: Transport, paragraph 4, p. 4-521 ODPM (2001) Planning Policy Guidance 13: Transport, paragraph 14, p. 8



and services are primarily sited at the most accessible locations in the local area, or where accessibility will be improved as a result of the local transport plan provision or other measures that the local authority intends to take. This will require an integrated approach to plan location decisions, service delivery and transport provision.”

3.2.31 PPG13 provides advice about employment in rural areas and transport, which is especially relevant to the context of Broxbourne. Paragraph 43 states:

“In order to reduce the need for long-distance out-commuting to jobs in urban areas, it is important to promote adequate employment opportunities in rural areas. Diversification of agricultural businesses is increasingly likely to lead to proposals for conversion or reuse of existing farm buildings for other business purposes, possibly in remote locations. PPG7 indicates that for development related to agriculture and for farm diversification, appropriate new buildings may also be acceptable. In plan policies and development control decisions, local authorities should encourage farm diversification proposals particularly, but not exclusively, where this enables access by public transport, walking and cycling. They should be realistic about the availability, or likely availability, of alternatives to access by car.”22

PPG15: Planning and the Historic Environment & PPG16: Archaeology and Planning (1990)

3.2.32 The objectives of PPG15 are to identify and protect historic buildings and conservation areas, and other elements of the historic environment. It also explains the role the planning system plays in their protection and complements the guidance on archaeology in PPG16.23

3.2.33 The character, distinctiveness and setting of the historic environment in urban and rural areas need to be conserved and protected. There should be an assessment of the wider historic landscape and protection should be given to the most important components as well as encourage developments that maintain the overall historic character. The historic environment is also important for leisure and recreation.

3.2.34 PPG15 in the change of use section states that “advice on the planning aspects of re-use and adaptation of rural buildings is given in PPG 7 (paragraph 2.15 and Annex D). English Heritage has also issued guidance entitled The Conversion of Historic Farm Buildings. Special considerations apply in Green Belts (see PPG 2).”24 In rural areas “policies to strengthen the rural economy through environmentally sensitive diversification may be among the most important for its conservation”.25

22 ODPM (2001) Planning Policy Guidance 13: Transport, paragraph 43, p. 1623 Department of Environment and Department of Heritage (1994) Planning Policy Guidance 15: Planning and the Historical Environment, paragraph 1.1, p. 624 DoE and DH (1994) PPG 15, paragraph 2.19, p. 11 25 DoE and DH (1994) PPG 15, paragraph 2.26, p. 12



3.2.35 PPG16 sets out policies on archaeological remains on land, and how they should be preserved and recorded both in an urban setting and in the countryside. “Development plans should reconcile the need for development with the interests of conservation including archaeology. Detailed development plans (ie local plans and unitary development plans) should include policies for the protection, enhancement and preservation of sites of archaeological interest and of their settings. The proposals map should define the areas and sites to which the policies and proposals apply.”26 Broxbourne has a number of Areas of Archaeological Interest and Scheduled Ancient Monuments marked on its Local Plan Proposals Map 2001-2011 (December 2005) that are sited within its Green Belt.

PPG17: Planning for Open Space, Sport and Recreation (2002)

3.2.36 Open space, sport and recreation facilities can help improve the quality of people’s lives. “Planning permission may be granted in the Green Belt for proposals to establish or to modernise essential facilities for outdoor sport and recreation where the openness of the green belt is maintained.”27 However non-essential facilities, where very special circumstances have not been demonstrated, should be considered inappropriate development that would harm the Green Belt. Particular advice is given on floodlighting and need to consider the protection of local amenity and where proposed towers or pylons are in the Green Belt to examine the impact on openness.28

PPG21: Tourism (1992) and A Planning Framework for Tourism (2006)

3.2.37 This guidance was cancelled in 2006, but reference should be made to the Department for Community and Local Government (DCLG) Good Practice Guide to Planning for Tourism (July 2006). This provides advice on the value of tourism to the economy, suitable locations for attractions, enhancements, proactive planning, developing tourism strategies and plans, devising good tourism policies and access by sustainable means. Of particular relevance to Broxbourne is the development of rural tourism in regard to farm diversification and rural regeneration, which largely falls within the Green Belt.29

PPS22: Renewable Energy (2004)

3.2.38 This guidance sets out the role of planning related to renewable energy policies and schemes. In terms of schemes in the Green Belts it states, “elements of many renewable energy projects will comprise inappropriate development, which may impact on the openness of the Green Belt. Careful consideration will therefore need to be given to the visual impact of projects, and developers will need to demonstrate very special circumstances that clearly outweigh any harm by reason

26 ODPM (2001) Planning Policy Guidance 16: Archaeology and Planning, paragraph 15, p. 827 ODPM (2002) Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation, paragraph 30, p. 728 ODPM (2002) PPG17, paragraph 19, p. 529 DCLG (2006) A Planning Framework for Tourism, paragraphs 3.24-3.25, pp. 20-21



of inappropriateness and any other harm if projects are to proceed. Such very special circumstances may include the wider environmental benefits associated with increased production of energy from renewable sources.”30

PPS25: Development and Flood Risk (2006)

3.2.39 This guidance instructs local planning authorities to consider flood risk alongside other spatial planning issues to avoid inappropriate development in areas of high risk of flooding. Local planning authorities should appraise, manage and reduce the risk of flooding in preparing DPDs as well as work in partnership with the Environment Agency and other operator authorities or stakeholders. There is a need to follow a sequential approach to demonstrate that there are no reasonably available sites with a lower probability of flooding for a particular land use when allocating land in LDDs.

3.2.40 PPS25 advises, under the heading of reducing risks, to make use of “opportunities offered by new development to reduce the causes and impacts of flooding e.g. surface water management plans; making the most of the benefits of green infrastructure for flood storage”.31 In Broxbourne the Green Belt is a large part of the green infrastructure of the Borough and contains key areas of the floodplain that adjoins the built-up areas.

Register of Surplus Public Sector Land

3.2.41 Communities and Local Government (CLG) identifies registers of surplus public sector land as a source of possible sites for inclusion in DDP. English Partnership has created and maintains The Register of Surplus Public Sector Land on behalf of the CLG and in collaboration with other government departments, their sponsor bodies and other public sector organisations. The Register provides a single reference point for all participating public sector organisations on the available national supply of surplus land and helps to ensure wider government objectives, including housing needs and regional economic and housing strategies factored into land disposal decisions. A wide range of public sector organisations have supplied information to the Register. Every three months English Partnerships publishes site details from the Register of Surplus Public Sector Land. The Register dated March 2007 included three sites that totalled 2.24 hectares in Hoddeson, Broxbourne, which are all owned by the Highways Agency and located within the Green Belt.32

30 ODPM (2004c) Planning Policy Statement 22: Renewable Energy, paragraph 13, p. 1131 CLG (2006) Planning Policy Statement 25: Development and Flood Risk, paragraph , p. 32 http://www.englishpartnerships.co.uk/rspsl.htm, The Register of Surplus Public Sector Land - September 2007



3.3 Regional Context

Draft East of England Plan

3.3.1 The Regional Spatial Strategy (RSS) for Broxbourne is the draft East of England Plan (EEP), which was published in 2004 and intended to cover the period up to 2021. The EEP is a spatial strategy to provide a framework for Local Authorities in the region to produce plans and strategies relating to land use. Once the final plan is approved it will provide the statutory framework for local authorities to produce their detailed development planning documents (DPDs).

3.3.2 The EiP Panel report was published in June 2006. In the Panel’s report in regard to the Green Belt it states that “for Broxbourne it is clear that the development in prospect will entail more local review of Green Belt boundaries”.33 The Panel’s recommended version of draft Policy SS7 “would result in significant change in local terms, but we consider that they can be implemented without fundamentally eroding the principles and functioning of the Green Belt”.34

3.3.3 The Secretary of State’s (SoS) decision on the EiP’s Panel Report in regard to the Green Belt and Broxbourne is set out in the box below.

Policy SS7: Green Belt

The broad extent of Green Belts in the East of England is appropriate, and will be maintained. However, strategic reviews of Green Belt boundaries are needed in the following areas to meet regional development needs at the most sustainable locations:

� Stevenage, involving land in Stevenage and North Hertfordshire; � Hemel Hempstead, involving land in Dacorum and probably St Albans District; � Harlow, involving land in Harlow, East Hertfordshire and Epping Forest Districts; and � Welwyn/Hatfield, involving land in Welwyn Hatfield District and potentially St Albans

District.

A more local review will be required in Broxbourne.

These reviews will have to satisfy national criteria for Green Belt releases, accord with the spatial strategy, and ensure that sufficient land is identified to avoid the need for further review to meet development needs before 2031. …35

33 East of England RSS Panel (June 2006) East of England Plan Panel Report, paragraph 4.23, p. 28 34 East of England RSS Panel (June 2006) East of England Plan Panel Report, paragraph 4.23, p. 2835 Government Office for the East of England (December 2006) The Secretary of State’s Proposed Changes to the Draft Revision to the Regional Spatial Strategy for the East of England and Statement of Reasons, Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 93-94



3.3.4 The SoS recommended supportive text to Policy SS7 is set out in the box below.

3.29 Extensive areas of the region are designated as Green Belt to constrain the growth of large urban areas, prevent coalescence, safeguard the countryside, preserve the setting of historic towns and assist urban regeneration. However the following exceptional circumstances justify strategic Green Belt reviews at the general locations identified in policy SS7:

(1) Policy SS2 directs strategically significant development to major urban areas for sustainability reasons that apply equally to urban areas within as well as beyond the Green Belts. Tightly drawn Green Belt boundaries, while assisting urban concentration, have made it increasingly difficult to meet development needs, particularly for housing, resulted in greater dispersal of development and thereby contributed to unsustainable travel patterns;

(2) The scale of the region’s housing needs and the aim to achieve a better balance between supply and demand in all areas, including in regard to the London Arc where demand is particularly strong and affordability problems particularly acute;

(3) In providing sustainable locations for growth, the former new towns to the north of London have: • a good record of balancing new housing with employment growth and

are well-placed on strategic communications routes, making them both attractive for business investment and accessible to the London jobs market;

• relatively good existing infrastructure compared with smaller and older settlements, which further expansion can make efficient use of; and

• complex regeneration challenges, which the additional investment in infrastructure and services related to growth will contribute to addressing.

3.30 The reviews will result in significant change locally but can be made without eroding the principles and overall functioning of the Green Belt.

3.31 The local review in Broxbourne should support the regeneration of towns in the Lee valley while avoiding their coalescing further.36

3.3.5 What is made clear by Policy SS7 is that a local review of Broxbourne’s Green Belt should be carried out and hence the purpose of this Green Belt Review. However it stresses that sufficient land is identified to meet all land use needs, so no further reviews or changes to the Green Belt should occur before 2031. This point is important in terms of the extent of potential changes to Broxbourne’s Green Belt in order to avoid taking individual sites out of the Green Belt to meet various needs, such as housing, which has occurred in past plan periods. It suggests that the current Green Belt boundary that is tightly drawn around the built-up area will need to be carefully examined and, if necessary, altered to allow for long term future growth and a defensible boundary.

36 GOEE (December 2006), Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 94-95



3.3.6 The Panel’s report also considered the London Arc West as a “complex polycentric area over which neighbouring Greater London has long exerted a powerful influence”. It goes onto say that Broxbourne has a strong relationship with the Lee Valley area in London and East Hertfordshire, but not Harlow. Some key matters for the Borough are the Green Belt, green infrastructure and regeneration issues of the Lee Valley. On this basis the Panel recommended its inclusion in the London Arc new policy LA1 and text, which the SoS accepted with some modification (see box below).

The London Arc

13.41 Excluding Essex Thames Gateway (which has related but distinct issues and is dealt with through its own sub-regional policies) the London Arc comprises the areas closest to and most strongly influenced by London. For the purposes of this RSS and its monitoring, it is defined as the whole of the districts of Broxbourne, Dacorum, Hertsmere, St Albans, Three Rivers, Watford, and Welwyn Hatfield within Hertfordshire and the districts of Brentwood and Epping Forest within Essex.

Policy LA1: London Arc

(1) Within the London Arc Sub-Region the emphasis will be on: • retention of long-standing Green Belt restraint, supported by more positive

’green infrastructure’ use of neglected areas in accordance with Green Belt purposes; and • urban regeneration, including the promotion of greater sustainability within the

built-up areas, particularly measures to increase the use of non-car modes of transport. …

13.43 The London Arc is a complex polycentric area of market towns, commuter settlements and 20th Century new towns over which London has a powerful influence. Long-standing Green Belt policies have sought to restrain the outward spread of the capital, and preserve the existing urban structure. These areas face a particular set of issues and pressures, which are distinct within the East of England but shared with parts of the South East.

13.44 The area is characterised by a generally buoyant economy, although there are pockets of poor performance and deprivation, particularly within the new towns. There is very strong housing demand and development pressures are intense. There is considerable pressure on the area’s road and rail networks reflecting both the high levels of movement to and from London and the complex movements for shopping, employment, education, leisure etc between the towns. There is a need to strike a balance between the key priorities of restraining urban sprawl, enhancing the countryside and meeting development needs in sustainable ways. This will be done by retention and enhancement of the Green Belt and by accommodating development through a strong emphasis on effective use of the land within existing urban areas and selective Green Belt review. 37

37 GOEE (December 2006), Part 2: Modified Text of RSS incorporating Proposed Changes, p. 213



3.3.7 The numbers of jobs estimated for London Arc area are indicative targets that broadly align with housing. This is another important aspect for Broxbourne to consider in regard to the need for employment land, ability to accommodate it within the built-up area and potential impact on the Green Belt. The SoS recommended Policy E1 and text are set out in the box below.

Policy E1: Job Growth 2001-2021

The following indicative targets for net growth in jobs for the period 2001-2021 are adopted as reference values for monitoring purposes and guidance for regional and local authorities, EEDA and other delivery agencies in their policy and decision making on employment matters. Local development documents should provide an enabling context to achieve these targets. They may be revised through the review of RSS in conjunction with review of the Regional Economic Strategy or, exceptionally, through testing as part of LDD preparation.

District groupings Hertfordshire London Arc - Hertfordshire [Three Rivers/Watford/Hertsmere/ Broxbourne/Dacorum/St Albans Welwyn Hatfield 50,000

North and East Herts including Stevenage [North Herts/Stevenage/E Herts] 18,000

Total 68,000 EAST OF ENGLAND 452,000 38

3.3.8 The Panel disagreed with the draft East of England Plan proposal for 2,500 dwellings in the Green Belt at Broxbourne because they felt it would add to the coalescence of existing urban edge of Broxbourne, Cheshunt and Hoddesdon and continuous urban sprawl for modest housing gains. This point was accepted by the SoS. Broxbourne assessed the Borough’s urban capacity to be 4,710, which would deliver the bulk of draft Policy H1 allocation of 5,100. Whilst the Panel did not agree to a substantial increase in Broxbourne’s housing allocation, it did decide there was capacity to increase draft Plan’s Policy H1 by 500 dwellings, so Broxbourne’s allocation would be 5,600 (280 per annum). The Panel confirmed that the detailed planning to meet this allocation is a matter for the LDF process. The SoS basically accepted this approach and recommended Policy H1 with specific reference to Broxbourne. Policy H1 is set out in the box below.




Policy H1: Regional Housing Provision 2001 to 2021

In the East of England as a whole provision will be made for at least 508,000 additional dwellings over the period 2001 to 2021.

District allocations in this policy should be regarded as minimum targets to be achieved, rather than ceilings which should not be exceeded.

Local planning authorities should seek as soon as possible to (a) achieve at least the annual average development rates for the period 2006 - 2021 and (b) make up any accumulated shortfall from 2001 onwards.

They should aim to exceed the annual average rates for 2006 - 2021 if more housing can be delivered without breaching environmental limits and infrastructure constraints, by:

• Increasing density, consistent with criteria in PPS3; • Encouraging opportunities on suitable previously developed sites; • Making best use of policies on exceptions sites to provide affordable

housing in rural areas;

To plan for continuous delivery of housing for at least 15 years from the date of adoption, the first round of local development documents should make the assumption that the annual average rate of provision during the early years after 2021 will be the same as for 2006 to 2021.

The minimum regional housing provision will be distributed as follows:

Minimum Dwelling Provision, 2001 to 2021 (net increase, with annual average rates in brackets)

Broxbourne Area / District Total to

build April 2001 toMarch 2021

Of which already built April 2001-March 06

Minimum still to build April 2006 to March 2021

5,600 1,950 (390) 3,650 (240)39

3.3.9 It should be noted that the Government Office for the East of England announced on 13 June 2007 that further work will be conducted in order to assess the East of England Plan (Draft Alterations to the Regional Spatial Strategy for East of England) against the requirements of the European Habitats Directive. This will delay the East of England Plan, but the Government Office believes that this work needs to be considered before the Plan can be finalised.




3.4 Local Context

Hertfordshire Structure Plan to 2016

3.4.1 Hertfordshire County Council reached the deposit stage with rolling forward the Hertfordshire Structure Plan to 2016. However due to the Planning and Compensation Act 2004, the review of the Structure Plan was abandoned as under the new system the Structure Plan is replaced by the RSS (East of England Regional Plan).

Hertfordshire Structure Plan Review 2001-2011, adopted April 1998

3.4.2 Hertfordshire’s overall strategic policy framework for all the local authorities is contained in the Hertfordshire Structure Plan. However it should be noted that the final East of England Plan will eventually replace the Hertfordshire Structure Plan Review 2001-2011, which contains a number of ‘saved’ policies that should still be taken into account in planning decisions.

3.4.3 Policies 1 (Sustainable Development) and 5 (Green Belt) are not ‘saved policies, and thus are not material to planning decisions. However, they do provide a context in terms of the most recent county-level guidance on Green Belt issues. The Structure Plan states that “the Green Belt now covers approximately 63% (81,317 area in hectares) of the County outside built-up areas”.40 Policy 1 Sustainable Development emphasised that policies and local plans should be consistent with the principles of sustainable development. Policy 1 sets out eight general aims and the last aim will be to “conserve the County’s critical capital and other important environmental assets, including its landscape, ecological, built and archaeological heritage, and safeguard the County’s area of Green Belt”.41

3.4.4 The Structure Plan explains that the Metropolitan Green Belt around London was first proposed in 1935 and the 1947 Town and Country Planning Act enabled Green Belt proposals to be incorporated into the first development plans. Government guidance was first published in 1955. This Structure Plan was prepared in accordance with PPG2 (1995). The Structure Plan Policy 5 Green Belt including safeguarded land is set out in the box below.

PREVIOUS STRUCTURE PLAN POLICY 5: GREEN BELT

A Green Belt will be maintained in the south of the County as part of a Green Belt about 12-15 miles deep around London with limited extensions along main radial corridors and around towns, as indicated on the Key Diagram. … The precise boundaries of the Green Belt, as modified in accordance with the following provisions of this policy, shall be as defined in district local plans.

40 Herefordshire County Council (adopted April 1998) Herefordshire Structure Plan Review 1991- 2001, paragraph 46, p. 14 41 Herefordshire County Council (adopted April 1998) Herefordshire Structure Plan Review 1991- 2001, p. 29



Boundary Reviews linked to Policies 6 and 7 Boundaries of the Green Belt around towns may be reviewed in local plans to identify settlements listed in Policy 6 [i.e. Broxbourne: Cheshunt, Hoddesdon and Waltham Cross] for the purposes of limited peripheral development under Policy 7 [i.e. through planned regeneration]. In addition, minor adjustments may be considered in reviews to secure a more sustainable pattern of development and activities within these settlements. …

Safeguarded Land Any land released from the Green Belt in accordance with this policy but not planned for development during the period of the local plan should be safeguarded in that Plan, and generally referred to as ‘safeguarded land’ or as an ‘area of special restraint’.42

….

3.4.5 Therefore previous Structure Plan policies in relation to the Green Belt did allow for some review and boundary alterations, especially if the change would result in more sustainable patterns of development and if linked to regeneration that would bring benefits to a town.

Broxbourne Local Plan 2001-2011, adopted December 2005

3.4.6 Broxbourne covers a relatively small area of land (54.6 sq km/20 sq mile). It is characterised by a dense urban corridor along the north-south axis of the Borough. The western area of the Borough is open countryside and is largely within the Metropolitan Green Belt. The eastern edge of the Borough adjoins the Lee Valley Corridor and is also within the Metropolitan Green Belt. A wide range of policy designations, such as landscape character, nature conservation and floodplain, covers both these areas of Green Belt.

3.4.7 “The Green Belt boundary proposed in this Plan has been redefined to:

� ensure that green belt protection continues to be afforded to land which meets the five stated purposes for including land within the green belt;

� protect the Borough’s most important landscape and wildlife habitats;

� be readily recognisable on the ground by following natural features or clear demarcation lines wherever possible;

� meet the needs of the Borough to 2011 where these cannot be met elsewhere from land within the urban area.”43

3.4.8 Broxbourne’s Local Plan policy states,

“GBC1 Revisions to Green Belt boundary

42 Herefordshire County Council (adopted April 1998) Herefordshire Structure Plan Review 1991- 2001, pp. 38-3943 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, paragraph 2.4.1, p. 35



To provide for the development needs of the Borough as set out in Policies 5 and 7 of the adopted Hertfordshire Structure Plan Review 1991-2011, and to ensure a clearly identifiable and defensible Green Belt Boundary on the ground, the Council is making revisions to the existing Green Belt Boundary to exclude the following:

(I) Land adjacent to the North Bank of the rivers Lynch and Lee at Hoddeson, South Essex Road (see Employment and Education chapter)

(II) Land at Hertfordshire Regional College, Turnford (see Employment and Education chapter).

(III) Land at Cheshunt School, College Road, Cheshunt (see Employment and Education chapter).

(IV) Land at Whitehaven, Burton Land and Primrose Cottage, St James (to ensure a clearly identifiable and defensible boundary).

The resultant boundary of the Green Belt is defined on the proposals map.

Within the Green Belt there will be a presumption against development other than defined in Policy GBC2.”44

3.4.9 The Council reduced the number of changes to the Green Belt boundary from the First to Second Deposit. This was mainly due to the Urban Capacity Study (2002), which showed less land was needed for development to meet the Borough’s needs. The remainder of Chapter 2: Green Belt and Countryside covers policies related to development within the Green Belt, agricultural uses, travelling showpeople sites, dwellings in the Green Belt, rural diversification and countryside protection policies.

Chapter 6 of the Local Plan sets out proposals for the development of Greater Brookfield, a predominant site to the west of the large urban area of Broxbourne which contains Canada Fields, Brookfield Farm and Brookfield Retail Park and the New River Trading Estate. Paragraph 6.1.2 of the Local Plan states that “the intention is to continue the development of Greater Brookfield as a centre for retail and indoor leisure uses”.45

Borough of Broxbourne, Local Development Framework, Core Strategy, Issues and Options, May 2007

3.4.10 The consultation period on the above document ran from 16 May to 27 June 2007. Theme 3: Green Belt and Countryside points out that the East of England Plan recommends a local review of Broxbourne’s Green Belt as part of the LDF, “particularly where there are opportunities to contribute to the regeneration of the area. Any changes to the Green Belt boundary should be for the long term, which may mean looking beyond 2021”.46

44 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, p. 3645 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, p. 11246 Borough of Broxbourne (May 2007) Local Development Framework; Core strategy; Issues and Options, Theme 3: Green Belt and Countryside, p. 14



3.4.11 The objectives in the Community Plan include protection of wildlife sites, improving access, protection of the countryside from development, maintenance of the Green Belt to restrict sprawl and provision of green spaces. One issue raised by the local community is to resist the loss of any Green Belt land, lack of open space in Waltham Cross, improvements to sports pitches and connections to the local countryside, especially Lee Valley Park.

3.4.12 The options for the future related to the Green Belt and the countryside focus on three issues/questions:

� “Issue 3.1 - What should be the criteria for reviewing sites in the Green Belt?

� Issue 3.2 - What approach should be taken with former nursery sites?

� Issue 3.3 - How should access to the green belt be encouraged for leisure purposes?

� Issue 3.4 - How should biodiversity in the Borough be conserved and enhanced?”47

3.4.13 The Borough of Broxbourne will consider the responses to the four issues above along with the recommendations in this Green Belt Review in order to shape the LDF.

3.5 Conclusion

3.5.1 The following points can be drawn from the policy analysis.

� The advice contained in PPG2: Green Belts is key to formulating and informing the review of Broxbourne’s Green Belt.

� The draft East of England Plan recommends the local review of Broxbourne’s Green Belt boundaries in order to accommodate sustainable forms of development that will meet the needs of the local community.

� The Hertfordshire Structure Plan 2001-2011 policies 5-7 accepted some adjustments to the Green Belt in Broxbourne, especially to achieve limited development on the periphery of Cheshunt and Hoddeson that will assist regeneration objectives.

� The Borough of Broxbourne Local Plan Second Review 2001-2011 policy GBC1, in accordance with Structure Plan policies 5 and 7, set out four areas to be excluded from the Green Belt and proposed these areas for employment and educational uses as one area that would create a more defensible boundary. It is interesting to note that only small incremental changes were made to the Green Belt boundary to

47 Borough of Broxbourne (May 2007) Local Development Framework; Core strategy; Issues and Options, Theme 3: Green Belt and Countryside, pp. 15-16



allow for more immediate development rather than looking to more long term future development needs of the Borough.

� Broxbourne’s Core Strategy; Issues and Options, May 2007 discussed under Theme 3: Green Belt and Countryside raised three issues related to the review of the Green Belt. These comments should be considered as part of this review in order to gain a better understanding of the local people’s views that have implications on Green Belt matters.

3.5.2 The present Green Belt Review has been undertaken to provide context and information to inform potential changes to the Green Belt in the future. Any changes would be done through Broxbourne’s Development Planning Documents process.

3.5.3 The policy review highlights that Broxbourne will also need to consider:

� other national and regional statements, policies and plans for different types of development that may have an effect on the Green Belt;

� other studies and documents, such as the Landscape Character Assessments, Housing, Employment or Educational Studies, Strategic Flood Risk Assessment and the Accommodation of Gypsies and Travellers in Northern and Eastern Hertfordshire report;

� the Sustainability Appraisal, Strategic Environmental Assessment, Appropriate Assessment;

� determine the amount of land required for development to meet the long term needs of the Borough including looking beyond 2021, which may mean the need to consider designating some safeguarded land; and

� where land is shown to no longer meet Green Belt purposes and/or the boundary is weak then consideration will need to be given to potentially removal of land from the Green Belt and re-designation of the land that may include safeguarded land, environmental protection policies or allocation for development.



4 FUNCTIONAL REVIEW

4.1 Introduction

4.1.1 The fundamental aim of the Green Belt policy is to prevent urban sprawl and maintain the permanence and essential character of Green Belts (PPG2, paragraphs 1.4 and 2.1). However redefining Green Belt boundaries may be required to provide for future sustainable development, especially in line of recommended Policy SS7 in the draft East of England Plan.

4.1.2 It is important to understand the role of the existing Green Belt in Broxbourne before coming to a conclusion on the current function of Green Belt land in the Borough.

4.2 Role of Broxbourne Green Belt

4.2.1 Broxbourne shares a boundary with the London Borough of Enfield. It is located within the Metropolitan Green Belt, which was first proposed in 1935, and the 1947 Town and Country Planning Act, and enabled Green Belt proposals to be incorporated in the first development plans. The original Green Belt in Hertfordshire was based on proposals in Abercrombie’s Greater London Plan of 1944. It covered a ring around the London that was south of a line roughly from Hemel Hemstead to St. Albans and Hertford. The Hertfordshire Structure Plan reviews have extended the Green Belt adding 5,000 hectares along the Stort corridor as far as Bishop’s Stortford.

4.2.2 The primary role of the Metropolitan Green Belt is to stop the growth of London from continuously growing into the surround countryside. The Green Belt around Broxbourne is characterised by rural agricultural areas, open countryside with high landscape value and important natural areas. The Green Belt also contains Broxbourne Woods part of a Special Area of Conservation (SAC), Sites of Special Scientific Interest (SSSIs), National Nature Reserves (NNRs), the Lee Valley Corridor (includes a Special Protection Area (SPA) and RAMSAR site for their importance of the area for birdlife) plus 100 or so local wildlife significance. All these areas are marked on Broxbourne Local Plan Proposals Map.

4.2.3 On one hand Green Belts should aim to meet the five purposes (paragraph 1.5, PPG2) and on the other hand Green Belt land has a role to play in fulfilling the following objectives (paragraph 1.6, PPG2):

� “to provide opportunities for access to the open countryside for the urban population;

� to provide opportunities for outdoor sport and outdoor recreation near urban areas;

� to retain attractive landscapes, and enhance landscapes, near to where people live;

� to improve damaged and derelict land around towns;



� to secure nature conservation interest; and

� to retain land in agricultural, forestry and related uses”.

4.2.4 Paragraph 1.17 in PPG2 goes onto to advise that “the extent to which the use of land fulfils these objectives is however not itself a material factor in the inclusion of land within the green belt, or in its continued protection. ... The purposes of including land in Green Belts are of paramount importance to their continued protection, and should take precedence over the land use objectives”. It is important to keep this in mind in reviewing Green Belt land, so the quality and use is not mixed up with the core purposes of the Green Belt.

4.3 Existing Broxbourne Green Belt

4.3.1 Broxbourne Local Plan 2001-2011 defines the Council’s objectives for their Green Belt and countryside. The Council aims:

“(I) to protect the countryside from unnecessary or inappropriate development;(II) to protect and enhance the appearance of the countryside and conserve and

positively management important landscape features; (III) to increase and promote public access to the countryside; (IV) to afford appropriate degrees of protection to nationally and locally

designated wildlife sites; (V) to provide a robust policy framework for tackling any remaining, or future,

areas of dereliction; and (V) to ensure that any development which is considered appropriate in the green

belt is carefully assimilated into the countryside by means of its siting, its very careful design and its good quality landscape.”48

4.3.2 The Council objectives for its Local Plan Green Belt policies go beyond the advice contained in PPG2, but they are correctly designed to reflect local considerations as well as aspirations. The consultation on Broxbourne’s Core Strategy consultation paper may reveal additional or different roles that the Green Belt performs or could perform in the future.

4.3.3 Broxbourne lies within the Metropolitan Green Belt that provides separation between London and surrounding countryside. Broxbourne’s inner Green Belt boundary is drawn tightly around built-up areas.

4.3.4 The south eastern end of Broxbourne contains a built-up area of Waltham Cross that adjoins the M25 and then the built-up area continues into the London Borough of Enfield. Other than the definitive edge of the M25, this area did not benefit from controlling sprawl or preventing neighbouring areas from merging.

48 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, paragraph 2.2.1, pp. 33-34



4.3.5 The northern edge of Broxbourne contains part of Hailey and Woolenbrook that are surrounded by Green Belt. The Green Belt in this area does provide a separation between Ware and Hertford.

4.3.6 The eastern edge of Broxbourne contains a thin strip of Green Belt that runs along side the Lee Valley Park where the Green Belt continues in Epping Forest District Council in the County of Essex. There are three Green Belt areas along the western side of the railway line and protrude into Broxbourne’s built-up area.

4.3.7 The western area of Broxbourne contains the largest area of Green Belt along with landscape character areas and other natural conservation policy designations. There are three residential areas set within the Green Belt and the surrounding land provides a separation between Broxbourne and neighbouring Welwyn Hatfield. There are nature conservation areas, agricultural land holdings, farms, cemeteries, schools and various dispersed residential properties in the north-western area of Broxbourne.

4.4 Planning Decisions Related to the Green Belt

4.4.1 The Borough of Broxbourne stated that there were no planning or appeal decisions that related to the function or scope of this review of their Green Belt. The London Green Belt Council contains countrywide appeal decisions that relate to Green Belt matters that include a wide range of topics from agriculture to transport.49 Most appeal decisions appear to relate to detailed local circumstances or fundamentally conflict with the advice contained in PPG2 in regard to openness and inappropriate development in the Green Belt.

4.5 Conclusion on Current Function of Broxbourne Green Belt

4.5.1 A visual examination of the shape and pattern of Broxbourne shows a tight inner Green Belt boundary around two built-up areas: the core built-up area along the A10 and a general extension of development to the west towards neighbouring Welwyn Hatfield. The tight boundary has resulted in encroachment and in some areas this has not maintained the degree of permanence that Green Belts should have. Over time this has also resulted in some areas of Green Belt land being surrounded by development on three sides hence reducing the overall openness. These areas have been examined in detail in Section 7.

4.5.2 Broxbourne’s Green Belt beyond the built-up area is rural in nature with open lands and woodlands as well as farms, existing and former horticultural and stables and large institutions set within the Green Belt. On first examination, it appears that this pattern of development around areas, such as St. James and Goff’s Oak, does not maintain the purpose or openness of the Green Belt. This is in part due to decline of the horticultural industry within Broxbourne, which subsequently led to many of the buildings, especially greenhouses, falling into disuse resulting in some being redeveloped. Also on a more detailed examination this pattern is more akin

49 See http://website.lineone.net/~greenbelt/appeals-%20agriculture.htm#top, Broxbourne: stable refused for being major reconstruction in 2001



to ‘existing villages’ in the Green Belt and many large fields do in fact maintain the openness of the Green Belt, but not in an overall Borough wide scale. This is a reflection of local circumstances of Broxbourne’s Green Belt, which must form the starting point for the review as well as relevant local methodology and criteria.



5 GREEN BELT STUDIES & BEST PRACTICE REVIEW

5.1 Introduction

5.1.1 It is interesting to note that the Government has never published any specific guidance on how to conduct a Green Belt review. Therefore in the absence of any specific government guidance on how to carry out such a review, the natural starting point is the advice contained in PPG2: Green Belts.

5.2 Green Belt Studies

5.2.1 There has been discussion about Green Belts in various studies, reports and debates. Some of the main parties to publish documents that have contributed to discussions about the Green Belt are:

� Martin Elson (1986, 1993, 2001 & 2002)50

� RTPI (2000 & 2002)51

� TCPA (1994, 1996 & 2002)52

� Scottish Executive (2004) Review of Green Belt Policy in Scotland

� Natural England (October 2007) Policy Position on Housing Growth and Green Infrastructure: Pre-scoping paper on Principles and

� Callcutt (November 2007) The Callcutt Review of housebuilding delivery.

5.2.2 The Callcutt review under the heading of Urbanisation and the Green Belt states:

“A number of our contributors argued that, as urban development only accounts for a total of 11.2% of all land in England, there is no threat of “concreting over the countryside.”

50 Elson, Martin, 1986, 'Green belts - conflict and mediation in the urban fringe', Heinemann, London Elson, Martin; Walker, S & MacDonald, R, 1993, 'The Effectiveness of Green Belts', report for the (former)

Department of the Environment, HMSO, London.. Elson, Martin & Nichol, Lucy, 2001, 'Strategic Gap and Green Wedge Policies in Structure Plans Research Report', January, (Executive Summary from DETR, London, tel. (020) 7944 3973) http://www.planning.detr.gov.uk/sggwpsp (OFL on 21.2.01) Elson, Martin & Nichol, Lucy, 2001.'Gaps and wedges versus belts' (on the Oxford Brookes University report for the DETR), Planning 1405, 9.2.01. Elson, Martin & Downing, Lesley, 2002, 'Major Developed Sites: A Policy Review', Oxford Brookes University, May, available from Cassandra Blake, tel. (01865) 483491. (GP5511.ELS) Elson, Martin, 2002, 'Modernising green belts - some recent contributions', Town and Country Planning 71 (10), November, pp266-267.

51 Royal Town Planning Institute (RTPI) 'Green belt policy review: Discussion Paper', September 2000. 'Modernising green belts: a discussion paper', May 2002 (Oversize Pamphlet GP5511 ROY)(OFL on 10.5.02) and 'Green Belts: A Fresh Approach', 2002.

52 Town and Country Planning Association (TCPA), London: 'Inner Green Belt boundaries should be fixed', Town and Country Planning, May 1994. 'The People: Where Will They Go?', 1996. (OFL) 'Green Belts', Policy Statement, 2002. ‘Turn Green Belts into ‘Eco-Belts’ say TCPA’, Press Release, 3 August 2005.



The threat is exaggerated; but the counter-argument can be challenged. 11.2% may not seem like a large proportion, but in Western Europe only the Netherlands and Belgium are more urbanised than England. Recent analysis by Land Use Consultants for the Campaign to Protect Rural England (CPRE) showed that between the 1960s and the 1990s the area of England suffering from visual and noise intrusion rose from 25% to 40% and by 2007 had reached 50%. The protection of the countryside is a legitimate concern to which public policy should respond.”53

5.2.3 Communities and Local Government Local Planning Authority Green Belt Statistics: England 2006 states:

“In 2004 the area of Green Belt in England amounted to 1,678,200; however, in 2006 this is now 1,631,800 hectares. Taking into account the amount of Green Belt in New Forest District Council that became part of the New Forest National Park and the removal of Green Belt in Test Valley Borough Council due to the designation of the National Park (47,300 hectares), there has been a new increase of 900 hectares when compared with the 2004 Green Belt figures.”54

5.3 Green Belt Reviews

5.3.1 There are also Green Belt reviews that have been carried out for various local authorities and regions, such as:

� Edinburgh (Llewelyn-Davies 1998) � Nottingham-Derby (Baker Associates 1999)� Cambridge (Cambridge City Council & Cambridge Futures 2000 &

Cambridge City Council 2002), � South West Regional Assembly (Colin Buchanan 2006) Strategic Green Belt

Review; Final Report � Cheltenham (AERC 2007)

5.3.1 The review of literature provides examples of good practice, methodology, criteria and lessons learned. The most relevant elements have been extracted to shape and inform the approach to the review of Broxbourne’s Green Belt.

5.3.2 What the literature review revealed is that it is important to adapt the methodology and criteria, so it reflects local circumstances and the defined scope of the review. It is vital that the methodology is sound, which generally means that it should be based around assessment of the Green Belt purposes in paragraph 1.5 in PPG2. The criteria used to assess Green Belt land are generally designed to be SMART (Specific, Measurable, Achievable, Realistic and Time-base) along with a reality check or public consultation to ensure the criteria reflect the situation on the ground.

53 Callcutt Review Team (2007) The Callcutt Review of housebuilding delivery, Chapter 5- Viability and Potential, p. 44 54 Communities and Local Government and National Statistics (31 January 2007) Local Planning Authority Green Belt Statistics, Statistical Release GB-2006, p. 2



5.3.3 The recommendations from this Green Belt review only forms part of the evidence base in which the Borough of Broxbourne needs to consider in shaping the sustainable pattern of development to meet current and future needs. It important to understand why a single issue reviews of the Green Belt is being conducted. This would allow the overall scope of the review to be better defined and understood. In the case of Broxbourne, the East of England Plan recommended a local Green Belt review in order to assist with regeneration, which is a fairly unspecific and wide ranging topic. On the face of it Broxbourne’s Green Belt review is not necessarily needed to meet large scale needs, such as for housing or employment. However there seems to be a need to contribute to sustainable development objectives, regenerations of horticultural areas, improve land management, creation of linked green infrastructure, better definition of defensible boundaries and safeguarding land for longer term development needs to secure the permanence of the Green Belt.



6 GREEN BELT REVIEW METHODOLOGY & CRITERIA

6.1 Introduction

6.1.1 The methodology and criteria for this Green Belt Review was developed through discussions with the Borough of Broxbourne planning officers and a questionnaire sent to key stakeholders. The comments and proposed changes resulting from the consultation on the draft questionnaire are available on request from Broxbourne Borough Council.

6.1.2 The Borough of Broxbourne planning officers agreed the final methodology and criteria proposed by Scott Wilson that were used to conduct the desk based and field assessment of Green Belt land. The final methodology and criteria are attached in Appendix 1.

6.1.3 All Green Belt land has been judged against three of the five purposes of the Green Belt as defined in PPG2 (see Section 5.4 for an explanation of why Purposes 4 and 5 will not be tested), and has been assessed in terms the strength of the boundary. Those sub areas that were found to be weak in meeting Green Belt purposes were then subjected to an additional assessment of development constraints and sustainable development opportunities (see Section 7).

6.2 Methodology for Defining Areas & Sub Areas

6.2.1 The Green Belt land was divided into areas and sub areas to make the review more manageable and to ensure that all land is assessed in a fair and transparent manner. This also enabled the review to make a recommendation on each sub-area.

6.2.2 The areas themselves do not have specific meaning, but are used as a management tool to ensure all land in the Green Belt is examined. The sub-division of land is based on physical features listed in the criteria below.

6.2.3 The division of areas into sub-areas will generally adhere to the following criteria:

� OS parcels not split and where possible major development curtilages to be included as a separate sub-area;

� sub-areas should generally be of similar character and land use (e.g. recreation, agriculture, etc);

� sub areas should not cross area boundaries; � sub areas should not cut across motorways, A, B or C classified roads or

railway lines; � no woodland or main areas of trees should be split between sub- areas; � sub areas where possible should not cross main rivers, streams or flood land; � sub areas where possible should not cross strong hedgerows denoting field

boundaries; � existing housing, defined settlement areas and urban developments should not

be split between sub-areas;



� sub areas should take account of significant changes in landscape and landform;

� sub areas may be smaller where they are located close to existing development or protrude into the built-up area.

6.3 Criteria for Boundary analysis

6.3.1 Paragraph 2.9 of PPG2 advises that boundaries should be clear and based on strong physical features. The criteria used to divide Green Belt land adhere to criteria that ensure parcels of land respect clear geographical boundaries: Paragraph 2.9 of PPG2 further advises that Green Belt “boundaries should be clearly defined, using readily recognisable features such as roads, streams, belts of trees or woodland edge”.

6.3.2 In analysing Green Belt boundaries, the boundaries of each Green Belt area have been categorised into ‘strong’ and ‘weak’, depending on the permanence and resilience of the boundary.

6.3.3 Analysis of aerial photographs, maps and fieldwork were used to determine the boundary categories. If a boundary was found to be ‘strong’ then it would be viewed as defensible for the foreseeable future. If a boundary was found to be ‘weak’ then the assessment would work outwards to establish where there were potentially any ‘strong’ boundaries, especially where it would link to the existing Green Belt boundaries in a seamless or neat manner. This is intended to inform potential alterations to the Green Belt boundaries that would make them defensible over the longer term.

6.3.4 The classification of a boundary was based on:

� a ‘strong’ boundary is one that will remain over the long term and is extremely difficult to alter or destroy, especially by planning decision or appeal;

� a ‘weak’ boundary is one that is visible, but can be easily altered or destroyed by physical means or by planning decision or appeal.

6.3.5 Table 6.3.1 below sets out how Green Belt boundaries were classified, reflecting the principles set out above.



Strong WeakMotorways Functioning mainline railway lines Disused railway lines District distributor roads forming boundary (not bisecting Green Belt)

Other classified roads Private/unmade roads Rights of way

Rivers, watercourses and significant drainage features

Park boundaries

Prominent physical features (i.e. ridgeline, non-intermittent waterways)

Power lines

Protected hedgerows / woodlands Tree-lines public footpaths Non protected hedgerows / woodlands

Residential settlements with clear define physical boundaries (not back gardens)

Residential curtilages / back garden

Non-residential development with weak or indeterminate boundaries

Other development with strong established boundaries

Recreational field boundaries

Cemeteries Table 6.3.1 Defensible Boundary Classification

6.3.6 The results of the boundary assessment have informed potential alterations that would make the Green Belt boundaries permanent and defensible over a long period. These results are set out in Section 7.5.

6.4 Criteria for Purpose Analysis

6.4.1 Points have been awarded for each purpose against specific criteria, in order to assess the contribution of each Green Belt sub area in a consistent manner. This section sets out how the Review assessed Green Belt sub areas in the context of the five Green Belt purposes set out in PPG2:

� check the unrestricted sprawl of large built-up areas;� prevent neighbouring towns from merging into one another;� assist in safeguarding the countryside from encroachment; � preserve the setting and special character of historic towns;� assist in urban regeneration, by encouraging the recycling of derelict and other

urban land.

Purpose 1 - Check the unrestricted sprawl of large built-up areas

6.4.2 The assessment awards points to those areas of Green Belt that stop development from taking place in a direction that would represent sprawl into open Green Belt, or between existing distinct settlements (see Glossary) that would lead to the unrestricted loss of Green Belt land, or the agglomeration of built settlements. These scenarios reflect the Broxbourne context, which contains a number of settlements,



which, although not towns, are distinct and are at serious risk of coalescence as a result of previous incremental development that has taken place in the Broxbourne Green Belt (see Section 5). The scenarios also help to establish where Green Belt land helps to check unrestricted sprawling development by keeping land permanently open.

6.4.3 Five points were therefore awarded to Green Belt sub areas that:

� provide a barrier between an existing large urban area and open green belt; OR � are surrounded by Green Belt land on all sides; OR � provide a barrier between two or more distinct existing settlements.

6.4.4 No points were awarded to sub areas that provide a barrier between two or more parts of the same large urban area.

Purpose 2 - Prevent neighbouring towns from merging into one another

6.4.5 This criterion gives the most points to those areas of Green Belt land that provide a crucial buffer between distinct existing settlements. This reflects the value of Green Belt land in preventing separate settlements from merging (see also paragraph 6.4.2 above).

6.4.6 Points were therefore awarded according to distance between distinct existing settlements that each Green Belt sub area separates. Points were awarded on a sliding scale, with maximum points awarded to those sub areas that separate distinct settlements that are under 0.5 kilometres apart, and just one point awarded to those sites separating distinct settlements that are over 2 kilometres apart.

Purpose 3 - Assist in safeguarding the countryside from encroachment

6.4.7 This criterion gives the most points to those areas that perform clear countryside purposes. This reflects the key importance of Green Belt designations in preventing encroachment on land of countryside value, whilst enabling further scrutiny of those areas of land that are not of clear countryside value.

6.4.8 Points were awarded according to the relative significance of each sub area in terms of nature conservation value (i.e. international, national or local nature designations), trees (i.e. whether each sub area contains protected woodland or trees, or contains any tree cover), greenfield land (i.e. whether land is greenfield or brownfield), and agriculture (i.e. agricultural grade of land). For each of these areas, five, three or 0 points were awarded, depending on the significance of the features within the site.

Purpose 4 - Preserve the setting and special character of historic towns

6.4.9 This criterion was not assessed because Broxbourne is not a historic town and therefore this PPG2 criterion does not apply to the Borough. A number of consultees agreed that this purpose does not apply to the context of Broxbourne. It is recognised that the Borough does contain a number of conservation areas, some of which are adjacent to the Green Belt. These have been assessed as part of the



development constraints of land in sub-areas that performs poorly against the Green Belt purposes.

Purpose 5 - Assist in urban regeneration, by encouraging the recycling of derelict and other urban land

6.4.10 It is unnecessary to score land against this purpose. All land within the Green Belt assists with this purpose, as the vast majority of built development is to be located in the urban area in accordance with site allocations and government advice. There is also a general presumption against inappropriate development within the Green Belt. Therefore all Green Belt land would gain the same score. However, after all Green Belt land is scored, then areas that have a low score will then be assessed against environmental constraints and opportunities that will include derelict land, and the potential of the land to assist in urban regeneration.

6.5 Weighting of scores

6.5.1 Green Belt Purpose 3 has more definable criteria, which would result in a higher total number of points (Purposes 1 and 2 have a maximum of 5 points whereas Purpose 3 has a maximum of 20 points). If the scores were not weighted, then Purpose 3 would always come out as the most important purpose. In order to address this issue, a weighting system will be applied to ensure that each purpose holds equal importance in the initial scoring exercise. The chart below shows the values to allow Green Belt purposes to be weighted.

Green Belt purpose

1 2 3

Maximumpoints per purpose

5 5 20

Weight 1 1 0.25 EqualisingValue

5 5 5

Table 6.5.1 Weighting of Scores



6.6 Summary

6.6.1 The methodology for the Review has been formulated in consultation with key stakeholders and close collaboration with the Borough of Broxbourne planning officers.

6.6.2 Broxbourne’s Green Belt has been split up into broad Areas, which are themselves split up into sub-areas in order to make assessment more manageable and analysis more clear.

6.6.3 The assessment is essentially separated into three key stages:

1) assessment of Green Belt land against three of the five Green Belt purposes;

2) the assessment of the strength of the current inner Green Belt boundary; and

3) an assessment of the constraints and sustainable development opportunities to inform an appropriate policy approach to land that is proposed to be removed from the Green Belt.



7 RESULTS AND ANALYSIS

7.1 Green Belt Purposes and Boundaries

7.1.1 The results are analysed for each of three Green Belt purposes in Sections 7.2 - 7.5. Appendix 2 provides the details of all three purposes by sub area. Appended Maps 1-3 show the result of each Green Belt purpose. Map 4 shows the combine results for all three Green Belt purposes. The purpose section is followed by Section 7.5 that examines the strength and weakness of the Green Belt boundary. Appendix 4 provides the detailed assessment of the inner Green Belt boundary whilst appended Map 5 shows the location of weak Green Belt boundaries.

7.2 Green Belt Purpose 1: to check the unrestricted sprawl of large built-up areas

7.2.1 This section discusses the performance of each Green Belt Area against Green Belt Purpose 1. Appendix 2 shows the detailed results of all three purposes by sub area. Appended Map 1 shows how each sub area performs against Purpose 1 across the Borough as a whole.

Purpose 1 - Green Belt Area A

7.2.2 The vast majority of sub areas in Green Belt Area A successfully perform a valuable Green Belt purpose.

7.2.3 Green Belt Area A is predominantly located in an area of open Green Belt, meaning that many sub areas either provide a barrier between the urban area of Broxbourne and the open Green Belt, or are located further away from the urban area, and area surrounded by Green Belt land on all sides. These sub areas therefore play an important function in preventing the open Green Belt from being subject to sprawl.

Criterion Definition Number of sub areas

Points

Provides a barrier between an existing large urban area and open green belt;

11 5

Is surrounded by Green Belt land on all sides;

7 5

Provides a barrier between two or more distinct existing settlements;

3 5

Role of Green Belt area in preventing sprawl from taking place

Provides a barrier between two or more parts of the same large urban area.

5 0

Table 7.1.1 Green Belt Purpose 1 - Area A



7.2.4 A small number of sub areas also prevent sprawl between the large urban area of Broxbourne and the distinct existing settlement in Hertford Heath. These are located to the very north east of the Borough, close to Hertford Heath (which is located outside the Borough).

7.2.5 The irregular shape of the boundary of the large urban area of Broxbourne means that there are a number of areas where Green Belt land is enclosed by built development, and therefore does not perform a purpose in preventing unrestricted sprawl:

� To the very north-west, existing homes and a Local Plan housing allocation strongly enclose sub areas A5 and A6.

� In the Hoddesdon area, two Sub Areas (A20 and A21) present a barrier between two existing parts of the same urban area.

� Sub area A12 is also enclosed by housing on three sides.

Purpose 1 - Green Belt Area B

7.2.6 The vast majority of the sub areas in Green Belt Area B again successfully perform a valuable Green Belt purpose. This Green Belt Area is located to the west of the Borough, and lies between the large urban area of Broxbourne and open green belt land to the north and west. Sub-areas therefore predominantly provide a barrier between the urban area and the open Green Belt, or are themselves surrounded by Green Belt land on all sides.


Points


13 5


8 5


0 5



0 0

Table 7.1.2 Green Belt Purpose 1 - Area B

7.2.7 Just one of the Green Belt Areas separates two parts of the same urban area. A small section of Green Belt Sub Area B5 lies between two parts of the urban area, and therefore represents a partially enclosed space.

Purpose 1 - Green Belt Area C

7.2.8 The vast majority of the sub areas in Green Belt Area C successfully perform a valuable Green Belt purpose. This Green Belt Area is located between the large urban area of Broxbourne and Cuffley, and also contains a number of smaller, clustered settlements. The majority of the Green Belt Sub Areas therefore perform the purpose of separating at least two distinct settlements, preventing unrestricted sprawl between them.




Points


10 5

Is surrounded by Green Belt land on all sides; 2 5 Provides a barrier between two or more distinct existing settlements;

23 5



2 0

Table 7.1.3 Green Belt Purpose 1 - Area C

7.2.9 To the north of the Green Belt Area, a small number of Green Belt Sub Areas are located between the large urban area of Broxbourne and the open Green Belt. Thus 10 sub-areas in this location perform the purpose of providing a barrier between an existing large urban area and open green belt. In this open location, two sub-areas are also surrounded on all sides by Green Belt land.

7.2.10 Sub area 33 and sub area C32 separate two parts of the same settlement- the Goffs Oak area.

7.2.11 Further, it is considered that small sections of three sites separate two or more parts of the same large urban area of Broxbourne (sub area C17, C19 and C20). Although this is not sufficient to make the whole sub-area lose points, it raises the option of realigning the boundary. These small areas currently represent enclosed spaces that do not play a role in preventing unrestricted urban sprawl.

Purpose 1 - Green Belt Area D

7.2.12 Land in Green Belt Area D performs a number of purposes in terms of preventing urban sprawl. This is because it has land next to the large urban area of Broxbourne, close to other distinct existing settlements, and also next to and within the open Green Belt.


Points


6 5


11 5


8 5



4 0

Table 7.1.4 Green Belt Purpose 1 - Area D

7.2.13 To the north of the Green Belt Area, sub areas contribute to the separation of the large urban area of Broxbourne, Burton Lane/ Goffs Lane and Goffs Oak. Further to the south and east, sub areas separate the large urban area of Broxbourne from the open Green Belt to the west.



7.2.14 A number of sub areas in the south west of the Green Belt Area are located in the open Green Belt, and are therefore surrounded on all sides by Green Belt land.

7.2.15 Four sub areas, adjacent to the large urban area of Broxbourne, separate two parts of the same urban area.

Purpose 1 - Green Belt Area E

7.2.16 Green Belt Area E plays an important role in providing a barrier to the east of the Borough, preventing the large urban area of Broxbourne from sprawling eastwards into neighbouring settlements and open Green Belt land outside of the Borough.


Points


9 5

Is surrounded by Green Belt land on all sides; 0 5 Provides a barrier between two or more distinct existing settlements;

18 5



1 0

Table 7.1.5 Green Belt Purpose 1 - Area E

7.2.17 Green Belt Area E is tightly knit to the eastern edge of the large urban area of Broxbourne. As such, no sub- areas are surrounded on all sides by Green Belt land.

7.2.18 The Green Belt Sub Areas towards the north and to the very south of Green Belt Area E provide an important barrier between Broxbourne and a number of small distinct settlements to the east of the Borough. These settlements include St Margarets to the north east, and Lower Nazeing to the east, as well as a number of smaller settlements. To the south east is the larger urban area of Waltham Abbey.

7.2.19 A number of Green Belt Sub Areas also provide a barrier between the large urban area of Broxbourne and The Lee Valley Park, a large expanse of open space between Lower Nazeing and Waltham Abbey.

7.2.20 Just one Green Belt Sub Area does not perform a clear role in preventing sprawl. Sub Area E15 is effectively enclosed on three sites by the large urban area of Broxbourne.

Purpose 1 - Overview of Results

The Function of the Green Belt in Broxbourne against Green Belt Purpose 17.2.21 The Green Belt of Broxbourne checks the unrestricted sprawl of built up areas within

the Borough in a number of ways. Towards the north west of the Borough, the Green Belt provides a barrier between the large urban area of Broxbourne and the open Green Belt, maintains the open character of the open Green Belt, and separates the urban area of Broxbourne from Hertford Heath.



7.2.22 To the south west of the Borough, Green Belt land separates a cluster of distinct existing settlements between the large urban area of Broxbourne and Cuffley to the west of the Borough. It also provides a barrier between the large urban area of Broxbourne and the open Green Belt to the south and west, and further away from the urban area, maintains the open character of the open Green Belt.

7.2.23 To the East of the Borough, the large urban area of Broxbourne neighbours Green Belt land which forms part of the Lee Valley Regional Park, and provides a barrier between the large urban area of Broxbourne and a number of distinct settlements to the north-east and south-east of the Borough boundary. It also checks unrestricted sprawl into the open Green Belt towards the middle of the eastern side of the Borough.

Sites that do not perform a clear role under Purpose 1 7.2.24 The research has found that there is a small number of Green Belt sites that do not

perform a clear purpose in preventing urban sprawl, instead separating land within the same urban area. These are all located around the edge of the large urban area of Broxbourne.

Whole sites Parts of sites A5 and A6 B5 A12 C17 A20 C19 A21 C20 C32C33D6, 7 and 8 D13E15

Table 7.1.6 Green Belt Purpose 1 - Summary of poorly performing sub areas

7.3 Green Belt Purpose 2: To prevent neighbouring towns from merging into one another

7.3.1 This section discusses in detail the performance of each Green Belt Area against Purpose 2. Appendix 2 shows the detailed results of all three purposes by sub area. Appended Map 3 shows how each sub area performs against Purpose 2 across the Borough as a whole.


7.3.2 The majority of sub areas in Green Belt Area A achieve low scores for this purpose, reflecting the location of the area, much of which faces onto open Green Belt land to the west.




Points

i. 0 – 0.5 km 1 5 ii. 0.5 – 1 km 9 4 iii. 1 – 1.5 km 1 3 iv. 1.5 – 2 km 3 2

Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates

v. > 2 km 12 1

Table 7.2.1 Green Belt Purpose 2 - Area A

7.3.3 Sub areas to the north of the Area achieve higher scores. This is because of their location between the large urban area of Broxbourne and housing in Hertford Heath.


7.3.4 Green Belt Area B is located between the large urban area of Broxbourne and the open Green Belt to the west. As such, none of the Sub Areas within Green Belt Area B separate distinct settlements that are within 2 kilometres of one another. Thus none of the sub areas secure additional points under Green Belt Purpose 2.


Points

i. 0 – 0.5 km 5 ii. 0.5 – 1 km 4 iii. 1 – 1.5 km 3 iv. 1.5 – 2 km 2


v. > 2 km 21 1

Table 7.2.2 Green Belt Purpose 2 - Area B




7.3.5 The majority of sub areas in Green Belt Area C achieve high scores in relation to Purpose 2. This is due to the proximity of these sub areas to a number of distinct existing settlements, including the large urban area of Broxbourne to the east, Cuffley (outside of the Borough) to the west and, in between, a cluster of smaller settlements.


Points



v. > 2 km 8 1

Table 7.2.3 Green Belt Purpose 2 - Area C

7.3.6 It is the proximity of these settlements, and the role of the Green Belt sub areas as barriers between them, that gives the majority of the sub areas in Green Belt Area C such high scores under this Green Belt purpose.

7.3.7 The few sub areas with low scores in this Green Belt area are located to the north of the area, where there are no distinct existing settlements.

Purpose2 - Green Belt Area D

7.3.8 Sub Areas within Green Belt Area D are more varied in terms of their relationship with surrounding settlements: � Towards the north of the Green Belt Area, sub areas provide a barrier between

the distinct settlements of Goffs Oak, Burton Lane/ Goffs Lane and the large area of Broxbourne.

� Towards the south east, sub areas provide a barrier between the large urban area south of Broxbourne and the large urban area of Broxbourne itself.

� Towards the south and south west of the Green Belt Area, the area separates existing settlements in Broxbourne and the open Green Belt, and therefore do not have a role in preventing neighbouring towns from merging.


Points


Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates v. > 2 km 7 1

Table 7.2.4 Green Belt Purpose 2 - Area D




7.3.9 The majority of sub areas in Green Belt Area E perform a strong role in separating the large urban area of Broxbourne from other, distinct existing settlements outside of the Borough boundary.


Points

i. 0 – 0.5 km 15 5

ii. 0.5 – 1 km 7 4 iii. 1 – 1.5 km 4 3 iv. 1.5 – 2 km 0 2


v. > 2 km 2 1 Table 7.2.5 Green Belt Purpose 2 - Area E

7.3.10 Towards the north and south of this Green Belt Area, there are a number of settlements on the other side of the Borough boundary, many of which are located close to the urban area of Broxbourne. Towards the north are a number of smaller distinct settlements, and to the south is the larger urban area of Waltham Abbey. The high scores achieved by the sub areas towards the north and to the very south of Green Belt Area E reflect their role in separating these settlements.

7.3.11 Four Green Belt Sub Areas around the middle of the Green Belt Area (sub area D24 to 27) separate the large urban area of Broxbourne from the open Green Belt, and as such achieve low scores against this Green Belt purpose.


The Function of the Green Belt in Broxbourne against Green Belt Purpose 27.3.12 The research has indicated that the Green Belt of Broxbourne prevents neighbouring

distinct settlements form merging into one another in a number of specific locations:

� Towards the north-west of the Borough, the Green Belt predominantly provides a barrier between the large urban area of Broxbourne and the housing in Hertford Heath.

� To the mid-west of the Borough, the Green Belt provides a barrier between the large urban area of Broxbourne, a number of smaller clustered settlements, and the village of Cuffley, to the west of the Borough.

� To the south west of the Borough, Green Belt land provides a barrier between the large urban area of Broxbourne, the M25 and Enfield, to the south.

� To the east of the Borough, the large urban area of Broxbourne neighbours Green Belt land which forms part of the Lee Valley Regional Park, and provides a barrier between the large urban area of Broxbourne and a number of settlements to the east of the Borough.



Sub Areas that do not perform a clear role under Purpose 27.3.13 The research has found that a number of Green Belt sub areas do not perform a

clear purpose in terms of separating existing settlements.

7.3.14 The majority of these are located in areas where the large urban area of Broxbourne moves into large areas of open Green Belt, where there are no further settlements against which to provide a barrier. These tend to be located towards the north-west, very south west and mid-east of the Borough.

7.3.15 As shown against Green Belt Purpose 1, there is also a small number of sub areas that provide a barrier between two parts of the same settlement, and thus in practice play little part in separating distinct settlements. These are located around the edge of existing settlements and are spread around the Borough.

7.3.16 Sites that do not perform a clear role under Purpose 2 (i.e. achieve a score of two or less are:

� Green Belt Area A: A7, A8, A14-26 � Green Belt Area B: B1-21 � Green Belt Area C: C2-C9, C36 and C37 � Green Belt Area D: D10, D11, D15, D16D19-D26, D28 � Green Belt Area E: E25, E26

7.4 Green Belt Purpose 3: To assist in safeguarding the countryside from encroachment

7.4.1 This section discusses in detail the performance of each Green Belt Area against Purpose 3. Appendix 3 is the detailed results of Purpose 3 on countryside value by sub area. Appended Map 4 shows how each sub area performs against Purpose 3 across the Borough.


7.4.2 The sub areas in Green Belt Area A achieve moderate results in terms of countryside value, with all but two sub areas achieving scores between 6 and 14 out of a possible 20. One sub area achieves a score of 16, whilst another scores just three.




Points

1. Yes – statutory nature conservation designation

1 5

ii. Yes – local natureconservation designation

4 3

a) Nature conservation value

iii. No specific nature designation

21 0

b) Trees and woodland

i. Yes – ancient or protected woodland, forests, trees or hedgerows

9 5

ii. Yes – unprotected trees 17 3 iii. No trees present 0 0

i. Greenfield land 12 5 ii. Predominantly Greenfield land (over 50%)

5 3 c) Greenfield land

iii. Previously developed land (brownfield)

9 0

i. Grade 1 or 2 5 ii. Grade 3 or below 25 3

c) Agriculture

iii. No agricultural use 1 0 Table 7.3.1 Green Belt Purpose 3 - Area A

7.4.3 The significant majority of sub areas do not contain- and are not within- designated areas of nature conservation. However, sub area 23 contains an SAC and SSSI (Wormley-Hoddesdonpark Wood North), as well as a number of designated local wildlife sites. This comparatively large sub area is therefore of highly significant value in nature conservation terms.

7.4.4 Four further sub areas contain local wildlife sites. These are located to the north-west of Green Belt Area A, immediately north of sub area A23.

7.4.5 A number of sub areas in Green Belt Area A contain protected trees (7 sub areas) and ancient woodland (2 sub areas). All of the remaining sub areas contain less significant tree cover. This means that, overall, all of the sub areas within this Green Belt Area achieve moderate to high scores under this indicator.

7.4.6 The picture is more balanced in terms of Greenfield land, with a significant proportion of Green Belt sub areas containing some previously developed land.

The nine brownfield sites are in a variety of locations, with a variety of uses, including school buildings and grounds, housing, and a conference centre and grounds Just under half of the sub areas in this Green Belt area are entirely greenfield.

7.4.7 The sub areas in Green Belt Area are of moderate agricultural quality.




7.4.8 Green Belt Area B achieves moderate to high scores in terms of countryside value. 17 out of 21 sub-areas achieve scores of between 11 and 18, with 7 sub areas scoring over 15 points out of a possible 20. Four sub areas achieve scores of 6 out of 20.


Points

1. Yes – statutory nature conservationdesignation

1 5

ii. Yes – local nature conservation designation

9 3


iii. No specific nature designation 11 0


11 5

ii. Yes – unprotected trees 10 3


iii. No trees present 0 0

i. Greenfield land 12 5 ii. Predominantly Greenfield land (over 50%)

3 3 c) Greenfield land

iii. Previously developed land (brownfield) 6 0

i. Grade 1 or 2 4 5 ii. Grade 3 or below 17 3

c) Agriculture

iii. No agricultural use 0 0 Table 7.3.2 Green Belt Purpose 3 - Area B

7.4.9 Green Belt Area B is of considerable nature conservation value. One sub area (B1) contains an SAC (Wormley-Hoddesdonpark Woods) and SSSI (Wormley-Hoddesdonpark Wood North), as well as a number of wildlife sites. Nine further sub areas also contain local wildlife sites.

7.4.10 Just under half of sub areas in Green Belt Area B contain ancient woodland (two sub areas) or protected trees (nine sub areas), and over half of sub areas are entirely greenfield land, with a further three being predominantly greenfield land.

7.4.11 Six small sub-areas are predominantly previously developed land, a number of which are housing and gardens, along with some farm buildings and school buildings.

7.4.12 Most of Green Belt Area B is of moderate agricultural value, although four sub areas are of high value.

7.4.13 It should be noted that sub area B9, is by far the largest sub area in Green Belt Area B. Taking up almost half of the Green Belt Area, it performs a strong role for Green Belt Area B under Purpose 3 as:



� it contains a number of local wildlife sites;� it contains ancient woodland (Spring Wood), along with a number of protected

trees; and� it is entirely greenfield and is of high agricultural value.


7.4.14 Sub Area C achieves moderate results in terms of nature conservation value, with 33 sub areas achieving scores between 5 and 15 out of a possible 20 (27 of which score below 10). 4 further sub-areas score between 16 points out of a possible 20.


Points

1. Yes – statutory nature conservation designation 1 5 ii. Yes – local nature conservation designation 5 3

a) Nature conservation value iii. No specific nature designation 31 0


9 5




i. Greenfield land 8 5 ii. Predominantly Greenfield land (over 50%) 13 3

c) Greenfield land



c) Agriculture

iii. No agricultural use 0 0 Table 7.3.3 Green Belt Purpose 3 - Area C

7.4.15 There is a slight locational division between high scoring and lower-scoring sub-areas, with the larger areas located away from the cluster of settlements around Goffs Oak (i.e. located to the north and west of the area) tending to achieve the higher scores. Three out of the four higher scoring sub-areas (C1, C3 and C31) are in these larger sub areas.

7.4.16 Sub area C1 contains an SAC (Wormley-Hoddesdonpark Woods) and SSSI (Wormley-Hoddesdonpark Wood North), and five further sub areas contain local wildlife sites. However, given that there are 37 sub areas in total it is considered that overall this Green Belt Area plays only a moderate role in relation to nature conservation.

7.4.17 All of the sub areas in Green Belt Area C contain trees, and nine sub areas contain significant tree cover, either in terms of ancient woodland (two sub areas) or protected trees (seven sub areas).

7.4.18 Most sub areas contain some previously developed land, with 16 being entirely brownfield. This reflects the location of this Green Belt Area, close to and in-between



a number of adjacent settlements. These predominantly previously developed sub areas include 7 nurseries, housing and gardens, and school buildings and grounds.

7.4.19 All of the land in Green Belt Area C is of moderate agricultural value.

Purpose 3 - Green Belt Area D

7.4.20 Green Belt Area D again appears to be of moderate countryside value overall. 25 out of 27 sub area score between 5 and 15 out of a possible 20 points, although 13 of these score above 10 points. Two sub areas score 16 points. This overall average performance is reflected in the results below.


Points


a) Nature conservation value iii. No specific nature designation 19 0


5 5





c) Greenfield land



c) Agriculture

iii. No agricultural use 0 0 Table 7.3.4 Green Belt Purpose 3 - Area D

7.4.21 The majority of sub areas are not protected nature conservation areas, although eight contain local wildlife sites. Six sub areas contain protected trees: the remaining sub areas do contain some (unprotected) tree cover.

7.4.22 There is a fairly even split between sites that are greenfield, predominantly greenfield, and brownfield. However, it should be noted that the four largest sub areas, which make up the majority of the land area in the Green Belt Area D, are greenfield. The brownfield sub-areas are comparatively small in size, and are occupied by school buildings and grounds, housing and gardens, and cemeteries.

7.4.23 The majority of sub areas are of moderate agricultural value, including the larger sub areas mentioned above. It should be noted that five sub areas to the very south east of Green Belt Area D are high grade land.


7.4.24 Green Belt Area E achieves a moderate score in relation to countryside value. Indeed, all but one sub area achieves a total score of between 5 and 15 out of 20,



with a further sub area scoring 16 points. 16 out of 28 sub areas achieve a score of below 10. The table below demonstrates that, overall, Green Belt Area E sub areas play a moderate role against Purpose 3.


Points



iii. No specific nature designation 18 0


2 5





c)Greenfield land iii. Previously developed land (brownfield) 6 0


c)Agriculture

iii. No agricultural use 12 0 Table 7.3.5 Green Belt Purpose 3 - Area E

7.4.25 Green Belt Area E performs a significant countryside role in terms of nature conservation:

� Two sub areas contain highly significant protected conservation areas: E24 and E28 contain an SPA (Lee Valley) and a SSSI (Turnford & Cheshunt Pits). These sub areas represent two of the three larger sub areas in Green Belt Area E, and therefore represent a substantial proportion of the Green Belt Area as a whole.

� A further 8 sub areas contain local wildlife sites.

7.4.26 It should be noted that 18 sub areas have no nature conservation designations. However, these sub areas are the smallest in the Green Belt Area: the larger sub areas (the significant bulk of land cover in the area overall) contain protected land.

7.4.27 Just two sub areas contain protected trees, whilst the remaining 25 contain unprotected tree cover.

7.4.28 Most of the Green Belt area is greenfield land: whilst 12 out of 28 sub areas are entirely greenfield, a further 10 are predominantly so. 6 sub areas are predominantly brownfield, although it should be noted that all of these are comparatively small in size. These sub areas contain a weir and boat moorings, housing and gardens, a swimming pool and car park, a car park, and school buildings and grounds.



7.4.29 Most of the land in this Green Belt area is either of moderate agricultural use, or of no use. Three sites are of high agricultural value, although these are all relatively small in size.


The function of the Green Belt in Broxbourne against Green Belt Purpose 37.4.30 Overall, the Green Belt in Broxbourne appears to play a moderate role in terms of

countryside value, although a number of sub areas do achieve high scores in relation to the specific areas assessed.

7.4.31 Specific issues to note include: � A small number of international nature designations to the east and to the west

of the Borough, with a broader spread of local wildlife sites in all Green Belt Areas. Green Belt Area B, to the west of the Borough, and E, to the east, perform particularly strongly in relation to nature conservation value;

� All sub areas across the Green Belt have some tree cover, although only a few contain protected trees and areas of ancient woodland;

� There is a predominance of greenfield land in the Green Belt. Some sub areas contain some brownfield land, and a number of sub areas are made up entirely of previously developed land, especially in the tight cluster of settlements in and around Green Belt Area C;

� The overwhelming majority of Green Belt sub areas are of moderate agricultural value, with two notable areas of high quality agricultural quality in Green Belt Areas B and D.

Sub Areas that do not perform a clear role under Purpose 27.4.32 There are a large number of sub areas that do not perform a clear role under

Purpose 3 that are listed below:

� Green Belt Area A: A1, A3, A4, A11, A13, A16, A21, A24,� Green Belt Area B: B13, B16, B17, B21 � Green Belt Area C: C2, C4, C6, C8C10, C124, C15, C16, C21, C22C24, C27,

C29, C30, C32, C34,� Green Belt Area D: D1, D5, D12, D13, , D22, D23, D25D28 � Green Belt Area E: E1E7, E8E10, E11, E13, E14, E15, E17, E21, E26, E27



7.5 Assessment of Individual Sub Areas

7.5.1 This section provides an overview of the overall performance of Green Belt sub areas against all the Green Belt purposes, and provides an initial indication of those areas that should be considered for removal from the Green Belt. Appended Map 4 shows the overall performance of all sub areas in Broxbourne Borough, showing those sub areas that are performing poorly and should be considered for release, which perform an average role, and which perform strongly. Appendix 2 contains a full assessment of the performance of each sub area.

Strongly Performing Sub Areas

7.5.2 The majority of sub areas play a strong role (i.e. achieve the full points) for at least one of the Green Belt purposes. Appended Map 4 shows where these sub areas are located, and demonstrates that these areas follow particular trends.

7.5.3 Sub areas that are located away from the urban area tend to perform well against the Green Belt purposes because: � They play a strong role in preventing urban sprawl, being located in open

Green Belt where it is important that the Green Belt designations are retained; � Because of their location, they tend to be more likely to achieve high

countryside value, being more likely to be greenfield, to contain protected sites and woodland.

7.5.4 Sub areas that are located close to the urban area, between two or more distinct settlements score highly overall due to their key role in preventing sprawl between settlements.

Poorly Performing Sub Areas

7.5.5 Broxbourne’s Green Belt is drawn tightly to the built-up area, and the Borough’s Local Plan does not contain any designated safeguarded land. This restrictive scenario has resulted in incremental changes to the boundary by taking out individual sites from the Green Belt in successive plan periods as well as small-scale encroachment. This approach has in part undermined the degree of permanence and openness of the Green Belt.

7.5.6 The present state of the Green Belt boundary suggests that Broxbourne Borough Council, after looking at the potential of previously developed land first, would be left with little scope or flexibility to accommodate existing and future growth in the Borough. The research indicates that, due to past development trends, certain Green Belt land no longer serves Green Belt purposes, land is no longer open (i.e. surrounded by development on three sides) or perhaps include uses that should not have been included in the Green Belt in the first place and remain so for historic reasons.

7.5.7 Poorly performing sub areas tend to be located around the edge of the urban area, and are surrounded on three sides by existing built development. These sub areas do not play a strong role in preventing sprawl or separating existing settlements as,



in practice, they represent enclosed spaces that bear little relation to the open Green Belt or to distinct settlements.

7.5.8 Table 7.4.1 below shows those sub areas that are considered to perform poorly in that they do not achieve full points in any of the Green Belt purposes, except sub area E15 and achieve low scores overall.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 6

3 of

92

Mar

ch 2

008

Tabl

e 7.

4.1

Sub

Are

as th

at p

erfo

rm p

oorly

aga

inst

the

Gre

en B

elt p

urpo

ses

Purp

ose

1. P

reve

ntin

g Sp

raw

l Pu

rpos

e 2.

Sep

arat

ing

Settl

emen

tsPu

rpos

e 3.

C

ount

rysi

de

Sub

Are

a To

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Tota

l Sc

ore

Ana

lysi

s

A5

0 0

Sep

arat

es tw

o ar

eas

of la

nd

with

in th

e sa

me

larg

e ur

ban

area

(lar

ge u

rban

are

a of

B

roxb

ourn

e an

d al

loca

ted

site

H

3 to

the

north

).

44

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

sm

all s

ettle

men

t W

est o

f Hai

ley

Farm

by

490

met

res.

112.

75

6.75

P

erfo

rms

stro

ngly

aga

inst

Gre

en B

elt

Pur

pose

2, a

lthou

gh it

sho

uld

be n

oted

that

th

e du

al c

arria

gew

ay p

rovi

des

a pe

rman

ent

barri

er b

etw

een

thes

e se

ttlem

ents

. P

erfo

rms

poor

ly a

gain

st G

reen

Bel

t Pu

rpos

es 1

and

3.

A6

0 0

Sep

arat

es tw

o ar

eas

of la

nd

with

in th

e sa

me

larg

e ur

ban

area

(lar

ge u

rban

are

a of

B

roxb

ourn

e an

d al

loca

ted

site

H

3 to

the

north

).

44

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

sm

all s

ettle

men

t W

est o

f Hai

ley

Farm

by

630

met

res.

92.

25

6.25

P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, c

ould

sc

ore

low

er th

an th

at a

ttrib

uted

her

e.

Con

side

r rel

ease

from

the

Gre

en B

elt.

A12

0 0

Sep

arat

es tw

o ar

eas

of la

nd

with

in th

e sa

me

larg

e ur

ban

area

.

33

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

sm

all s

ettle

men

t W

est o

f Hai

ley

Farm

by

1112

m

etre

s.

133.

25

6.25

P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, c

ould

sc

ore

low

er th

an th

at a

ttrib

uted

her

e. O

f m

ediu

m to

hig

h co

untry

side

val

ue. C

onsi

der

poss

ible

rele

ase

from

Gre

en B

elt.

A20

0 0

Sep

arat

es tw

o ar

eas

of la

nd

with

in th

e sa

me

larg

e ur

ban

area

.

11

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

H

ertfo

rd H

eath

by

3164

met

res.

133.

25

4.25

P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl o

r se

para

ting

dist

inct

set

tlem

ents

. Of m

ediu

m

to h

igh

coun

trysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m G

reen

Bel

t.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 6

4 of

92

Mar

ch 2

008

Purp

ose

1. P

reve

ntin

g Sp

raw

l Pu

rpos

e 2.

Sep

arat

ing

Settl

emen

tsPu

rpos

e 3.

C

ount

rysi

de

Sub

Are

a To

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Tota

l Sc

ore

Ana

lysi

s

A21

0 0

Sep

arat

es tw

o ar

eas

of la

nd

with

in th

e sa

me

larg

e ur

ban

area

.

11

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

H

ertfo

rd H

eath

by

3397

met

res.

61.

5 2.

5 P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl o

r se

para

ting

dist

inct

set

tlem

ents

. Of m

ediu

m

to lo

w c

ount

rysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m G

reen

Bel

t. C

32

0 0

Mos

t of t

he s

ub a

rea

sepa

rate

s la

nd w

ithin

the

sam

e ar

ea- G

offs

Oak

, al

thou

gh s

ome

land

is a

lso

outs

ide

of th

e ou

tline

of t

he

urba

n ar

ea.

44

Sep

arat

es C

uffle

y an

d G

offs

Oak

by

887

met

res.

61.

5 5.

5 P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

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at it

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s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

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g, c

ould

sc

ore

low

er th

an th

at a

ttrib

uted

her

e.

Con

side

r rel

ease

from

the

Gre

en B

elt.

C33

0

0S

epar

ates

land

with

in th

e sa

me

area

- Gof

fs O

ak

44

Sep

arat

es C

uffle

y an

d G

offs

Oak

by

972

met

res.

92.

25

6.25

P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

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ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, it

cou

ld

scor

e lo

wer

than

that

attr

ibut

ed h

ere.

Of

med

ium

cou

ntry

side

val

ue. C

onsi

der

poss

ible

rele

ase

from

Gre

en B

elt.

D6

0 0

Sep

arat

es tw

o pa

rts o

f the

sa

me

urba

n ar

ea?

Or

sepa

rate

s th

e ar

ea n

orth

of

Bur

y G

reen

and

Fla

mst

ead

End?

44

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

B

urto

n La

ne/G

offs

O

ak A

rea

by 8

42

met

res.

143.

5 7.

5 P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, it

cou

ld

scor

e lo

wer

than

that

attr

ibut

ed h

ere.

Of

med

ium

cou

ntry

side

val

ue. C

onsi

der

poss

ible

rele

ase

from

Gre

en B

elt.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 6

5 of

92

Mar

ch 2

008

Purp

ose

1. P

reve

ntin

g Sp

raw

l Pu

rpos

e 2.

Sep

arat

ing

Settl

emen

tsPu

rpos

e 3.

C

ount

rysi

de

Sub

Are

a To

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Tota

l Sc

ore

Ana

lysi

s

D7

0 0

Sep

arat

es tw

o pa

rts o

f the

sa

me

urba

n ar

ea.

33

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

B

urto

n La

ne/G

offs

O

ak A

rea

by 1

235

met

res.

112.

75

5.75

P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, it

cou

ld

scor

e lo

wer

than

that

attr

ibut

ed h

ere.

Of

med

ium

cou

ntry

side

val

ue. C

onsi

der

poss

ible

rele

ase

from

Gre

en B

elt.

D8

0 0

Sep

arat

es tw

o pa

rts o

f the

sa

me

urba

n ar

ea.

33

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

B

urto

n La

ne/G

offs

O

ak A

rea

by 1

251

met

res.

92.

25

5.25

P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, it

cou

ld

scor

e lo

wer

than

that

attr

ibut

ed h

ere.

Of

med

ium

cou

ntry

side

val

ue. C

onsi

der

poss

ible

rele

ase

from

Gre

en B

elt.

D13

0

0S

epar

ates

two

parts

of t

he

sam

e ur

ban

area

. 3

3Se

para

tes

larg

e ur

ban

area

of

Brox

bour

ne a

nd

Bur

ton

Lane

/Gof

fs

Oak

Are

a by

126

5 m

etre

s.

61.

5 4.

5 P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es, i

ts lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pre

vent

ing

spra

wl.

In re

ality

, al

so d

oes

little

to s

epar

ate

exis

ting

settl

emen

ts a

nd th

us, i

f any

thin

g, c

ould

sc

ore

low

er th

an th

at a

ttrib

uted

her

e. O

f low

co

untry

side

val

ue.C

onsi

der p

ossi

ble

rele

ase

from

Gre

en B

elt.

E15

0 0

Sep

arat

es tw

o pa

rts o

f the

sa

me

urba

n ar

ea.

55

Sepa

rate

s la

rge

urba

n ar

ea o

f Br

oxbo

urne

and

K

eyse

rs E

stat

e by

43

3 m

etre

s.

82

7 P

erfo

rms

rela

tivel

y po

orly

aga

inst

Gre

en

Bel

t pur

pose

s 1

and

3. H

owev

er, a

lthou

gh it

se

para

tes

two

parts

of t

he s

ame

urba

n ar

ea,

it al

so s

epar

ates

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate,

whi

ch a

re

less

than

500

met

res

apar

t. C

onsi

der f

or

rele

ase,

but c

aref

ully

add

ress

its

impo

rtanc

e in

term

s of

sep

arat

ing

Bro

xbou

rne

from

K

eyse

rs E

stat

e.



7.5.9 Additionally, the following sections of strongly performing sub areas could be considered for removal from the Green Belt, in order to improve the outline of the urban areas and avoid the inclusion of enclosed spaces within the Green Belt:

� B5: north east section branches off and separates two parts of the same urban area;

� C1: thin strip between Nightingale Road and Dahlia close separates two parts of the Hammond Street area

� C17, a small section to the east separates two parts of the same built up area west of Rosedale Way and north of St. Ann Close;

� C19: square area to the east separates two parts of the same built up area in the area west of Thompsons Close and north of Claremont;

� C20: square area to the east separates two parts of the same built up area in the area of Rosedale Sports Ground.



7.6 Green Belt Boundaries

7.6.1 The review of the Green Belt boundaries has kept in mind the main thrust of the advice in PPG2 (Jan 1995, amended March 2001):

� preventing urban sprawl by keeping land permanently open (paragraph 1.4);� meeting defined Green Belt purposes (paragraph 1.5); � confirming that Green Belts must be protected as far as can be seen ahead

(paragraph 2.1);� defining defensible boundaries that are not drawn excessively tight around

existing built-up areas (paragraphs 2.8 & 2.9); � safeguarding land for long-term needs (paragraph 2.12); and � contribute to sustainable development objectives (paragraphs 2.10 & 2.12).

Current strength of the Green Belt Boundary

7.6.2 This section assesses the strength of the inner Green Belt, the boundary between the Green Belt and urban land in Broxbourne. Appendix 4 provides a full summary of the inner Green Belt boundary for each relevant sub area, assessing the ability of specific areas of the relevant sub-area boundaries to provide a resilient, permanent barrier that would protect the Green Belt from encroachment over the long term. Appended Map 5 below shows those parts of the inner Green Belt boundary that are considered to be weak.

7.6.3 The strength of the Green Belt boundary in the inner Green Belt is variable. The A10 dual carriageway to the west of the large urban area of Broxbourne, and the rail line immediately east, provide very strong barriers to encroachment. There are also a number of areas where the boundary is marked by strong features such as distributor roads and thick tree lines.

7.6.4 However, a significant number of weak areas of the inner Green Belt boundary were found. This was especially the case where the Green Belt boundary ran along the rear gardens of homes or curtilages of existing buildings with no clear or permanent barrier between the two.



8 CONCLUSIONS AND RECOMMENDATIONS

8.1 Conclusions from the Review

8.1.1 This document has thus far set out how the Broxbourne Green Belt is performing against the purposes set out in PPG2 and allied to this, the strength of the inner Green Belt boundary, which is so crucial to the achievement of the long-term integrity of the Green Belt.

8.1.2 The research has found that the majority of Green Belt land in the Borough performs an important role in maintaining the openness of the Green Belt and preventing the coalescence of separate settlements. Although most Green Belt land is only of moderate value, a number of Green Belt sub areas, particularly to the west and east of the Borough, are of significant countryside value.

8.1.3 There are, however, a number of areas where the Green Belt is not performing a clear purpose. This is generally a result of piecemeal development that has not been subject to long term planning in relation to the integrity of the Green Belt. This has led to development that has crossed previously strong boundary lines and created Green Belt areas that are essentially enclosed spaces that do not perform a clear Green Belt purpose.

8.1.4 In order for the long-term integrity of the Green Belt to be achieved, it is crucial that all Green Belt land performs a clear purpose, and that it has an appropriate, defensible and robust inner boundary to safeguard the Broxbourne Green Belt from future unplanned encroachment. The research has found that the Broxbourne inner Green Belt boundary is weak in a number of locations.

8.2 Recommendations Changes to the Broxbourne’s Inner Green Belt Boundary

8.2.1 This section now provides recommendations regarding possible boundary alterations, and the associated removal of sub areas, or parts of sub areas.

8.2.2 In a number of areas, it would not be appropriate to consider the release of land because of a weak boundary. For example, a number of sub areas provide the only barrier between an urban area and the open Green Belt, or another distinct settlement, with no opportunities to provide a stronger boundary further into the Green Belt. In these circumstances, it would be appropriate to leave the Green Belt boundary as it is and sub areas in their current form.



8.2.3 However, there are a number of sub areas where there are opportunities to significantly improve the permanence and robustness of the Green Belt boundary, and to facilitate the removal of poorly performing sections of Green Belt.

8.2.4 It is considered that there are there are two main options to ensure that the Green Belt of the future is appropriate, and that its boundary is robust over the long term.

8.2.5 Option 1 involves small-scale adjustments to Green Belt sub areas to improve the robustness and defensibility of the Green Belt boundary in the short term, and also to enable the release of the poorly performing sub areas (see Table 6.4.1 above). This option entails the release of limited amounts of land from the Green Belt where there are discrete opportunities to improve boundary strength. This would restrict the ability to provide a fully permanent and robust boundary, but would avoid the release of large amounts of Green Belt land.

8.2.6 Option 2 proposes a number of slightly more bold changes to the Green Belt, involving the additional release of larger areas of land in order to achieve a more strengthened boundary that would survive over the longer term. The Council could also consider larger-scale long-term areas of search that would lead to the removal of large areas of open Green Belt land, but facilitate the creation of a more permanent, robust inner Green Belt boundary that would be defensible over the long term.

8.2.7 The remainder of this section sets out the details of these proposed boundary alterations, and addresses the implications for the Green Belt. It also includes an assessment of constraints and development opportunities, which is intended to provide some indication of how land proposed for removal from the Green Belt could be dealt with in policy terms. Please see Appendix 6 for a full assessment of the constraints and development opportunities for each sub area considered for removal from the Green Belt.

8.2.8 It is important to note that the removal of land from the Green Belt does not necessarily mean that land should be released for development. Many of the sites proposed for removal from the Green Belt below are of significant environmental or community value. Although this in itself may not merit designation as Green Belt land (whose purposes have been assessed in this Review, and are defined in paragraph 1.5 of PPG2), it could well be that these areas are protected under other more relevant, targeted polices. The assessment of development constraints and opportunities that is provided in parallel with the proposed alterations set out in this section are used to indicate some possible policy approaches for the proposed areas to be removed from the Green Belt.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

1 of

92

Mar

ch 2

008

Opt

ion

1. D

iscr

eet r

emov

al o

f poc

kets

of G

reen

Bel

t Lan

d

8.2.

9 Th

e ta

bles

bel

ow s

et o

ut a

num

ber o

f dis

cree

t cha

nges

to th

e G

reen

Bel

t tha

t wou

ld:

�st

reng

then

the

boun

dary

in th

e sh

ort t

erm

, with

out r

educ

ing

the

abili

ty o

f the

Gre

en B

elt t

o pe

rform

the

dedi

cate

d P

PG

2 G

reen

Bel

t pur

pose

s (T

able

8.2

.1);

�

enab

le th

e re

leas

e of

poo

rly p

erfo

rmin

g su

b ar

eas,

with

out h

arm

ing

the

stre

ngth

of t

he G

reen

Bel

t bou

ndar

y (T

able

8.2

.2);

and

�pr

ovid

e lim

ited

oppo

rtuni

ties

to a

lloca

te s

ites

rem

oved

from

the

Gre

en B

elt f

or d

evel

opm

ent t

o m

eet c

urre

nt n

eeds

and

to

safe

guar

d la

nd to

mee

t pos

sibl

e fu

ture

dev

elop

men

t nee

ds u

p to

203

1 (s

ee P

arag

raph

8.2

.18)

.

8.2.

10 A

ppen

ded

Map

7 s

how

s th

e lo

catio

n of

thes

e pr

opos

ed a

ltera

tions

.

8.2.

11 T

able

8.2

.1 b

elow

set

s ou

t th

e de

tails

of

the

prop

osed

Opt

ion

1 ch

ange

s to

the

Gre

en B

elt

boun

dary

tha

t ar

ise

from

the

as

sess

men

t of t

he s

treng

ths

and

wea

knes

ses

of th

e in

ner

Gre

en B

elt b

ound

ary.

It s

ets

out w

here

the

rese

arch

has

iden

tifie

d sp

ecifi

c op

portu

nitie

s to

stre

ngth

en t

he i

nner

bou

ndar

y, w

ithou

t w

hole

sale

rem

oval

of

open

Gre

en B

elt

land

, or

oth

erw

ise

harm

ing

the

fund

amen

tal r

ole

of G

reen

Bel

t sub

are

as in

term

s of

thei

r per

form

ance

aga

inst

the

Gre

en B

elt p

urpo

ses.

Las

tly, t

heta

ble

sum

mar

ises

the

fin

ding

s of

an

inve

stig

atio

n of

the

con

stra

ints

and

sus

tain

able

dev

elop

men

t op

portu

nitie

s fo

r ea

ch

alte

ratio

n, p

rovi

ding

an

indi

catio

n of

the

poss

ible

pol

icy

appr

oach

to a

ny la

nd th

at is

rele

ased

from

the

Gre

en B

elt.

Tabl

e 8.

2.1

Bou

ndar

y al

tera

tions

to im

prov

e th

e de

fens

ibili

ty o

f the

Gre

en B

elt b

ound

ary

(Opt

ion

1a)

Sub

area

Pr

opos

ed a

ltera

tion

Site

area

(ha)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith p

urpo

ses

and

impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd S

usta

inab

le

Dev

elop

men

t Opp

ortu

nitie

s Su

gges

ted

Polic

y A

ppro

ach

A2

Rem

ove

two

prot

rusi

ons

on

east

ern

boun

dary

0.

71

1.1

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pu

rpos

es, c

hief

ly d

ue to

its

role

in

prev

entin

g co

ales

cenc

e of

the

larg

e ur

ban

area

of B

roxb

ourn

e w

ith H

ertfo

rd H

eath

. R

elea

se o

f the

se tw

o pr

otru

sion

s w

ould

no

t sig

nific

antly

har

m th

is ro

le a

s th

ey a

re

loca

ted

away

from

this

are

a.

Land

scap

e ch

arac

ter a

nd

arch

aeol

ogy

coul

d co

nstra

in

built

dev

elop

men

t. C

onsi

der

prot

ectio

n un

der l

ands

cape

de

sign

atio

n.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

2 of

92

Mar

ch 2

008

Sub

area

Pr

opos

ed a

ltera

tion

Site

area

(ha)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith p

urpo

ses

and

impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd S

usta

inab

le

Dev

elop

men

t Opp

ortu

nitie

s Su

gges

ted

Polic

y A

ppro

ach

A20

R

emov

e su

b ar

eas

20 a

nd 2

1 5.

64

1.2

Per

form

s po

orly

aga

inst

the

Gre

en B

elt

purp

oses

. S

ite is

hig

hly

acce

ssib

le, i

n cl

ose

prox

imity

to lo

cal &

dis

trict

se

rvic

es b

ut c

onst

rain

ed b

y hi

gh fl

ood

risk,

and

con

tain

s co

mm

unity

bui

ldin

gs a

nd a

nu

mbe

r of t

rees

- on

this

bas

is it

m

ay n

ot b

e a

prio

rity

for

deve

lopm

ent.

Ens

ure

gree

nfie

ld

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld o

ppor

tuni

ties

have

be

en in

vest

igat

ed.

Saf

egua

rd

A21

R

emov

e su

b ar

eas

20 a

nd 2

19.

39

1.3

Per

form

poo

rly a

gain

st th

e G

reen

Bel

t pu

rpos

es.

Site

pre

sent

s th

e hi

ghes

t lev

el

of o

ppor

tuni

ties

acro

ss n

early

al

l crit

eria

, mai

n co

nstra

int i

s flo

odin

g- p

oten

tial f

or b

uilt

deve

lopm

ent w

ith fl

ood

miti

gatio

n po

licy

mea

sure

s.

Saf

egua

rd a

nd

intro

duce

S

choo

ls p

olic

y.

B12

R

emov

e a

smal

l stri

p of

Gre

en

Bel

t and

mov

e no

rth to

st

rong

er tr

ee li

ne

0.37

1.

4 P

erfo

rms

stro

ngly

aga

inst

Gre

en B

elt

purp

oses

, chi

efly

due

to it

s ro

le in

pr

even

ting

spra

wl i

nto

the

open

Gre

en

Bel

t. R

elea

se o

f thi

s ve

ry s

mal

l sec

tion

wou

ld n

ot s

igni

fican

tly h

arm

this

role

.

Hig

hly

cons

train

ed s

ite in

term

s of

land

scap

e qu

ality

and

nat

ure

cons

erva

tion.

Rel

ease

of t

his

smal

l sec

tion

of th

e su

b ar

ea

wou

ld b

ring

bene

fits

in te

rms

of

a st

reng

then

ed b

ound

ary

with

m

inim

al lo

ss o

f Gre

en B

elt l

and.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

3 of

92

Mar

ch 2

008

Sub

area

Pr

opos

ed a

ltera

tion

Site

area

(ha)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith p

urpo

ses

and

impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd S

usta

inab

le

Dev

elop

men

t Opp

ortu

nitie

s Su

gges

ted

Polic

y A

ppro

ach

C1

(par

t) R

emov

e th

e th

in s

trip

from

G

reen

Bel

t bet

wee

n N

ight

inga

le R

oad

and

Dal

ia

Clo

se b

ut k

eep

prot

ectiv

e en

viro

nmen

tal p

olic

y fo

r co

mm

on la

nd.

It is

diff

icul

t to

see

how

land

sur

roun

ded

by

deve

lopm

ent k

eeps

the

open

ness

of t

he G

reen

Bel

t.

0.49

1.

5 A

lthou

gh s

ub a

rea

C1

perfo

rms

stro

ngly

ag

ains

t Gre

en B

elt p

urpo

ses,

this

sm

all

sect

ion

perfo

rms

poor

ly a

s it

sepa

rate

s tw

o pa

rts o

f the

Ham

mon

d st

reet

are

a.

Poo

r acc

essi

bilit

y an

d la

ck o

f re

gene

ratio

n po

tent

ial m

ean

that

this

site

may

not

be

a pr

iorit

y fo

r dev

elop

men

t. C

urre

ntly

pro

vide

s a

gree

n lin

k fro

m th

e bu

ilt u

p ar

ea to

the

open

Gre

en B

elt.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

C20

R

emov

e th

is tr

iang

le p

iece

of

land

on

north

sid

e of

And

rew

’s

Lane

and

con

side

r if i

t cou

ld

be p

ut to

any

par

ticul

ar u

se

0.06

1.

6 P

erfo

rms

stro

ngly

aga

inst

Gre

en B

elt

purp

oses

, chi

efly

due

to it

s ro

le in

pr

even

ting

the

coal

esce

nce

of d

istin

ct

exis

ting

settl

emen

ts.

This

sec

tion

of th

e su

b ar

ea is

loca

ted

betw

een

two

parts

of

the

larg

e ur

ban

area

of B

roxb

ourn

e, a

way

fro

m th

e ot

her s

ettle

men

ts, a

nd it

s re

mov

al w

ould

ther

efor

e no

t end

ange

r th

is ro

le.

Free

of c

onst

rain

ts b

ut p

oor

sust

aina

ble

deve

lopm

ent

oppo

rtuni

ties

mea

ns th

at th

e si

te m

ay n

ot b

e a

prio

rity

for

deve

lopm

ent.

How

ever

, it w

ould

pr

ovid

e th

e op

portu

nity

to

crea

te a

mor

e lo

gica

l bui

lt bo

unda

ry, a

nd a

s a

very

sm

all

site

, it m

ay n

ot b

e w

orth

sa

fegu

ardi

ng.

Con

side

r al

loca

tion

for

deve

lopm

ent

C25

R

emov

e PH

, mov

e no

rth to

fie

ld b

ound

ary

0.17

1.

7 P

erfo

rms

stro

ngly

aga

inst

Gre

en B

elt

purp

oses

, chi

efly

due

to it

s ro

le in

pr

even

ting

the

coal

esce

nce

of d

istin

ct

exis

ting

settl

emen

ts.

This

sec

tion

of th

e su

b ar

ea is

suf

ficie

ntly

sm

all t

hat i

ts lo

ss

wou

ld n

ot h

arm

this

role

, and

a s

trong

er

role

wou

ld d

eliv

er a

bet

ter b

arrie

r to

coal

esce

nce.

The

site

has

ver

y fe

w

cons

train

ts b

ut a

djac

ent t

o an

ar

ea o

f com

mun

ity o

pen

spac

e va

lue.

It p

rese

nts

a nu

mbe

r of

oppo

rtuni

ties

incl

udin

g ac

cess

ibilit

y, p

roxi

mity

to

neig

hbou

rhoo

d ce

ntre

and

PD

L.

Con

side

r al

loca

tion

(for

area

s no

t co

vere

d by

op

en s

pace

de

sign

atio

n)

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

4 of

92

Mar

ch 2

008

Sub

area

Pr

opos

ed a

ltera

tion

Site

area

(ha)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith p

urpo

ses

and

impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd S

usta

inab

le

Dev

elop

men

t Opp

ortu

nitie

s Su

gges

ted

Polic

y A

ppro

ach

C33

C

onsi

der r

emov

ing

from

G

reen

Bel

t, m

ovin

g th

e bo

unda

ry to

est

ablis

hed

hedg

erow

/tree

s

1.01

1.

8 P

erfo

rms

stro

ngly

aga

inst

Gre

en B

elt

purp

oses

, chi

efly

due

to it

s ro

le in

pr

even

ting

the

coal

esce

nce

of d

istin

ct

exis

ting

settl

emen

ts.

This

sec

tion

of th

e su

b ar

ea is

loca

ted

betw

een

two

parts

of

Gof

fs O

ak, o

ver 9

00m

met

res

from

C

uffle

y. It

s re

mov

al w

ould

ther

efor

e no

t en

dang

er th

is ro

le.

Low

con

stra

ints

and

stro

ng

perfo

rman

ce a

gain

st

sust

aina

bilit

y op

portu

nitie

s,

thou

gh d

evel

opm

ent i

s lik

ely

to

be c

onst

rain

ed b

y al

lotm

ents

us

e.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

Tota

l Hec

tare

s av

aila

ble

17.8

4

S

afeg

uard

(of w

hich

9.3

9 ha

cou

ld th

en b

e co

vere

d by

a n

ew s

choo

ls p

olic

y)

15.0

3

Con

side

r allo

catin

g 0.

23

Land

scap

e/ e

nviro

nmen

tal/

Com

mun

ity

open

spa

ce d

esig

natio

n 2.

58

8.2.

12 T

he d

iscr

eet b

ound

ary

alte

ratio

ns s

et o

ut a

bove

wou

ld b

e lik

ely

to im

prov

e th

e pe

rform

ance

of t

he G

reen

Bel

t by

stre

ngth

enin

g th

e bo

unda

ry, t

hus

enab

ling

it to

be

mor

e de

fens

ible

ove

r th

e lo

ng te

rm. T

he r

emov

al o

f the

se a

reas

wou

ld in

clud

e th

e lo

ss o

f la

nd o

f lan

dsca

pe c

hara

cter

, and

of c

omm

unity

val

ue in

the

form

of a

n al

lotm

ent.

Thes

e ch

arac

teris

tics

are

not m

ater

ial t

o th

e in

clus

ion

of la

nd in

the

Gre

en B

elt (

see

PP

G2

para

grap

h 1.

7), b

ut it

is a

dvis

ed th

at a

ppro

pria

te p

lann

ing

polic

ies

are

intro

duce

dto

ens

ure

that

the

se a

reas

are

giv

en t

he a

ppro

pria

te p

rote

ctio

n if

rem

oved

. Th

e re

mov

al o

f su

b ar

ea A

21 w

ould

lead

to

the

rem

oval

of

a sc

hool

site

fro

m t

he G

reen

Bel

t. P

arag

raph

8.2

.21

belo

w a

ddre

sses

the

iss

ue o

f sc

hool

s re

mov

ed f

rom

the

B

roxb

ourn

e G

reen

Bel

t.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

5 of

92

Mar

ch 2

008

8.2.

13 A

side

from

land

that

cou

ld b

e pr

otec

ted

unde

r app

ropr

iate

env

ironm

enta

l or c

omm

unity

ope

n sp

ace

desi

gnat

ions

and

a p

ossi

ble

new

sch

ools

pol

icy,

the

Gre

en B

elt r

emov

als

alte

ratio

ns s

et o

ut a

bove

wou

ld e

nabl

e th

e re

mov

al o

f 0.2

3 he

ctar

es o

f lan

d th

at

coul

d be

con

side

red

for d

evel

opm

ent a

lloca

tion,

just

und

er 6

hec

tare

s of

land

that

cou

ld b

e sa

fegu

arde

d fo

r pos

sibl

e al

loca

tion

in

the

futu

re (f

or e

xam

ple

from

202

1-20

31),

depe

ndin

g on

the

rele

vant

dev

elop

men

t allo

catio

ns, n

eed,

and

urb

an c

apac

ity.

8.2.

14 T

able

8.2

.2 b

elow

set

s ou

t a n

umbe

r of

furth

er a

ltera

tions

to th

e G

reen

Bel

t bou

ndar

y fo

r th

e re

mai

ning

poo

rly p

erfo

rmin

g su

b-ar

eas,

whe

re th

ere

wou

ld b

e a

neut

ral i

mpa

ct in

term

s of

the

Gre

en B

elt b

ound

ary,

but

wou

ld e

nabl

e th

e re

mov

al o

f are

as o

f G

reen

Bel

t tha

t do

not s

ucce

ssfu

lly p

erfo

rm a

func

tion

in te

rms

of th

e G

reen

Bel

t. Th

is w

ould

mea

n th

at s

uch

area

s w

ould

be

mor

e ap

prop

riate

ly m

anag

ed u

sing

alte

rnat

ive

plan

ning

pol

icy

tool

s.

8.2.

15 T

wo

(rel

ativ

ely

smal

l) si

tes

are

cons

ider

ed to

be

appr

opria

te fo

r rel

ease

for d

evel

opm

ent,

whi

lst i

t is

sugg

este

d th

at a

furth

er s

ub

area

is

safe

guar

ded

for

poss

ible

fut

ure

deve

lopm

ent.

Dev

elop

men

t of

thi

s si

te i

s no

t co

nsid

ered

to

be a

prio

rity

give

n its

co

nstra

ints

, and

giv

en th

at it

is g

reen

field

.

Tabl

e 8.

2.2

Bou

ndar

y al

tera

tions

to ta

ke a

ccou

nt o

f poo

rly p

erfo

rmin

g su

b ar

eas

(Opt

ion

1b)

Prop

osed

alte

ratio

n Si

tear

ea(h

a)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith b

ound

ary

Con

stra

ints

and

O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

A

5 R

emov

al o

f sub

are

as A

5 an

d A

62.

06

1.9

Loss

of s

ub a

reas

A5

and

A6

wou

ld h

ave

a ne

utra

l im

pact

on

stre

ngth

of b

ound

ary

as

curr

ent s

trong

bou

ndar

y w

ould

be

repl

aced

by

an

equa

lly s

trong

bou

ndar

y- w

oodl

and.

Land

scap

e ch

arac

ter a

nd

com

mun

ity o

pen

spac

e co

uld

cons

train

bui

lt de

velo

pmen

t al

ong

with

lack

of P

DL.

The

site

is

not

a p

riorit

y fo

r de

velo

pmen

t, co

nsid

er

prot

ectio

n un

der l

ands

cape

de

sign

atio

n.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

6 of

92

Mar

ch 2

008

Prop

osed

alte

ratio

n Si

tear

ea(h

a)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith b

ound

ary

Con

stra

ints

and

O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

A

6 R

emov

al o

r sub

are

as A

5 an

d A

61.

53

1.10

Lo

ss o

f sub

are

as A

5 an

d A

6 w

ould

hav

e a

neut

ral i

mpa

ct o

n st

reng

th o

f bou

ndar

y as

cu

rren

t stro

ng b

ound

ary

wou

ld b

e re

plac

ed

by a

n eq

ually

stro

ng b

ound

ary-

woo

dlan

d.

Site

of a

n ex

istin

g sc

hool

in a

hi

ghly

acc

essi

ble

loca

tion,

in

clos

e pr

oxim

ity to

loca

l & d

istri

ct

serv

ices

and

pre

sent

s ve

ry fe

w

cons

train

ts. P

oten

tial t

o en

able

ap

prop

riate

dev

elop

men

t of t

he

scho

ol, a

s re

quire

d.

Saf

egua

rd a

nd

intro

duce

S

choo

ls p

olic

y.

A12

R

emov

e su

b ar

ea.

2.76

1.

11

As

dens

e w

oodl

and,

it fo

rms

a st

rong

bo

unda

ry a

nd re

mov

al w

ould

ther

efor

e ha

ve a

neu

tral i

mpa

ct o

n th

e in

ner G

reen

B

elt b

ound

ary.

No

cons

train

ts th

ough

as

woo

dlan

d w

ould

not

be

appr

opria

te fo

r dev

elop

men

t. C

onsi

der p

rote

ctio

n un

der

coun

trysi

de p

olic

ies.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

C19

(par

t) R

emov

e re

ctan

gula

r are

a to

th

e ea

st w

here

it s

epar

ates

two

parts

of t

he s

ame

urba

n ar

ea

2.26

1.

12

Rem

oval

wou

ld h

ave

a ne

utra

l im

pact

as

the

curr

ent w

eak

boun

dary

wou

ld b

e re

plac

ed b

y a

tree-

lined

bou

ndar

y- h

owev

er

this

tree

line

wou

ld n

eed

to b

e st

reng

then

ed to

be

cons

ider

ed a

mor

e ro

bust

bar

rier t

o en

croa

chm

ent.

The

site

has

a h

igh

com

mun

ity

open

spa

ce v

alue

and

pre

sent

s fe

w s

usta

inab

le d

evel

opm

ent

oppo

rtuni

ties.

Con

side

r pr

otec

tion

unde

r lan

dsca

pe

desi

gnat

ion.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

C32

R

emov

e su

b ar

ea.

1.23

1.

13

Neu

tral i

mpa

ct: c

urre

nt w

eak

boun

dary

w

ould

be

repl

aced

by

an e

qual

ly w

eak

boun

dary

- ope

n fie

ld.

Rel

ativ

ely

unco

nstra

ined

and

go

od a

cces

sibi

lity.

Pot

entia

l to

enab

le a

ppro

pria

te

deve

lopm

ent o

f the

sch

ool,

as

requ

ired.

Saf

egua

rd a

nd

intro

duce

S

choo

ls p

olic

y.

D6

Con

side

r rem

oval

of s

ub a

reas

D

6, D

7 an

d D

8 in

con

junc

tion

as th

ey a

ll pe

rform

poo

rly

agai

nst t

he G

reen

Bel

t

13.7

71.

14

Rel

ease

of t

hese

sub

are

a w

ould

lead

to a

m

uch

stro

nger

bou

ndar

y- L

ieut

enan

t Elli

s W

ay.

Con

stra

ined

by

natu

re

cons

erva

tion.

Pro

tect

usi

ng

appr

opria

te n

atur

e co

nser

vatio

n an

d S

choo

ls p

olic

y.

Saf

egua

rd a

nd

intro

duce

S

choo

ls p

olic

y.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

7 of

92

Mar

ch 2

008

Prop

osed

alte

ratio

n Si

tear

ea(h

a)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith b

ound

ary

Con

stra

ints

and

O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

D

7 2.

29

1.15

La

ck o

f con

stra

ints

and

re

ason

able

acc

essi

bilit

y, th

ough

as

gre

enfie

ld a

nd n

ot d

erel

ict,

it m

ay n

ot b

e a

prio

rity

for

deve

lopm

ent.

Saf

egua

rd a

nd

intro

duce

a

Sch

ools

pol

icy.

D8

purp

oses

.

12.6

11.

16

Com

mun

ity o

pen

spac

e co

nstra

int m

eans

this

site

may

no

t be

a pr

iorit

y fo

r de

velo

pmen

t.

Saf

egua

rd a

nd

intro

duce

a

Sch

ools

pol

icy.

D12

1.39

1.

17

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pu

rpos

es c

hief

ly b

ecau

se it

sep

arat

es

Bro

xbou

rne

urba

n ar

ea fr

om th

e op

en

Gre

en B

elt.

How

ever

, its

cur

rent

wea

k bo

unda

ry w

ould

do

little

to p

reve

nt

encr

oach

men

t and

rem

oval

wou

ld e

nabl

e th

e cr

eatio

n of

a m

ore

robu

st b

ound

ary

to

achi

eve

this

ove

r the

long

term

.

Land

scap

e ch

arac

ter,

allo

tmen

ts u

se &

lack

of P

DL

(oth

er th

an c

emet

ery)

are

like

ly

to re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der

prot

ectio

n un

der a

llotm

ents

po

licy/

land

scap

e de

sign

atio

n.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

D13

Rem

ove

D13

due

to p

oor

perfo

rman

ce a

gain

st p

urpo

ses,

an

d re

mov

e D

12 to

tie

in w

ith

this

rele

ase,

and

cre

ate

a st

rong

er G

reen

Bel

t inn

er

boun

dary

usi

ng th

e tre

e lin

e to

th

e so

uth

of th

e su

b ar

ea.

5.82

1.

18

Rem

oval

wou

ld h

ave

a po

sitiv

e im

pact

as

the

curr

ent w

eak

boun

dary

wou

ld b

e re

plac

ed b

y a

stro

nger

tree

-line

d bo

unda

ry.

Land

scap

e ch

arac

ter &

lack

of

PD

L (o

ther

than

cem

eter

y)

coul

d re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der

prot

ectio

n un

der l

ands

cape

de

sign

atio

n. E

nsur

e gr

eenf

ield

si

tes

are

cons

ider

ed a

fter a

ll br

ownf

ield

opp

ortu

nitie

s ha

ve

been

inve

stig

ated

.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

E15

R

emov

e su

b ar

ea

4.40

1.

19

Rem

oval

wou

ld h

ave

a ne

utra

l bou

ndar

y im

pact

, as

the

curr

ent s

trong

bou

ndar

y w

ould

be

repl

aced

by

an e

qual

ly s

trong

bo

unda

ry in

the

form

of t

he d

istri

buto

r roa

d to

the

east

.

Ope

n sp

ace

desi

gnat

ion

and

flood

risk

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

P

rote

ct u

sing

app

ropr

iate

ope

n sp

ace

polic

ies.

Land

scap

e/

coun

trysi

de/

open

spa

ce

prot

ectio

n po

licy

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

8 of

92

Mar

ch 2

008

Prop

osed

alte

ratio

n Si

tear

ea(h

a)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith b

ound

ary

Con

stra

ints

and

O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

To

tal h

ecta

res

avai

labl

e 50

.12

Saf

egua

rd (w

ith s

choo

ls p

olic

y)

31.4

3

C

onsi

der a

lloca

ting

0

La

ndsc

ape/

env

ironm

enta

l/ C

omm

unity

op

en s

pace

des

igna

tion

18.6

9

8.2.

16 G

reen

Bel

t lan

d pr

opos

ed fo

r rem

oval

in th

e ab

ove

tabl

e co

ntai

ns a

num

ber o

f cha

ract

eris

tics

that

may

mer

it pr

otec

tion,

incl

udin

gla

ndsc

ape

char

acte

r, co

mm

unity

ope

n sp

ace

desi

gnat

ions

, woo

dlan

d, a

cem

eter

y an

d al

lotm

ent u

se. I

t is

impo

rtant

that

thes

e is

sues

are

add

ress

ed in

the

prep

arat

ion

of fu

ture

pla

nnin

g po

licie

s in

ord

er to

ens

ure

that

app

ropr

iate

pro

tect

ion

is a

fford

ed to

area

s of

soc

ial a

nd e

nviro

nmen

tal i

mpo

rtanc

e. I

t is

con

side

red

that

pol

icie

s on

the

se is

sues

wou

ld p

rovi

de m

ore

appr

opria

te

prot

ectio

n to

thes

e ar

eas

than

Gre

en B

elt s

tatu

s, g

iven

that

they

do

not a

ppea

r to

per

form

stro

ng G

reen

Bel

t pur

pose

s. T

hree

su

b ar

eas

also

con

tain

sch

ools

, and

thus

31

hect

ares

of l

and

coul

d be

saf

egua

rded

and

add

ress

ed u

nder

a n

ew s

choo

ls p

olic

y.

The

issu

e of

sch

ools

rem

oved

from

the

Gre

en B

elt i

s ad

dres

sed

sepa

rate

ly in

par

agra

ph 8

.2.2

1.

8.2.

17 T

he a

sses

smen

t of c

onst

rain

ts a

nd s

usta

inab

le d

evel

opm

ent o

ppor

tuni

ties

indi

cate

s th

at n

one

of th

e si

tes

prop

osed

for r

elea

sem

ight

be

cons

ider

ed a

ppro

pria

te fo

r rel

ease

for d

evel

opm

ent.

8.2.

18 O

ptio

n 1

Gre

en B

elt a

ltera

tions

wou

ld th

eref

ore

faci

litat

e th

e re

mov

al o

f app

roxi

mat

ely

68 h

ecta

res

of G

reen

Bel

t lan

d, o

f whi

ch:

�A

ppro

xim

atel

y 21

hec

tare

s co

uld

be p

rote

cted

und

er a

ppro

pria

te c

omm

unity

ope

n sp

ace,

lan

dsca

pe,

and

othe

r en

viro

nmen

tal p

olic

ies;

�

Just

und

er 6

hec

tare

s co

uld

be s

afeg

uard

ed fo

r pos

sibl

e fu

ture

dev

elop

men

t (e.

g. 2

021-

2031

), de

pend

ing

on th

e re

leva

nt

deve

lopm

ent n

eeds

and

allo

catio

ns, a

nd u

rban

cap

acity

info

rmat

ion;

�

App

roxi

mat

ely

41 h

ecta

res

coul

d be

saf

egua

rded

and

add

ress

ed u

nder

a n

ew s

choo

ls p

olic

y; a

nd

�0.

23 h

ecta

res

coul

d be

con

side

red

for a

lloca

tion

for d

evel

opm

ent i

n th

e sh

ort t

erm

(e.g

. cur

rent

pla

n pe

riod

to 2

021)

.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 7

9 of

92

Mar

ch 2

008

Po

orly

per

form

ing

sub

area

s no

t con

side

red

to b

e ap

prop

riate

for r

emov

al

8.2.

19 T

he b

ound

ary

revi

ew h

as f

ound

tha

t th

e re

leas

e of

thr

ee s

ectio

ns o

f su

b ar

eas

that

per

form

ed p

oorly

aga

inst

the

Gre

en B

elt

purp

oses

may

be

inad

visa

ble

beca

use

thei

r rel

ease

wou

ld c

reat

e a

wea

ker i

nner

Gre

en B

elt b

ound

ary.

Thi

s w

ould

hav

e ne

gativ

e im

plic

atio

ns fo

r the

long

-term

def

ensi

bilit

y of

the

Gre

en B

elt.

Tabl

e 8.

2.3

belo

w s

ets

out t

hose

poo

rly p

erfo

rmin

g se

ctio

ns o

f sub

area

s, a

nd w

hy re

mov

al m

ay n

ot b

e ap

prop

riate

.

Tabl

e 8.

2.3

Poor

ly p

erfo

rmin

g su

b ar

eas

not c

onsi

dere

d ap

prop

riate

for r

emov

al

Prop

osed

alte

ratio

n R

elat

ions

hip

with

bou

ndar

y R

ecom

men

datio

n

B5

(par

t) R

emov

e en

clos

ed s

pace

to th

e ve

ry

north

-eas

t of t

he s

ub a

rea.

P

ossi

ble

nega

tive

impa

ct a

s a

wea

k bo

unda

ry w

ould

be

repl

aced

by

an e

ven

wea

ker b

ound

ary

in th

e fo

rm o

f a b

uilt

up

scho

ol a

rea

with

out o

ptio

ns fo

r a n

ew,

alte

rnat

ive

boun

dary

.

Rel

ease

may

be

inad

visa

ble

due

to

boun

dary

issu

es.

C17

(par

t) R

emov

e th

e en

clos

ed s

ectio

n ar

ea to

th

e ve

ry e

ast o

f the

sub

are

a.

Neg

ativ

e im

pact

as

the

curr

ent s

trong

bo

unda

ry (d

istri

buto

r roa

d) w

ould

be

repl

aced

with

an

ill-de

fined

tree

line

Rel

ease

may

be

inad

visa

ble

due

to

boun

dary

issu

es.

C20

(eas

tern

se

ctio

n)

Rem

ove

a sq

uare

sec

tion

to th

e ve

ry

east

whe

re it

sep

arat

es tw

o pa

rts o

f the

sa

me

urba

n ar

ea

Neg

ativ

e im

pact

: cur

rent

wea

k bo

unda

ry

wou

ld b

e re

plac

ed b

y an

eve

n w

eake

r bo

unda

ry- t

he m

iddl

e of

ope

n fie

ld.

Rel

ease

may

be

inad

visa

ble

due

to

boun

dary

issu

es.



Option 2 - Removal of larger areas of land

8.2.20 There are a number of areas where the removal of slightly larger areas of land that appear to perform a strong Green Belt role would provide opportunities to create a stronger, more defensible inner Green Belt boundary over the longer term. The proposed Option 2 alterations set out in Table 8.2.4 would enable the Council to take a slightly bolder, but more long-term view, allowing it to take into account the defensibility of the Green Belt boundary and the availability of land to support growth over the medium term. These alterations are shown in Appended Map 7.

8.2.21 The suggested alterations would need to be supported by the provision of appropriate planning policies to protect land of landscape, environmental or community importance. Although this option may be unlikely to provide sites that would be considered to be priorities for development, it does provide the opportunity to safeguard further land to meet development needs in the future, for example post-2031, if required (see Paragraph 8.2.24).

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 8

1 of

92

Mar

ch 2

008

Tabl

e 8.

2.4

Opt

ion

2 al

tera

tions

: Pro

pose

d ch

ange

s to

the

Gre

en B

elt b

ound

ary

stre

ngth

en th

e bo

unda

ry a

nd e

nabl

e th

e re

leas

e of

larg

er

area

s of

Gre

en B

elt l

and

Sub

area

Prop

osed

alte

ratio

n Si

tear

ea(h

a)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith p

urpo

ses

and

impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd S

D

Opp

ortu

nitie

s Su

gges

ted

Polic

y A

ppro

ach

A10

10.1

32.

1 La

ndsc

ape

char

acte

r cou

ld

rest

rict b

uilt

deve

lopm

ent

oppo

rtuni

ties.

Con

side

r pr

otec

tion

unde

r lan

dsca

pe

desi

gnat

ion.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

A11

1.36

2.

2 La

ndsc

ape

char

acte

r cou

ld

rest

rict b

uilt

deve

lopm

ent

oppo

rtuni

ties.

Con

side

r pr

otec

tion

unde

r lan

dsca

pe

desi

gnat

ion.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

A13

Rem

ove

sub

area

s A

10,

A11

and

A13

(alo

ng w

ith

A12

- see

opt

ion

1 pr

opos

ed c

hang

es a

bove

) in

ord

er to

pro

vide

a

stro

nger

inne

r Gre

en B

elt

boun

dary

in th

e fo

rm o

f th

e A

10 d

ual c

arria

gew

ay

to th

e w

est o

f sub

are

a A

10, a

nd th

e st

rong

tree

bo

unda

ry to

the

sout

h of

su

b ar

ea A

13.

1.67

2.

3

The

site

s ac

hiev

e hi

gh s

core

s ag

ains

t th

e G

reen

Bel

t pur

pose

s du

e to

thei

r ro

le a

s a

barr

ier t

o th

e op

en G

reen

Bel

t an

d in

sep

arat

ing

Bro

xbou

rne

urba

n ar

ea fr

om th

e se

ttlem

ent w

est o

f Hai

ley

Farm

. How

ever

, the

pot

entia

l for

op

enne

ss is

redu

ced

by th

e us

es w

ithin

th

e su

b ar

eas

(incl

udin

g a

rese

rvoi

r and

a

scho

ol) a

nd s

urro

undi

ng th

em

(hou

sing

and

the

dual

car

riage

way

). It

is th

eref

ore

cons

ider

ed th

at re

mov

al o

f th

ese

sub

area

s w

ould

brin

g be

nefit

s in

te

rms

of a

stro

nger

bou

ndar

y, th

at

wou

ld p

lay

a m

ore

robu

st ro

le in

se

para

ting

the

urba

n ar

ea fr

om th

e op

en G

reen

Bel

t, an

d sm

all s

ettle

men

ts

to th

e no

rth w

est.

Land

scap

e ch

arac

ter c

ould

re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der

prot

ectio

n un

der l

ands

cape

de

sign

atio

n, a

nd fl

ood

risk

polic

ies.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

A15

Rem

ove

east

ern

corn

er o

f su

b ar

ea, t

o cr

eate

a n

ew,

stro

nger

bou

ndar

y us

ing

a th

ick

tree

line.

1.86

2.

4 Th

e st

rong

per

form

ance

aga

inst

the

Gre

en B

elt p

urpo

ses

of th

e ar

ea c

hief

ly

rela

tes

to it

s ro

le in

sep

arat

ing

the

Bro

xbou

rne

urba

n ar

ea fr

om th

e op

en

Gre

en B

elt.

The

curr

ent w

eak

boun

dary

to

the

east

und

erm

ines

this

: a s

trong

er

boun

dary

usi

ng th

e th

ick

tree

line

wou

ld

stre

ngth

en th

e ro

le o

f thi

s su

b ar

ea in

pr

even

ting

spra

wl o

ver t

he lo

nger

term

.

Alth

ough

rela

tivel

y un

cons

train

ed, i

ts a

vera

ge

perfo

rman

ce a

gain

st th

e su

stai

nabl

e de

velo

pmen

t op

portu

nitie

s m

eans

that

it is

no

t a p

riorit

y fo

r dev

elop

men

t.

Saf

egua

rd.

Bor

ough

of B

roxb

ourn

e

Rev

iew

of t

he G

reen

Bel

t for

the

Prep

arat

ion

of th

e Lo

cal D

evel

opm

ent F

ram

ewor

kFi

nal R

epor

t

Pa

ge 8

2 of

92

Mar

ch 2

008

Sub

area

Prop

osed

alte

ratio

n Si

tear

ea(h

a)

Cha

nge

num

ber

Rel

atio

nshi

p w

ith p

urpo

ses

and

impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd S

D

Opp

ortu

nitie

s Su

gges

ted

Polic

y A

ppro

ach

C31

(par

t) 2.

23

2.5

Lack

of c

onst

rain

ts a

nd g

ood

acce

ssib

ility

mea

ns th

at th

is

site

wou

ld b

e w

orth

allo

catin

g.

How

ever

, giv

en p

oor

rege

nera

tion

pote

ntia

l, th

is s

ite

may

not

be

cons

ider

ed to

be

a pr

iorit

y fo

r dev

elop

men

t.

Saf

egua

rd.

C33

1.01

2.

6 Lo

w c

onst

rain

ts a

nd s

trong

pe

rform

ance

aga

inst

su

stai

nabi

lity

oppo

rtuni

ties,

th

ough

dev

elop

men

t is

likel

y to

be

con

stra

ined

by

allo

tmen

ts

use.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

C34

Rem

ove

part

of C

31, C

33

and

C34

and

mov

e bo

unda

ry to

nor

ther

n ed

ge o

f woo

dlan

d an

d fie

ld b

ound

ary

to e

dge

of

woo

dlan

d an

d fie

ld

boun

dary

.

0.93

2.

7

Per

form

stro

ngly

aga

inst

the

Gre

en B

elt

purp

oses

chi

efly

bec

ause

they

hel

p to

se

para

te G

offs

Oak

from

Cuf

fley.

H

owev

er, r

emov

al o

f the

se s

ub a

reas

w

ould

ena

ble

a m

ore

robu

st a

nd

defe

nsib

le lo

ng-te

rm b

ound

ary

that

w

ould

mor

e ef

fect

ivel

y pr

even

t en

croa

chm

ent w

estw

ards

from

Gof

fs

Oak

.

Lack

of c

onst

rain

ts a

nd g

ood

acce

ssib

ility

mea

ns th

at th

is

site

wou

ld b

e w

orth

allo

catin

g.

How

ever

, giv

en p

oor

rege

nera

tion

pote

ntia

l, th

is s

ite

may

not

be

cons

ider

ed to

be

a pr

iorit

y fo

r dev

elop

men

t.

Saf

egua

rd.

D1

Rem

ove

to b

e co

nsis

tent

w

ith o

ther

sch

ools

that

ha

ve th

e po

tent

ial t

o pr

ovid

e an

equ

ival

ent o

r st

rong

er b

ound

ary.

R

emov

al w

ould

ena

ble

a st

rong

inne

r Gre

en B

elt

boun

dary

to b

e re

tain

ed.

1.62

2.

8 P

erfo

rms

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8.2.22 The release of theses sites would include the removal of areas of environmental and community significance that would, as with option 1 removals, require policy measures in future development plan documents to safeguard these areas using the appropriate policy tool. These include:

� areas of strong landscape character; � allotments; and � land designated as nature conservation areas.

8.2.23 Three sites (including one school site) could be safeguarded, as they are not overly constrained, but do not perform well in terms of sustainable development and/ or regeneration opportunities. Although these areas may not merit special policy protection, they may not be priorities for development, subject to relevant urban capacity information.

8.2.24 Therefore of approximately 50 hectares of Green Belt land that could be removed under Option 2: � 5 hectares could be safeguarded for possible future development (for example

post-2031), depending on the relevant development needs and allocations, and urban capacity information;

� Just under two hectares could be safeguarded and addressed under a new schools policy; and

� 43 hectares could be protected under appropriate community open space, landscape or other environmental policies.

8.2.25 The assessment of constraints and sustainable development opportunities indicates that, within the sub areas proposed for removal under option 2, there may not be any land that may be considered a priority for development allocation.

School Sites

8.2.26 This section has proposed the removal of a number of school sites from the Green Belt, including those in sub areas A6, A21, C32, D6, D7 and D8. These school sites are located on the edge of the urban area, and tend to have weak inner boundaries that would do little to prevent sprawl over the longer term. Furthermore, it is not considered to be appropriate to locate such important community assets in the Green Belt (where it can be avoided) such that there are strong limitations on the ability of those sites to grow in the future. Table 8.2.4 above proposes that the school in sub area D1 is also removed from the Green Belt, in order to reflect this emphasis on the removal of schools from the Green Belt, where this would not threaten the performance of the Broxbourne Green Belt against the PPG2 purposes, or threaten the boundary strength of the inner Green Belt.

8.2.27 However, there are two sections of Green Belt that contain schools where removal from the Green Belt would be inadvisable. Sub areas A3 and A4 contain a school site, and could provide an equally strong inner boundary to the north and west. However, the Green Belt in this location plays a crucial role in separating the urban area of Broxbourne an adjacent community in Hertford Heath. It is therefore



considered that removal of these sub areas could be harmful to the performance of the Green Belt. Sub area E26 is also located on the edge of the urban area of Broxbourne. However, there are no further opportunities to provide a strong inner boundary before the open Green Belt. The removal of this sub area would therefore have negative implications in terms of the role of the Green Belt in separating urban areas from the open Green Belt, and protecting the countryside from encroachment.



8.3 Long Term Areas of Search

8.3.1 Section 8.2 above sets out suggested alterations to the Green Belt boundary in order to improve the function and defensibility of the Broxbourne Green Belt to serve the Borough over the short term (Option 1 alterations) to medium term (Option 2 alterations). The Council may wish to consider wider, long-term measures to substantially improve the permanence and robustness of the Green Belt in the Borough whist ensuring an appropriate policy approach to any land removed from the Green Belt (including protection policies, where needed). These measures could also provide the opportunity for some of the land removed from the Green Belt to be allocated for development to generally meet development needs post 2031.

8.3.2 Based on the boundary assessment, the review has highlighted three broad long term areas of search that the Council could consider for removal, having regard to long term sustainability objectives, and maintaining the permanence of the Green Belt up to at least 2031 as advised by the draft East of England Plan Policy SS7and beyond this period, reflecting the emphasis in PPG2 on the permanence of the Green Belt. This approach would leave significant untouched greenways on the outer edge of the built-up areas that separates Broxbourne from adjoining districts. It would, however, also lead to the removal of large areas of Green Belt land that could be considered to have some Green Belt purpose.

8.3.3 Appended Map 8 shows the location of these broad areas. Appendix 7 discusses the long term areas of search.

A. HODDESDON AREA

8.3.4 Building on the proposed limited removal of specific sub areas in Green Belt Area A (see Section 8.2 above), the removal of sub-areas A14 - A22 would enable the creation of an extremely robust, permanent Green Belt inner boundary in the form of the A10 dual carriageway. Also there is a need to decide whether the A10 should be included or excluded from the Green Belt (i.e. included - western edge of A10 would form the new Green Belt boundary or excluded, so the eastern edge would form the boundary).

8.3.5 This would mean the additional loss of Green Belt sub area 14 to 19, and 22. Section 8.2 has also set out recommendations for the removal of sub areas A10 to A13 and A20 and A21. This would entail the removal of over 136 hectares of open Green Belt land. Given the nature of much of the land, it is strongly recommended that the removed Green Belt land should be re-designated as safeguarded or protected land.

8.3.6 The removal of these sub areas from the Green Belt would raise a number of issues regarding how the removed Green Belt land would be approached by future plans and policies. It is important that appropriate approach is taken with regard to the safeguarded and protection policies prior to consideration of future uses. For example, a number of the sub areas are of significant landscape quality: appropriate designations and supporting polices should be used to ensure that these sites are protected. Similarly, a number of sub areas are designated as community open



space, and as nature conservation areas (local wildlife sites). Appropriate policies could again be introduced to ensure that these sites are given adequate protection.

8.3.7 A number of areas are relatively unconstrained, and achieve moderate results in relation to opportunities for sustainable development. These areas may be taken forward, but further consideration would need to be given to accessibility, landscape value and the fact these areas are greenfield sites; factors that indicate that the land in this area of search may not be considered to be a priority for development.

8.3.8 Potential alterations to the Green Belt in the Hoddesdon area could enable: � Approximately 79 hectares of land to be protected under appropriate

community open space, landscape and other environmental policies; and � Approximately 58 hectares of land to be safeguarded for possible future

development post 2031 unless a specific need is identified or the site would contribute to regeneration objectives.

B. WORMLEY AREA 8.3.9 There is again the opportunity to provide a significantly more robust and permanent

Green Belt inner boundary for Broxbourne in the form of the A10 dual carriageway through the removal of sub areas B4 to B8. There sub areas are relatively large, and green in nature, and their removal would involve the loss of a significant amount of open Green Belt, but would again help to form a significantly more permanent boundary and a more cohesive urban outline for the Borough.

8.3.10 These areas appear to have significant community and environmental value, with open space designations and strong landscape character that provide a degree of protection over the short, medium and long term. Therefore although this option would enable the removal of 81 hectares of Green Belt land, appropriate policies should be put in place to protect this land from development. This would mean that the land should be safeguarded along with any necessary protection planning policies. This approach would deal with the weak inner Green Belt boundaries and the A10 would provide a superior long term edge to the Green Belt as well as preventing further sprawl.

C. HAMMOND STREET, GOFFS OAK AND ROSEDALE AREA (FARMS/FIELDS/NURSERIES SURROUNDING THE ST JAMES’S ROAD RESIDENTIAL AREA)

8.3.11 Appended Map 5 demonstrates that the majority of land between the large urban area of Broxbourne and the distinct existing settlements within the Borough to the west (i.e. land covered by Green Belt sub areas C11-C30) has extremely weak boundaries. This means there are no real barriers to prevent encroachment between settlements. Indeed, it is incremental development that has taken place apparently without regard to the integrity of the Green Belt that has led to the creation of these various settlements.



8.3.12 An option, therefore, is to transform the Green Belt in this location, in order to create a far stronger boundary around the edge, using existing distributor roads. The Council could therefore consider removing the following sub areas:

� part of C1 (both sides of C10 and adjoining the built-up residential area); � C10 through to 29; � part of C30 (nurseries only).

8.3.12 If this land is removed from the Green Belt, it is strongly recommended that much of the removed Green Belt land is re-designated under environmental protection polices and/or safeguarded land, unless it can be demonstrated that small pockets of land are needed for development within the plan period. As with all of potential allocations, land released for development must be subject to the Specific Site Allocation Development Plan Document statutory procedures, including a Sustainability Appraisal.

8.3.13 A number of sub areas have characteristics that should be addressed by wider planning policy if this area was to be removed from the Green Belt. There are a number sub areas contain designated community open space, areas of landscape character and local wildlife sites. Appropriate planning policies should be introduced to give these areas the appropriate protection.

8.3.14 Eight sub areas do not have characteristics that are likely to merit policy protection, but poor performance in terms of opportunities for sustainable development means that they may not be considered to be priorities for development. For example, a number of sub areas do not contain previously developed land, appear to have poor accessibility to services, or are located away from urban areas.

8.3.15 It is considered that land within six sub areas may be considered for release removal for built development, if this area was removed from the Green Belt. However, this would have to be considered in having regard to a long-term future strategy for this whole area, which currently suffers from poorly defined areas that, in places, merge in to each other as a result of previous urban sprawl.

8.3.16 It is therefore suggested that, of the 252 hectares of Green Belt land that would be removed from this option: � 172 hectares could be safeguarded and protected under environmental or

community open space protection policies; � Approximately 27 hectares could be safeguarded for possible future

development (for example from 2021-2031), depending on the relevant development needs and allocations, and urban capacity information; and

� 53 hectares could be considered for development.

8.4 Safeguarded and Protection Policies

8.4.1 As discussed above the areas of long term search, if removed from the Green Belt it is recommended that the majority of the land would be designated as safeguarded land. Part of the reason to safeguard the removed Green Belt land is to improve the urban fringes, create a robust boundary, and ensure in the future that the land is



properly planned in an integrated fashion to best mesh with the existing built-up areas. There is also an opportunity to use other environmental protection policies to encourage green infrastructure, greenways and better land management. Indeed, it is considered that this Review provides the opportunity for the Council to ensure better protection of some sites by providing policies that better suit their characteristics in terms of social and environmental significance, rather than Green Belt status, where sites no longer perform a clear Green Belt purpose.

8.5 Constraints and Opportunities

8.5.1 The constraints and opportunities assessment has informed the use to which land could possibly be put, including possible protection policies that could be put in place to ensure that land is safeguarded as appropriate. Appendix 5 provides a detailed analysis of constraints and opportunities by sub area and grouped by: Option 1 Alternatives, Poor Performing Sub Areas, Option 2 Alterations and Long Term Areas of Search. Three main points came out of this assessment:

� ensuring that appropriate policies are in place to protect community open space and allotments;

� protecting areas of environmental value such as landscape character areas and local wildlife sites;

� facilitating and controlling development in schools.

8.5.2 The constraints and opportunities assessment was mainly carried out through an examination of aerial photographs and the Local Plan Proposals Map to provide indicative information regarding possible future policy approaches to land that could be removed from the Green Belt, and the availability of potential development land in the Green Belt that could be needed to meet development needs. This is an area of work that needs more work in the future, which will happen in association with the sustainability appraisal of Development Planning Documents.

8.5.3 The recommendations in this review should be used in conjunction with other Local Development Framework evidence base documents and sustainability appraisals to inform and shape Broxbourne’s planning strategy in relation to its Green Belt, and wider issues of growth and sustainable development.

8.5.4 In particular, the Council would need to use urban capacity and Strategic Housing Land Availability Assessment information, and data from other studies, in conjunction with the information and recommended options in this Green Belt Review, to determine the amount land that should be removed from the Green Belt to meet development needs in this plan period to 2021 as well as up to 2031 and beyond. The amount of land and locations of land removed from the Green Belt will also need to be informed by wider priorities within the Borough linked to sustainability such as reducing levels of deprivation and economic development.

8.5.5 An appropriate assessment of all development constraints including through a Sustainability Appraisal of development options and sites, will be required to fully address the suitability of potential development sites, including any Green Belt land discussed in this Review.



GLOSSARY Community Open Space Community Open Space includes the following types of uses: recreational facilities, school playing fields, Cheshunt Common, Lea Valley Country Park, village greens, parks and any other definable green open spaces.

Derelict (as defined by NLUD, 2003) Land so damaged by previous industrial or other development that it is incapable of beneficial use without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling. Also included are abandoned and unoccupied buildings in an advanced state of disrepair (i.e. with unsound roof(s)).

The definition excludes land damaged by: - development which has been or is being restored for agriculture, forestry, woodland or

other open countryside use.

- a previous development where the remains of any structure or activity have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings), and where there is a clear reason that could outweigh the re-use of the site - such as its contribution to nature conservation - or it has subsequently been put to an amenity use and cannot be regarded as requiring redevelopment

Existing distinct settlementA settlement that is physically separate from any other settlement and that contains five or more dwellings (e.g. Hammond Street area between Limes Nurseries and Darnicle Nurseries; St James’s Road area between The Langdons and Pendine; Goffs Oak, Cuffley Hill area; and Holbrook area).

Greenfield land This means land that has not been previously-developed (i.e. where no built development has previously taken place). This includes areas such as parks and playing fields.

Landscape Character As defined in the Hertfordshire Landscape Character Assessments (Hertfordshire County Council)

Large built up area� Within Broxbourne, this refers to the large, physically linked linear urban area that

spreads from the south east of the Borough northwards, and that also branches off in a linear manner westwards. It does not include any areas that are not physically linked to this larger urban area.



� Outside of the Borough, this refers to large urban area just outside the Borough’s boundary, such as Cuffley, Hereford Heath, Stanstead St Margarets, Keysers Estate, Lower Nazeing, Waltham Abbey and Enfield

Local nature conservation designations This includes: � Local wildlife sites � Local nature reserves

National or international nature conservation designations This includes: � Special Area of Conservation (SAC) at Broxbourne Woods, � Special Protection Area (SAP at Turnford and Cheshunt Gravel Pits within the Lee

Valley,� Sites of Special Scientific Interest (SSSIs) marked on the Local Plan Proposals Map

(2005)

Previously developed land (often referred to as brownfield land, as defined by NLUD, 2003 and PPS3, CLG, Nov 2006) Previously developed land is that which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development. Previously developed land may occur in both built-up and rural settings. It includes defence buildings and land used for mineral extraction and waste disposal where provision for restoration has not been made through development control procedures

The definition excludes: � Land that is or has been occupied by agricultural or forestry buildings. � Land that has been developed for minerals extraction or waste disposal by landfill

purposes where provision for restoration has been made through development control procedures.

� Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, have not been previously developed.

� Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).

� There is no presumption that land that is previously-developed is necessarily suitable for � housing development nor that the whole of the curtilage should be developed.

Regeneration There is no universally agreed definition of regeneration, so in terms of carrying out the opportunities assessment in the context of Broxbourne we generally assumed regeneration to describe a range of activities and policies, including: turning around run down places, preventing further decline of places deemed at risk of decay and improving overall quality of



life (e.g. improvements to provision of health, housing, education, community safety, leisure services, business support, transport and the physical environment).

TownFor the purposes of this study, a ‘town’ is defined as a ‘distinct existing settlement’. This reflects the fact that, in Broxbourne, some small, distinct settlements exist that are currently not merged together, but with the loss of some areas of Green Belt land, could lose their separateness.

Vacant (as defined by NLUD, 2003) Previously developed land which is now vacant and could be redeveloped without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling.

It includes vacant buildings that are structurally sound and in a reasonable state of repair (i.e. capable of being occupied in their present state) where re-letting for their former use is not expected or that have been declared redundant.

It excludes land previously used for mineral extraction or waste disposal which has been or is being restored for agriculture, forestry, woodland or other use.

1

APPENDIX 1: FINAL METHODOLOGY AND CRITERIA

BOROUGH OF BROXBOURNE

GREEN BELT REVIEW STAKEHOLDER QUESTIONNAIRE

METHODOLOGY & CRITERIA

Background

The draft East of England Regional Spatial Strategy - Secretary of State’s Proposed Changes (June 2006) supports the retention of the Green Belt in this region, but recommends a local review of the Green Belt in Broxbourne to meet regional development needs in sustainable locations. The Borough of Broxbourne Core Strategy; Issues and Options (April 2007), outlined that the Council would commission an independent assessment of the constraints and opportunities of the Green Belt in order to provide more evidence on long-term options (see Theme 3: Green Belt and Countryside). Since the publication of the Issues and Options paper the Council has commissioned Scott Wilson to undertake an independent review of the Green Belt within the administrative boundary of the Borough of Broxbourne.

2

SECTION A: OVERVIEW OF METHODOLOGY

This review includes all areas of Green Belt land in Broxbourne, and will be used to assess the contribution made by these areas in preventing urban sprawl.

The assessment of Green Belt land against PPG2 purposesThe five purposes in PPG2 are:

I. To check the unrestricted sprawl of large built-up areas; II. To prevent neighbouring towns from merging into one another;

III. To assist in safeguarding the countryside from encroachment; IV. To preserve the setting and special character of historic towns; and V. To assist in urban regeneration, by encouraging the recycling of derelict and

other urban land.

All Green Belt land will be judged against three of the five purposes of the Green Belt as defined in PPG2 (see Section B IV & V for an explanation of why these two criteria will not be tested).

Points will be awarded for each purpose against specific criteria (see Section B), in order to assess the contribution of each Green Belt area in a consistent manner. Those areas that are found to be weak in meeting Green Belt purposes will then undergo an additional assessment of development constraints and sustainable development opportunities (see Section C). This will help to inform the Local Development Framework process in terms of the future protection or release of Green Belt land.

Dividing Green Belt Land into Zones and Sub Areas The Green Belt land has been divided into zones and sub areas to make the review more manageable and to ensure that all land is assessed in a fair and transparent manner. This will also enable the review to make a recommendation on each sub-area. The criteria used to divide Green Belt land adheres to criteria that ensure parcels of land respect clear geographical boundaries, such as major development boundaries, distinct land uses, major roads and railway lines.

Green Belt Boundaries PPG2 advises that Green Belt boundaries should be clear and based on strong physical features. The existing Green Belt boundary should be assessed to identify all possible physical and visual boundary types.

In analysing Green Belt boundaries, the boundaries of each Green Belt zone will be categorised into ‘strong’ and ‘weak’, depending on the permanence and resilience of the boundary. This will inform potential alterations to the Green Belt boundaries that would make them defensible over the longer term.

3

SECTION B: Green Belt Purpose - criteria & points

It is proposed that the following criteria will be used to assess Green Belt land against four of the five purposes set out in PPG2. This is to ensure that all Green Belt land is assessed in a fair and transparent manner. All words in italic are defined in the Glossary.

Please fill in the box under each of the five Green Belt purposes.

I. Check the unrestricted sprawl of large built-up areas

Criterion Definition PointsRole of Green Belt area in preventing sprawl from taking place

Provides a barrier between an existing large urban area and open green belt; ORIs surrounded by Green Belt land on all sides; ORProvides a barrier between two or more distinct existing settlements;ORProvides a barrier between two or more parts of the same large urban area.

5

5

5

0

Purpose of Criterion: this criterion gives points to those areas of Green Belt that stop development from taking place in a direction that would represent sprawl into open Green Belt, or between existing distinct settlements (see definitions) that would lead to the unrestricted loss of Green Belt land, or the agglomeration of built settlements. These scenarios reflect the Broxbourne context and help to establish where Green Belt land helps to check unrestricted sprawling development by keeping land permanently open.

II. Prevent neighbouring towns from merging into one another

Criterion Definition PointsShortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates

i. 0 – 0.5 km ii. 0.5 – 1 km iii. 1 – 1.5 km iv. 1.5 – 2 km v. > 2 km

54321

Purpose of Criterion: This criterion gives the most points to those areas of Green Belt land that provide a crucial buffer between distinct existing settlements (see definitions). This reflects the value of Green Belt land in preventing separate settlements from merging.

4

III. Assist in safeguarding the countryside from encroachment

Criterion Definition Pointsa) Nature conservation value i. Yes – statutory nature

conservation designation ii. Yes – local nature

conservation designationiii. No specific nature

designation

530

b) Trees i. Yes – ancient or protected woodland, forests or trees

ii. Yes – unprotected trees iii. No trees present

5

30

c) Greenfield land i. Greenfield land ii. Predominantly Greenfield

land (over 50%) iii. Previously developed land

(brownfield)

53

0

c) Agriculture i. Grade 1 or 2 ii. Grade 3 or below iii. No agricultural use

530

Purpose of Criterion: This criterion gives the most points to those areas that perform clear countryside purposes. This reflects the key importance of Green Belt designations in preventing encroachment on land of countryside value, whilst enabling further scrutiny of those areas of land that are not of clear countryside value.

IV. Preserve the setting and special character of historic towns

Criterion Deleted

This criterion has been deleted because Broxbourne is not a historic town and therefore this PPG2 criterion does not apply to Broxbourne.

It was decided to leave this criterion in the consultation questionnaire in order to gauge public opinion. A number of consultation responses confirmed that this purpose does not apply to the context of Broxbourne.

It is recognised that the Borough does contain a number of conservation areas, some of which are adjacent to the Green Belt. These will be assessed as part of the development constraints of land in sub-areas that performs poorly against the Green Belt purposes.

V. Assist in urban regeneration, by encouraging the recycling of derelict and other urban land

All land within the Green Belt assists with this purpose, as the vast majority of built development is to be located in the urban area in accordance with site allocations. There is also a general presumption against inappropriate development within the Green Belt. Therefore all Green Belt land would gain the same score, so it is unnecessary to score land against this purpose. However after all Green Belt land is scored, then areas that have a low score will then be assessed against environmental constraints and opportunities that will include derelict land, and the lands potential to assist in urban regeneration.

5

SECTION C: CONSTRAINTS AND OPPORTUNITIES OF GREEN BELT AREAS THAT PERFORM POORLY AGAINST PURPOSES OF GREEN BELT - CRITERIA AND POINTS

It is proposed that the following criteria will be used to assess the development potential of those sub-areas that do not perform well against the four Green Belt purposes used in this study. These criteria address factors that could constrain development potential as well as show the potential to accommodate sustainable new development sites.

Please note that this is a general review of constraints and opportunities to inform this Green Belt review. Any potential site options being considered in relation to the Site Allocations Development Plan Document would require a full public consultation and Sustainability Appraisal, in accordance with the advice set out in PPS12.

Constraints These are based on the constraints indicated in the Broxbourne Local Plan Second Review (December 2005) proposals map. They set out some factors that are present in Broxbourne, and that may obstruct the delivery of built development on a site. For example, the level of flood risk may restrict the ability to locate sensitive uses, such as housing, in some areas. Designations that are that have an inherent local or wider significance, such as archaeological, community or nature conservation designations may also be a barrier to development.

Constraint Definition Points1. Flooding i. Within Environment Agency Flood Zone 3

ii. Within Environment Agency Flood Zone 2 iii. Within Environment Agency Flood Zone 1

520

2. Archaeology/ Scheduled Ancient Monument (SAM)

i. Within area of archaeological interest/contains SAM/ contains listed building

ii. Within >0.5km of an area of archaeological interest/SAM/conservation area/listed building

iii. Not within <0.5km of an area of archaeological interest/ SAMs/conservation area/listed building

5

2

0

3. Community open space

i. Contains current designated open space: >1hectare

ii. Contains current designated open space: <1hectare

iii. Contains no designation

5

3

04. Landscape character

i. Good (condition)/ Strong (robustness) ii. Moderate/ Good or Moderate/ Strong iii. Moderate (condition)/ Moderate (robustness) iv. Moderate/ Poor or Moderate/ Weak v. Poor (condition)/ Weak (robustness)

54310

5. Nature designations

i. International/ National nature conservation designation

ii. Local nature conservation designation iii. No nature conservation designations

5

30

6

Sustainable Development Opportunities These opportunities are based on the principles set out in PPS1 DeliveringSustainable Development. PPS1 states that development plans should focus development in existing centres and near to major public transport interchanges in order to secure sustainable patterns of development.

PPS1 also promotes regeneration and the protection of the countryside. Where (a) a Green Belt boundary could be realigned to be more defensible and resilient over the longer term, and (b) the surplus area contains specific opportunities to contribute towards regeneration in the Borough. In these cases development may contribute towards the principles of sustainable development set out in PPS1.

Opportunity Definition Points1a. Sub-area proximity to an existing bus service: <400 metres <800 metres >800 metres

530

1. Public transport access

1b. Sub-area proximity to a train station: <800m <1.5km >1.5km

531

2a. Sub-area proximity to town centre/ district centre:

<800m<1.5km<3km

531

2. Distance to shops, schools, services and medical and other daily facilities

2b. Sub-area proximity to neighbourhood centre: <400m<800m>800m

530

3a. Does the sub-area contain previously developed land?

Yes - >1 hectare Yes - <1 hectare No - none

530

3. Brownfield land and regeneration

3b. Are there sites within the sub-area that are derelict or vacant?

Yes - >1 hectare Yes - <1 hectare No - none

530

4a. Would the realignment of the Green Belt boundary create a more defensible boundary? Y= 5

N= 0

4. Strengthen the Green Belt boundary and regeneration

4b. If the answer to 4a is yes, could the resultant area contribute toward regeneration of the Borough that can not be meet on other urban land?

Y= 5 N= 0

7

GLOSSARY Community Open SpaceCommunity Open Space includes the following types of uses: recreational facilities, school playing fields, Cheshunt Common, Lea Valley Country Park, village greens, parks and any other definable green open spaces.

Derelict (as defined by NLUD, 2003) Land so damaged by previous industrial or other development that it is incapable of beneficial use without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling. Also included are abandoned and unoccupied buildings in an advanced state of disrepair (i.e. with unsound roof(s)).

The definition excludes land damaged by: - development which has been or is being restored for agriculture, forestry, woodland or

other open countryside use.

- a previous development where the remains of any structure or activity have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings), and where there is a clear reason that could outweigh the re-use of the site - such as its contribution to nature conservation - or it has subsequently been put to an amenity use and cannot be regarded as requiring redevelopment

Existing distinct settlementA settlement that is physically separate from any other settlement and that contains five or more dwellings (e.g. Hammond Street area between Limes Nurseries and Darnicle Nurseries; St James’s Road area between The Langdons and Pendine; Goffs Oak, Cuffley Hill area; and Holbrook area).

Greenfield land This means land that has not been previously-developed (i.e. where no built development has previously taken place). This includes areas such as parks and playing fields.

Landscape Character As defined in the Hertfordshire Landscape Character Assessments (Hertfordshire County Council)

Large built up area� Within Broxbourne, this refers to the large, physically linked linear urban area that

spreads from the south east of the Borough northwards, and that also branches off in a linear manner westwards. It does not include any areas that are not physically linked to this larger urban area.

� Outside of the Borough, this refers to large urban area just outside the Borough’s boundary, such as Cuffley, Welwyn Hatfield and Hertford Road area, Enfield, Honey Lane area, Waltham Abbey

Local nature conservation designations This includes: – Local wildlife sites – Local nature reserves

National or international nature conservation designations This includes: – Special Area of Conservation (SAC) at Broxbourne Woods, – Special Protection Area (SAP at Turnford and Cheshunt Gravel Pits within the Lee Valley, – Sites of Special Scientific Interest (SSSIs) marked on the Local Plan Proposals Map (2005)

8

Previously developed land (often referred to as brownfield land, as defined by NLUD, 2003 and PPS3, CLG, Nov 2006) Previously developed land is that which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development. Previously developed land may occur in both built-up and rural settings. It includes defence buildings and land used for mineral extraction and waste disposal where provision for restoration has not been made through development control procedures

The definition excludes: – Land that is or has been occupied by agricultural or forestry buildings. – Land that has been developed for minerals extraction or waste disposal by landfill

purposes where provision for restoration has been made through development control procedures.

– Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, have not been previously developed.

– Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).

There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.

TownFor the purposes of this study, a ‘town’ is defined as a ‘distinct existing settlement’. This reflects the fact that, in Broxbourne, some small, distinct settlements exist that are currently not merged together, but with the loss of some areas of Green Belt land, could lose their separateness.

Vacant (as defined by NLUD, 2003) Previously developed land which is now vacant and could be redeveloped without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling.

It includes vacant buildings that are structurally sound and in a reasonable state of repair (i.e. capable of being occupied in their present state) where re-letting for their former use is not expected or that have been declared redundant.

It excludes land previously used for mineral extraction or waste disposal which has been or is being restored for agriculture, forestry, woodland or other use.

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by

1700

met

res.

112.

759.

75P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

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tent

ion.

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ason

ably

ag

ains

t Gre

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elt P

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se 3

. Per

form

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lativ

ely

poor

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gain

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reen

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pose

s 2.

A15

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

2320

met

res.

112.

758.

75P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s re

ason

ably

ag

ains

t Gre

en B

elt P

urpo

se 3

. Per

form

s po

orly

ag

ains

t Gre

en B

elt P

urpo

ses

2.A

165

5S

urro

unde

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all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Her

tford

Hea

th b

y 30

02 m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

A17

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

2975

met

res.

133.

259.

25P

erfo

rms

a st

rong

role

und

er G

reen

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t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

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rform

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ell a

gain

st

Gre

en B

elt P

urpo

se 3

. Per

form

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ry p

oorly

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G

reen

Bel

t Pur

pose

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Are

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tal

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men

tsTo

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Ana

lysi

s

Purp

ose

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reve

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rpos

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Tota

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ore

A18

55

Pro

vide

s a

barr

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ting

larg

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ban

area

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en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

3127

met

res.

112.

758.

75

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt p

urpo

se 1

. O

f med

ium

cou

ntry

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val

ue.

A19

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

2840

met

res.

92.

258.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt p

urpo

se 1

. O

f med

ium

to lo

w c

ount

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alue

. A

200

0S

epar

ates

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area

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ithin

the

sam

e la

rge

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ea.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

3164

met

res.

133.

254.

25

Per

form

s po

orly

aga

inst

the

Gre

en B

elt p

urpo

ses,

its

loca

tion

mea

ning

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it d

oes

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rms

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g sp

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or s

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atin

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men

ts.

Of m

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m to

hig

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untry

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val

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der

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ible

rele

ase

from

Gre

en B

elt.

A21

00

Sep

arat

es tw

o ar

eas

of la

nd

with

in th

e sa

me

larg

e ur

ban

area

.1

1S

epar

ates

larg

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ban

area

of

Bro

xbou

rne

and

Her

tford

Hea

th b

y 33

97 m

etre

s.

61.

52.

5

Per

form

s po

orly

aga

inst

the

Gre

en B

elt p

urpo

ses,

its

loca

tion

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ning

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it d

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rms

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prev

entin

g sp

rwal

or s

epar

atin

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ct s

ettle

men

ts.

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ediu

m to

low

cou

ntry

side

val

ue. C

onsi

der

poss

ible

rele

ase

from

Gre

en B

elt.

A22

55

Pro

vide

s a

barr

ier b

etw

een

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exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

3009

met

res.

112.

758.

75

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt p

urpo

se 1

. O

f med

ium

cou

ntry

side

val

ue.

A23

55

Pro

vide

s a

barr

ier b

etw

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an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

3028

met

res.

184.

510

.5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

ses

1 an

d 3,

and

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ngly

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its re

tent

ion.

Ach

ieve

s a

low

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re a

gain

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reen

Bel

t Pur

pose

2.

A24

55

Pro

vide

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barr

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etw

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ting

larg

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ban

area

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op

en g

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bel

t .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd b

y 45

26

met

res.

82

8

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

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poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

A25

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

22

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

1857

met

res.

164

11

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

ses

1 an

d 3,

and

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stro

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Ach

ieve

s a

med

ium

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core

aga

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Are

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Tota

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Ana

lysi

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Purp

ose

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reve

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3.

Tota

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ore

A26

55

Sur

roun

ded

on a

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des

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reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

ertfo

rd H

eath

by

2544

met

res.

123

9P

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rms

a st

rong

role

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er G

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Bel

t Pur

pose

1

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Als

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rform

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ason

ably

ag

ains

t Gre

en B

elt P

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se 3

. Per

form

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orly

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ains

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ses

2.B

15

5P

rovi

des

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gre

en b

elt .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

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e an

d B

ricke

ndon

by

3321

m

etre

s.

184.

510

.5

Per

form

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ng ro

le u

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Gre

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pose

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B2

55

Pro

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ting

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11

Sep

arat

es la

rge

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n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

3583

m

etre

s.

143.

59.

5P

erfo

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a st

rong

role

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Bel

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pose

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Als

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Gre

en B

elt P

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se 3

. Per

form

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orly

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reen

Bel

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pose

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B3

55

Pro

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larg

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ban

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11

Sep

arat

es la

rge

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ea o

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roxb

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d B

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3583

m

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143.

59.

5P

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a st

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pose

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form

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pose

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B4

55

Pro

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barr

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ting

larg

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ban

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11

Sep

arat

es la

rge

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n ar

ea o

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ourn

e an

d B

ricke

ndon

by

3787

m

etre

s.

143.

59.

5P

erfo

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a st

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pose

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Gre

en B

elt P

urpo

se 3

. Per

form

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orly

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reen

Bel

t Pur

pose

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B5

55

Pro

vide

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barr

ier b

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ting

larg

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ban

area

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op

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sm

all p

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site

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tribu

tes

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para

tion

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rts o

f the

sa

me

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n ar

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11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4444

m

etre

s.

112.

758.

75

Per

form

s a

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le u

nder

Gre

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elt P

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pose

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Con

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unda

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all p

art o

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site

that

se

para

tes

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he s

ame

urba

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B6

55

Pro

vide

s a

barr

ier b

etw

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exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4546

m

etre

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112.

758.

75P

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a st

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Bel

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pose

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ains

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2.B

75

5P

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des

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elt .

11

Sep

arat

es la

rge

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n ar

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d B

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ndon

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4546

m

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112.

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Purp

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B8

55

Pro

vide

s a

barr

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ting

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t .

11

Sep

arat

es la

rge

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n ar

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roxb

ourn

e an

d B

ricke

ndon

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4767

m

etre

s.

184.

510

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Per

form

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le u

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Ach

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pose

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B9

55

Pro

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ting

larg

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11

Sep

arat

es la

rge

urba

n ar

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f B

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ourn

e an

d B

ricke

ndon

by

4787

m

etre

s.

184.

510

.5

Per

form

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reen

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pose

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B10

55

Pro

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larg

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bel

t .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4926

m

etre

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112.

758.

75P

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a st

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reen

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t Pur

pose

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se 3

. Per

form

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2.B

115

5P

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11

Sep

arat

es la

rge

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f B

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e an

d B

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ndon

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5220

m

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s.

133.

259.

25P

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se 3

. Per

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Bel

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pose

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B12

55

Pro

vide

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ting

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11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

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e an

d B

ricke

ndon

by

5083

m

etre

s.

112.

758.

75P

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a st

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pose

1

and

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Als

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ably

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ains

t Gre

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elt P

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se 3

. Per

form

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2.B

135

5P

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des

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r bet

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elt .

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4844

m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

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erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

B14

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4554

m

etre

s.

112.

758.

75P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s re

ason

ably

ag

ains

t Gre

en B

elt P

urpo

se 3

. Per

form

s po

orly

ag

ains

t Gre

en B

elt P

urpo

ses

2.B

155

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Bric

kend

on b

y 45

62

met

res.

164

10P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s ve

ry w

ell

agai

nst G

reen

Bel

t Pur

pose

3. P

erfo

rms

poor

ly

agai

nst G

reen

Bel

t Pur

pose

2.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

B16

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4642

m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

B17

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4603

m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

B18

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4744

m

etre

s.

112.

758.

75P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s re

ason

ably

ag

ains

t Gre

en B

elt P

urpo

se 3

. Per

form

s po

orly

ag

ains

t Gre

en B

elt P

urpo

ses

2.B

195

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Bric

kend

on b

y 43

42

met

res.

184.

510

.5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

ses

1 an

d 3,

and

thus

stro

ngly

mer

its re

tent

ion.

Ach

ieve

s a

low

sco

re a

gain

st G

reen

Bel

t Pur

pose

2.

B20

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4303

m

etre

s.

133.

259.

25P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s w

ell a

gain

st

Gre

en B

elt P

urpo

se 3

. Per

form

s po

orly

aga

inst

G

reen

Bel

t Pur

pose

s 2.

B21

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4331

m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

C1

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t. N

ote

that

a th

in

strip

sep

arat

es tw

o pa

rts o

f the

sa

me

urba

n ar

ea- t

he H

amm

ond

Stre

et a

rea.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

amm

ond

Stre

et

Are

a by

461

met

res.

164

14

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s,

and

thus

sho

uld

be re

tain

ed. A

dis

cree

t rel

ease

of a

sm

all p

art o

f the

sub

are

a th

at s

epar

ates

two

parts

of

the

exis

ting

urba

n ar

ea m

ay b

e ap

prop

riate

.C

25

5S

urro

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all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Bric

kend

on b

y 36

65

met

res.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

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men

tsTo

tal

Tota

l w

eigh

ted

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men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

C3

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

3583

m

etre

s.

164

10P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

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ry w

ell

agai

nst G

reen

Bel

t Pur

pose

3. P

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rms

poor

ly

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nst G

reen

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t Pur

pose

2.

C4

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4068

m

etre

s.

112.

758.

75

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

C5

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

4068

m

etre

s.

92.

258.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

C6

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

3985

m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

C7

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

3958

m

etre

s.

92.

257.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poo

rly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

C8

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

3847

m

etre

s.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

C9

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

ricke

ndon

by

3700

m

etre

s.

112.

758.

75P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s re

ason

ably

ag

ains

t Gre

en B

elt P

urpo

se 3

. Per

form

s po

orly

ag

ains

t Gre

en B

elt P

urpo

ses

2.C

105

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e th

e H

amm

ond

Stre

et

area

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

amm

ond

Stre

et

Are

a by

491

met

res.

112.

7512

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

C11

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e, th

e H

amm

ond

Stre

et

area

and

Gof

fs O

ak.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d H

amm

ond

Stre

et

Are

a by

360

met

res.

164

14

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.C

125

5S

epar

ates

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

Gof

fs O

ak.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 6

77 m

etre

s.

92.

2511

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd a

vera

gely

aga

inst

Pur

pose

3.

C13

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e fro

m th

e S

t. Ja

mes

R

oad

area

and

Gof

fs O

ak

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 2

62 m

etre

s.

123

13

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd a

vera

gely

aga

inst

Pur

pose

3.

C14

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

the

St J

ames

R

oad

area

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 2

94 m

etre

s.

61.

511

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

oorly

aga

inst

Pur

pose

3.

C15

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

the

St J

ames

R

oad

area

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 4

06 m

etre

s.

82

12

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

oorly

aga

inst

Pur

pose

3.

C16

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

the

St J

ames

R

oad

area

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 4

88 m

etre

s.

61.

511

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

oorly

aga

inst

Pur

pose

3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

C17

55

Sep

arat

es o

f the

larg

e ur

ban

area

of

Bro

xbou

rne

and

the

St J

ames

R

oad

area

. A s

mal

l are

a se

para

tes

two

parts

of t

he s

ame

built

up

area

wes

t of R

osed

ale

Way

and

nor

th o

f St.

Ann

Clo

se.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 4

39 m

etre

s.

133.

2513

.25

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s,

and

thus

sho

uld

be re

tain

ed. A

dis

cree

t rel

ease

of a

sm

all p

art o

f the

sub

are

a th

at s

epar

ates

two

parts

of

the

exis

ting

urba

n ar

ea m

ay b

e ap

prop

riate

.C

185

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d th

e S

t Jam

es

Roa

d ar

ea.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 6

54 m

etre

s.

92.

2512

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd a

vera

gely

aga

inst

Pur

pose

3.

C19

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e fro

m th

e S

t Jam

es

Roa

d ar

ea a

nd fr

om th

e B

urto

n La

ne/ G

offs

Lan

e ar

ea. A

squ

are

area

to th

e ea

st s

epar

ates

two

parts

of t

he s

ame

built

up

area

in

the

area

wes

t of T

hom

pson

s C

lose

and

nor

th o

f Cla

rem

ont

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 4

48 m

etre

s.

164

14

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s,

and

thus

sho

uld

be re

tain

ed. A

dis

cree

t rel

ease

of a

sm

all p

art o

f the

sub

are

a th

at s

epar

ates

two

parts

of

the

exis

ting

urba

n ar

ea m

ay b

e ap

prop

riate

.C

205

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d th

e S

t Jam

es

Roa

d ar

ea. A

squ

are

area

to th

e ea

st s

epar

ates

two

parts

of t

he

sam

e bu

ilt u

p ar

ea in

the

area

of

Ros

edal

e S

ports

Gro

und.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

t Ja

mes

’ Roa

d A

rea

by 7

38 m

etre

s.

92.

2511

.25

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s,

and

thus

sho

uld

be re

tain

ed. A

dis

cree

t rel

ease

of a

sm

all p

art o

f the

sub

are

a th

at s

epar

ates

two

parts

of

the

exis

ting

urba

n ar

ea m

ay b

e ap

prop

riate

.C

215

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e S

t Jam

es R

oad

area

and

the

Bur

ton

Lane

/ Gof

fs L

ane

area

. A

lso

cont

ribut

es to

the

sepa

ratio

n of

the

Bur

ton

Lane

/ Gof

fs L

ane

area

and

the

larg

e ur

ban

area

of

Bro

xbou

rne

55

Sep

arat

es B

urto

n La

ne/G

offs

Oak

A

rea

and

St J

ames

’ R

oad

Are

a by

359

m

etre

s.

112.

7512

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

C22

55

Con

tribu

tes

to th

e se

para

tion

of

the

St B

urto

n La

ne/ G

offs

Lan

e ar

ea a

nd G

offs

Oak

.

55

Incl

udes

Bur

ton

Lane

/Gof

fs O

ak

Are

a w

hich

co

nnec

ts to

the

larg

e ur

ban

area

of

Bro

xbou

rne,

St

Jam

es’ R

oad

Are

a an

d H

amm

ond

Stre

et A

rea

82

12

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

to p

oor r

ole

aga

inst

P

urpo

se 3

.C

235

5S

epar

ates

the

St J

ames

Roa

d ar

ea a

nd th

e B

urto

n La

ne/ G

offs

La

ne a

rea.

55

Sep

arat

es B

urto

n La

ne/G

offs

Oak

A

rea

and

St J

ames

’ R

oad

Are

a by

158

m

etre

s.

143.

513

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.C

245

5S

epar

ates

the

St J

ames

Roa

d ar

ea a

nd G

offs

Oak

.5

5S

epar

ates

St

Jam

es’ R

oad

Are

a an

d G

offs

Oak

by

210

met

res.

133.

2513

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.C

255

5S

epar

ates

the

St J

ames

Roa

d ar

ea a

nd G

offs

Oak

.5

5S

epar

ates

St

Jam

es’ R

oad

Are

a an

d G

offs

Oak

by

171

met

res.

92.

2512

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

C26

55

Sep

arat

es th

e S

t Jam

es R

oad

area

and

Gof

fs O

ak.

55

Sep

arat

es S

t Ja

mes

’ Roa

d A

rea

and

Gof

fs O

ak b

y 30

4 m

etre

s.

92.

2512

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

C27

55

Con

tribu

tes

to th

e se

para

tion

of

the

St J

ames

Roa

d ar

ea a

nd

Gof

fs O

ak.

55

Sep

arat

es S

t Ja

mes

’ Roa

d A

rea

and

Gof

fs O

ak b

y 49

5 m

etre

s.

61.

511

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

C28

55

Con

tribu

tes

to th

e se

para

tion

of

the

St J

ames

Roa

d ar

ea a

nd

Gof

fs O

ak.

55

Sep

arat

es S

t Ja

mes

’ Roa

d A

rea

and

Gof

fs O

ak b

y 49

8 m

etre

s.

92.

2512

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

C29

55

Con

tribu

tes

to th

e se

para

tion

of

the

St J

ames

Roa

d ar

ea a

nd

Gof

fs O

ak. A

lso

cont

ribut

es to

the

sepa

ratio

n of

the

larg

e ur

ban

area

of B

roxb

ourn

e an

d G

offs

O

ak,

44

Sep

arat

es S

t Ja

mes

’ Roa

d A

rea

and

Gof

fs O

ak b

y 61

9 m

etre

s.

112.

7511

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.C

305

5C

ontri

bute

s to

the

sepa

ratio

n of

G

offs

Oak

and

the

Ham

mon

d S

treet

are

a.

44

Sep

arat

esH

amm

ond

Stre

et

Are

a an

d G

offs

Oak

by

653

met

res.

112.

7511

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.C

315

5S

epar

ates

the

dist

inct

se

ttlem

ents

of G

offs

Oak

and

C

uffle

y.

55

Sep

arat

es C

uffle

y an

d G

offs

Oak

by

463

met

res.

133.

2513

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.C

320

0M

ost o

f the

sub

are

a se

para

tes

land

with

in th

e sa

me

area

- Gof

fs

Oak

, alth

ough

som

e la

nd is

als

o ou

tsid

e of

the

outli

ne o

f the

urb

an

area

.

44

Sep

arat

es C

uffle

y an

d G

offs

Oak

by

887

met

res.

61.

55.

5

Per

form

s po

orly

aga

inst

the

Gre

en B

elt p

urpo

ses,

its

loca

tion

mea

ning

that

it d

oes

little

in te

rms

of

prev

entin

g sp

raw

l. In

real

ity, a

lso

does

littl

e to

se

para

te e

xist

ing

settl

emen

ts a

nd th

us, i

f any

thin

g,

coul

d sc

ore

low

er th

an th

at a

tribu

ted

here

. Con

side

r re

visi

ng b

ound

ary

as s

ome

land

is o

utsi

de o

f the

ou

tline

of t

he u

rban

are

a. O

f med

ium

to lo

w

coun

trysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e (o

f at a

su

bsta

ntia

l por

tion)

from

Gre

en B

elt.

C33

00

Sep

arat

es la

nd w

ithin

the

sam

e ar

ea- G

offs

Oak

44

Sep

arat

es C

uffle

y an

d G

offs

Oak

by

972

met

res.

92.

256.

25

Per

form

s po

orly

aga

inst

the

Gre

en B

elt p

urpo

ses,

its

loca

tion

mea

ning

that

it d

oes

little

in te

rms

of

prev

entin

g sp

raw

l. In

real

ity, a

lso

does

littl

e to

se

para

te e

xist

ing

settl

emen

ts a

nd th

us, i

f any

thin

g,

coul

d sc

ore

low

er th

an th

at a

tribu

ted

here

. Of

med

ium

to lo

w c

ount

rysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m G

reen

Bel

t.C

345

5C

ontri

bute

s to

the

sepa

ratio

n of

G

offs

Oak

and

Cuf

fley.

4

4S

epar

ates

Cuf

fley

and

Gof

fs O

ak b

y 82

9 m

etre

s.

61.

510

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

C35

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

(C

uffle

y) a

nd o

pen

gree

n be

lt.

44

Sep

arat

es C

uffle

y an

d H

amm

ond

Stre

et A

rea

by 9

75

met

res.

112.

7511

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

C36

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

22

Sep

arat

es N

ewga

te

Stre

et A

rea

and

Ham

mon

d S

treet

A

rea

by 1

677

met

res.

92.

259.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

a m

ediu

m to

poo

r ro

le a

gain

st G

reen

Bel

t Pur

pose

s 2

and

3.C

375

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

22

Sep

arat

es N

ewga

te

Stre

et A

rea

and

Ham

mon

d S

treet

A

rea

by 1

677

met

res.

92.

259.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

a m

ediu

m to

poo

r ro

le a

gain

st G

reen

Bel

t Pur

pose

s 2

and

3.D

15

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

44

Sep

arat

es B

urto

n La

ne/G

offs

Oak

A

rea

and

Gof

fs O

ak

by 7

85 m

etre

s.

61.

510

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

D2

55

Con

tribu

tes

to th

e se

para

tion

Gof

fs O

ak fr

om th

e B

urto

ns L

ane/

G

offs

Lan

e ar

ea a

nd th

e la

rge

urba

n ar

ea o

f Bro

xbou

rne.

55

Sep

arat

es B

urto

n La

ne/G

offs

Oak

A

rea

and

Gof

fs O

ak

by 3

26 m

etre

s.

164

14

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s.D

35

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d4

4S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Bur

ton

Lane

/Gof

fs

Oak

Are

a by

830

m

etre

s.

92.

2511

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

D4

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

the

Bur

tons

La

ne/ G

offs

Lan

e ar

ea. T

he

east

ern

part

of th

e su

b of

the

area

als

o co

ntrib

utes

to th

e se

para

tion

of tw

o pa

rts o

f the

sa

me

urba

n ar

ea.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 1

35

met

res.

143.

513

.5

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s,

and

thus

sho

uld

be re

tain

ed. A

dis

cree

t rel

ease

of a

sm

all p

art o

f the

sub

are

a th

at s

epar

ates

two

parts

of

the

exis

ting

urba

n ar

ea m

ay b

e ap

prop

riate

.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

D5

55

Tech

nica

lly th

is c

ontri

bute

s to

the

sepa

ratio

n of

the

larg

e ur

ban

area

of B

roxb

ourn

e an

d th

e B

urto

ns L

ane/

Gof

fs L

ane

area

. It

shou

ld b

e no

ted

that

this

sub

ar

ea is

in p

ract

ice

exis

ting

hous

ing.

55

Incl

udes

the

row

of

hous

es to

the

sout

h of

the

Larg

e ur

ban

area

of B

roxb

ourn

e.

82

12

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s,

and

thus

ion

theo

ry s

houl

d be

reta

ined

, alth

ough

re

ally

it re

pres

ents

exi

stin

g ho

usin

g..

D6

00

Sep

arat

es tw

o pa

rts o

f the

sam

e ur

ban

area

? O

r sep

arat

es th

e ar

ea n

orth

of B

ury

Gre

en a

nd

Flam

stea

d E

nd?

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 8

42

met

res.

143.

57.

5P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pur

pose

s, it

s lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pr

even

ting

spra

wl.

In re

ality

, als

o do

es li

ttle

to

sepa

rate

exi

stin

g se

ttlem

ents

and

thus

, if a

nyth

ing,

co

uld

scor

e lo

wer

than

that

atri

bute

d he

re. O

f m

ediu

m c

ount

rysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m G

reen

Bel

t.D

70

0S

epar

ates

two

parts

of t

he s

ame

urba

n ar

ea?

Or s

epar

ates

the

area

nor

th o

f Bur

y G

reen

and

Fl

amst

ead

End

?

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 1

235

met

res.

112.

755.

75P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pur

pose

s, it

s lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pr

even

ting

spra

wl.

In re

ality

, als

o do

es li

ttle

to

sepa

rate

exi

stin

g se

ttlem

ents

and

thus

, if a

nyth

ing,

co

uld

scor

e lo

wer

than

that

atri

bute

d he

re. O

f m

ediu

m c

ount

rysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m G

reen

Bel

t.D

80

0S

epar

ates

two

parts

of t

he s

ame

urba

n ar

ea?

Or s

epar

ates

the

area

nor

th o

f the

are

a no

rth o

f B

ury

Gre

en a

nd F

lam

stea

d E

nd?

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 1

251

met

res.

92.

255.

25P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pur

pose

s, it

s lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pr

even

ting

spra

wl.

In re

ality

, als

o do

es li

ttle

to

sepa

rate

exi

stin

g se

ttlem

ents

and

thus

, if a

nyth

ing,

co

uld

scor

e lo

wer

than

that

atri

bute

d he

re. O

f m

ediu

m c

ount

rysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m G

reen

Bel

t.D

95

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 8

05

met

res.

92.

2511

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

D10

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 2

442

met

res.

143.

59.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. A

lso

perfo

rms

wel

l aga

inst

G

reen

Bel

t Pur

pose

3. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

D11

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d G

offs

Oak

by

2428

m

etre

s.

92.

258.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

D12

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 1

269

met

res.

61.

59.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. A

lso

perfo

rms

fairl

y w

ell

agai

nst G

reen

Bel

t Pur

pose

2. P

erfo

rms

poor

ly

agai

nst G

reen

Bel

t Pur

pose

3.

D13

00

Sep

arat

es tw

o pa

rts o

f the

sam

e ur

ban

area

.3

3S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Bur

ton

Lane

/Gof

fs

Oak

Are

a by

126

5 m

etre

s.

61.

54.

5P

erfo

rms

poor

ly a

gain

st th

e G

reen

Bel

t pur

pose

s, it

s lo

catio

n m

eani

ng th

at it

doe

s lit

tle in

term

s of

pr

even

ting

spra

wl.

In re

ality

, als

o do

es li

ttle

to

sepa

rate

exi

stin

g se

ttlem

ents

and

thus

, if a

nyth

ing,

co

uld

scor

e lo

wer

than

that

attr

ibut

ed h

ere.

Of l

ow

coun

trysi

de v

alue

. Con

side

r pos

sibl

e re

leas

e fro

m

Gre

en B

elt.

D14

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d B

urto

n La

ne/G

offs

O

ak A

rea

by 7

91

met

res.

112.

7511

.75

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

sD

155

5C

ontri

bute

s to

the

sepa

ratio

n of

W

alth

am C

ross

and

Che

shun

t. A

lso

prov

ides

a b

arrie

r bet

wee

n th

e la

rge

built

up

urba

n ar

ea a

nd

the

open

Gre

en B

elt.

22

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d E

nfie

ld b

y 17

51

met

res.

164

11

Per

form

s st

rong

ly a

gain

st p

urpo

ses

1 an

d 3,

but

po

orly

aga

inst

pur

pose

2D

165

5C

ontri

bute

s to

the

sepa

ratio

n of

W

alth

am C

ross

and

Che

shun

t2

2S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Enf

ield

by

1880

m

etre

s.

133.

2510

.25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. A

lso

perfo

rms

wel

l aga

inst

G

reen

Bel

t Pur

pose

3. A

chie

ves

a m

ediu

m-lo

w s

core

ag

ains

t Gre

en B

elt P

urpo

se 2

.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

D17

55

Con

tribu

tes

to th

e se

para

tion

of

Wal

tham

Cro

ss a

nd C

hesh

unt.

Als

o co

ntrib

utes

to th

e se

para

tion

of tw

o pa

rts o

f the

sam

e ur

ban

area

. Con

side

r rev

isin

g bo

unda

ry

to th

e ve

ry n

orth

and

ver

y so

uth

east

to re

flet r

elat

ions

hip

with

ur

ban

area

.

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d E

nfie

ld b

y 14

02

met

res.

133.

2511

.25

Per

form

s st

rong

ly a

gain

st p

urpo

se 1

, and

has

a

med

ium

/ goo

d ro

le a

gain

st p

urpo

ses

2 an

d 3.

D18

55

Con

tribu

tes

to th

e se

para

tion

of

Wal

tham

Cro

ss a

nd C

hesh

unt

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d E

nfie

ld b

y 14

88

met

res.

133.

2511

.25

Per

form

s st

rong

ly a

gain

st p

urpo

se 1

, and

has

a

med

ium

/ goo

d ro

le a

gain

st p

urpo

ses

2 an

d 3.

D19

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

22

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d E

nfie

ld b

y 17

51

met

res.

133.

2510

.25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. A

lso

perfo

rms

wel

l aga

inst

G

reen

Bel

t Pur

pose

3. A

chie

ves

a m

ediu

m-lo

w s

core

ag

ains

t Gre

en B

elt P

urpo

se 2

.D

205

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d2

2S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Enf

ield

by

1752

m

etre

s.

143.

510

.5

Per

form

s w

ell a

gain

st G

reen

Ebl

t pur

pose

s 1

and

3,

but p

oorly

aga

inst

pur

pose

2.

D21

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

22

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d E

nfie

ld b

y 17

43

met

res.

92.

259.

25

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

a m

ediu

m to

poo

r ro

le a

gain

st G

reen

Bel

t Pur

pose

s 2

and

3.D

225

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d2

2S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Enf

ield

by

1736

m

etre

s.

61.

58.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

D23

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d E

nfie

ld b

y 29

87

met

res.

61.

57.

5

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. P

erfo

rms

poor

ly a

gain

st

Gre

en B

elt P

urpo

ses

2 an

d 3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

D24

55

Sur

roun

ded

on a

ll si

des

by G

reen

B

elt l

and

11

Sep

arat

es B

urto

n La

ne/G

offs

Oak

A

rea

and

Enf

ield

by

3000

met

res.

92.

258.

25P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Per

form

s po

orly

aga

inst

G

reen

Bel

t Pur

pose

s 2

and

3.D

255

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

Gof

fs

Oak

and

Enf

ield

by

3819

met

res.

61.

57.

5P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Per

form

s po

orly

aga

inst

G

reen

Bel

t Pur

pose

s 2

and

3.D

265

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

Gof

fs

Oak

and

Enf

ield

by

3789

met

res.

143.

59.

5P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s w

ell a

gain

st

Gre

en B

elt P

urpo

se 3

. Per

form

s po

orly

aga

inst

G

reen

Bel

t Pur

pose

s 2.

D27

55

Sep

arat

es th

e di

stin

ct

settl

emen

ts o

f Gof

fs O

ak a

nd

Cuf

fley.

55

Sep

arat

es C

uffle

y an

d G

offs

Oak

by

455

met

res.

112.

7512

.75

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.D

285

5S

urro

unde

d on

all

side

s by

Gre

en

Bel

t lan

d1

1S

epar

ates

Gof

fs

Oak

and

Enf

ield

by

4032

met

res.

61.

57.

5P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Per

form

s po

orly

aga

inst

G

reen

Bel

t Pur

pose

s 2

and

3.E

15

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d th

e ex

istin

g se

ttlem

ent o

f St.

Mar

gare

ts.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

tans

tead

St

Mar

gare

ts b

y 37

7 m

etre

s.

61.

511

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

E2

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

the

exis

ting

settl

emen

t of S

t. M

arga

rets

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d S

tans

tead

St

Mar

gare

ts b

y 48

1 m

etre

s.

92.

2512

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

E3

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

a sm

all e

xist

ing

dist

inct

set

tlem

ent t

o th

e im

med

iate

sou

th-e

ast.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d N

azei

ng M

ead

by

108

met

res.

112.

7512

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

E4

55

Sep

arat

es th

e ea

ster

n ar

ea o

f B

roxb

ourn

e an

d a

smal

l exi

stin

g di

stin

ct s

ettle

men

t to

the

east

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d N

azei

ng M

ead

by

300

met

res.

92.

2512

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

E5

55

Sep

arat

es th

e ea

ster

n ar

ea o

f B

roxb

ourn

e an

d a

smal

l exi

stin

g di

stin

ct s

ettle

men

t to

the

east

.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d N

azei

ng M

ead

by

905

met

res.

133.

2512

.25

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.E

65

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e ea

ster

n ar

ea o

f Bro

xbou

rne

and

a sm

all e

xist

ing

dist

inct

se

ttlem

ent t

o th

e ea

st. A

lso

cont

ribut

es to

the

sepa

ratio

n of

th

e la

rge

urba

n ar

ea o

f the

B

roxb

ourn

e ur

ban

area

from

Lo

wer

Naz

eing

.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d C

arth

agen

a E

stat

e by

738

met

res.

92.

2511

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

E7

55

Con

tribu

tes

to th

e se

para

tion

of

the

east

ern

area

of B

roxb

ourn

e an

d a

smal

l exi

stin

g di

stin

ct

settl

emen

t to

the

east

. Als

o co

ntrib

utes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of t

he

Bro

xbou

rne

urba

n ar

ea fr

om

Low

er N

azei

ng.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d C

arth

agen

a E

stat

e by

682

met

res.

30

9

Per

form

s a

stro

ng ro

le u

nder

Gre

en B

elt P

urpo

se 1

an

d th

us m

erits

rete

ntio

n. A

lso

perfo

rms

wel

l aga

inst

G

reen

Bel

t Pur

pose

2. P

erfo

rms

very

poo

rly a

gain

st

Gre

en B

elt P

urpo

ses

3.E

85

5C

ontri

bute

s to

the

sepa

ratio

n of

th

e la

rge

urba

n ar

ea o

f the

B

roxb

ourn

e ur

ban

area

from

Lo

wer

Naz

eing

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d C

arth

agen

a E

stat

e by

682

met

res.

82

11

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

E9

55

Con

tribu

tes

to th

e se

para

tion

of

the

larg

e ur

ban

area

of

Bro

xbou

rne

Key

sers

Est

ate/

Lo

wer

Naz

eing

.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

44

7 m

etre

s.

133.

2511

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.E

105

5S

epar

ates

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

24

1 m

etre

s.

82

12

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

E11

55

Sep

arat

es th

e ea

ster

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

263

met

res.

61.

511

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

E12

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

234

met

res.

123

13

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.E

135

5S

epar

ates

the

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate.

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

29

4 m

etre

s.

82

12

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

E14

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

346

met

res.

82

12

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

E15

00

Sep

arat

es tw

o pa

rts o

f the

sam

e ur

ban

area

.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

433

met

res.

82

7

Per

form

s re

lativ

ely

poor

ly a

gain

st G

reen

Bel

t pu

rpos

es 1

and

3. H

owev

er, a

lthou

gh it

sep

arat

es

two

parts

of t

he s

ame

urba

n ar

ea, i

t als

o se

para

tes

the

larg

e ur

ban

area

of B

roxb

ourn

e an

d K

eyse

rs

Est

ate,

whi

ch a

re le

ss th

an 5

00 m

etre

s ap

art.

Con

side

r for

rele

ase,

but

car

eful

ly a

ddre

ss it

s im

porta

nce

in te

rms

of s

epar

atin

g B

roxb

ourn

e fro

m

Key

sers

Est

ate.

E16

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

229

met

res.

112.

7512

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

E17

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

320

met

res.

61.

511

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

E18

55

Sep

arat

es th

e la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e.5

5S

epar

ates

larg

e ur

ban

area

of

Bro

xbou

rne

and

Key

sers

Est

ate

by

148

met

res.

143.

513

.5

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.E

195

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

61

3 m

etre

s.

123

12

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.E

205

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

97

4 m

etre

s.

92.

2511

.25

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

E21

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

44

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

98

1 m

etre

s.

61.

510

.5

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

a p

oor r

ole

aga

inst

Pur

pose

3.

E22

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

10

25 m

etre

s.

112.

7510

.75

Per

form

s st

rong

ly a

gain

st G

reen

Bel

t pur

pose

s 1

and

2, a

nd p

lays

an

aver

age

role

aga

inst

Pur

pose

3.

E23

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

10

80 m

etre

s.

143.

511

.5

Per

form

s st

rong

ly a

gain

st p

urpo

se 1

, and

per

form

s a

med

ium

-stro

ng ro

le a

gain

st p

urpo

ses

2 an

d 3.

E24

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d K

eyse

rs E

stat

e by

13

62 m

etre

s.

164

12

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.E

255

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d W

alth

am A

bbey

by

2511

met

res.

92.

258.

25P

erfo

rms

wel

l aga

inst

the

Gre

en B

elt p

urpo

se 1

, as

it is

ope

n in

nat

ure

and

prov

ides

sep

arat

ion

betw

een

Bro

xbou

rne

and

the

open

Gre

en B

elt b

eyon

d. O

f m

ediu

m c

ount

rysi

de v

alue

.

Sub

Are

aTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Com

men

tsTo

tal

Tota

l w

eigh

ted

Ana

lysi

s

Purp

ose

1. P

reve

ntin

g Sp

raw

lPu

rpos

e 2.

Sep

arat

ing

Purp

ose

3.

Tota

lSc

ore

E26

55

Pro

vide

s a

barr

ier b

etw

een

an

exis

ting

larg

e ur

ban

area

and

op

en g

reen

bel

t.

11

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d W

alth

am A

bbey

by

2409

met

res.

61.

57.

5P

erfo

rms

wel

l aga

inst

the

Gre

en B

elt p

urpo

se 1

, as

it is

ope

n in

nat

ure

and

prov

ides

sep

arat

ion

betw

een

Bro

xbou

rne

and

the

open

Gre

en B

elt b

eyon

d. O

f m

ediu

m c

ount

rysi

de v

alue

. E

275

5P

rovi

des

a ba

rrie

r bet

wee

n an

ex

istin

gla

rge

urba

n ar

ea a

nd

open

gre

en b

elt.

33

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d W

alth

am A

bbey

by

1486

met

res.

82

10P

erfo

rms

a st

rong

role

und

er G

reen

Bel

t Pur

pose

1

and

thus

mer

its re

tent

ion.

Als

o pe

rform

s re

ason

ably

w

ell a

gain

st G

reen

Bel

t Pur

pose

3. P

erfo

rms

fairl

y po

orly

aga

inst

Gre

en B

elt P

urpo

se 2

.E

285

5S

epar

ates

the

Wal

tham

Abb

ey/

Bea

ulie

u D

rive

area

from

the

larg

e ur

ban

area

of B

roxb

ourn

e

55

Sep

arat

es la

rge

urba

n ar

ea o

f B

roxb

ourn

e an

d W

alth

am A

bbey

by

319

met

res.

133.

2513

.25

Per

form

s st

rong

ly a

gain

st th

e G

reen

Bel

t pur

pose

s.

App

endi

x 3:

Fur

ther

det

ails

by

sub

area

for G

reen

Bel

t Pur

pose

3. S

afeg

uard

ing

the

coun

trys

ide

fr

om e

ncro

achm

ent

Gre

en B

elt A

rea

A

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

A1

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- G

rade

3.

A 2

0

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

A3

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

choo

l Bui

ldin

gs/G

roun

ds.

Agr

icul

ture

- G

rade

3.

A4

03

03

Nat

ure

Con

serv

atio

n - N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Lar

ge B

uild

ings

and

Gro

unds

. A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. A

50

35

3N

atur

e C

onse

rvat

ion

- Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

A6

03

33

Nat

ure

Con

serv

atio

n - N

one.

Tr

ees

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rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

A7

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

A8

05

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Pre

dom

inan

tly H

ousi

ng w

ith

som

e G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

A9

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

A10

05

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l.A

110

50

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - P

redo

min

antly

Hou

sing

with

so

me

Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l.A

120

55

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

A13

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Hou

sing

with

so

me

Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. A

140

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Gra

de 4

, Non

-A

gric

ultu

ral.

A15

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, G

rade

4, N

on-

Agr

icul

tura

l.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

A16

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - C

onfe

renc

e C

entre

and

G

roun

ds.

Agr

icul

ture

- G

rade

4.

A17

35

53

Nat

ure

Con

serv

atio

n - L

ocal

Wild

life

Site

s -

Lodg

e H

ollo

w a

nd S

pita

l Bro

ok, K

now

le T

hick

et

by C

ock

Lane

For

d.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 4

. A

180

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 4

, Non

-Agr

icul

tura

l. A

190

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

4, N

on-A

gric

ultu

ral.

A20

05

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 4

. A

210

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Sch

ool B

uild

ings

/Gro

unds

. A

gric

ultu

re -

Gra

de 4

, Non

-Agr

icul

tura

l. A

220

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 4

.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

A23

55

53

Nat

ure

Con

serv

atio

n –

Wor

mle

y-H

odde

sdon

park

Woo

ds (S

AC

), W

orm

ley-

Hod

desd

onpa

rk W

ood

Nor

th (S

SS

I) Lo

cal W

ildlif

e S

ites

- Erm

ine

Stre

et,

Pas

ture

/Woo

d by

Mar

tin's

Gre

en, R

ound

Gro

ve,

Hod

desd

onbu

ry P

astu

re a

nd B

eech

Gro

ve,

Hod

desd

on L

odge

Mea

dow

s, H

odde

sdon

park

W

ood.

Tr

ees

- Anc

ient

Woo

dlan

d (B

ox W

ood)

, Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, G

rade

4, N

on-

Agr

icul

tura

l.A

243

50

0N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Box

W

ood.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

A25

35

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s - B

ox

Woo

d, E

rmin

e S

treet

. Tr

ees

- Anc

ient

Woo

dlan

d (B

ox W

ood)

, Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, G

rade

4, N

on-

Agr

icul

tura

l.A

263

33

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Box

W

ood.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

Gre

en B

elt A

rea

B

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

B1

55

53

Nat

ure

Con

serv

atio

n –

Wor

mle

y-H

odde

sdon

park

Woo

ds (S

AC

), W

orm

ley-

Hod

desd

onpa

rk W

ood

Nor

th (S

SS

I),

Loca

l Wild

life

Site

- C

olem

an G

reen

and

Whi

te

Stu

bbs

Lane

, Che

shun

t Gro

ve, B

roxb

ourn

e W

oods

. Tr

ees

- Anc

ient

Woo

dlan

d (B

ox W

ood)

, Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

4, N

on-A

gric

ultu

ral.

B2

35

33

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Baa

s H

ill C

omm

on, B

roxb

ourn

ebur

y P

ark,

B

roxb

ourn

ebur

y G

olf C

ours

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3, G

rade

4.

B3

33

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- B

aas

Hill

Com

mon

. Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. B

43

35

3N

atur

e C

onse

rvat

ion

– Lo

cal N

atur

e R

eser

ve,

Loca

l Wild

life

Site

- B

aas

Hill

Com

mon

. Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. B

50

53

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. B

60

33

5N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

2, G

rade

3.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

B7

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, G

rade

4.

B8

35

55

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- W

orm

ley

Par

klan

d E

. of A

10.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 2

, Gra

de 3

. B

93

55

5N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ites

- C

hesh

unt P

ark

Gra

ssla

nds

and

Pon

d, C

hesh

unt

Par

k Fi

eld,

Che

shun

t Par

k Fa

rm F

ield

, C

andl

estic

k La

ne M

eado

ws,

Dog

gett

Hill

Woo

d N

.W. o

f Cro

mw

ell W

ood,

Woo

d E

. of P

ark

Lane

P

arad

ise,

Wat

ercr

ess

Trot

, Tur

nfor

d Ju

nctio

n M

eado

w (W

est),

Wor

mle

ybur

y La

ke,

Wor

mle

ybur

y Ic

ehou

se W

oodl

and,

W

orm

leyb

ury

Man

or W

oodl

and.

Tr

ees

- Anc

ient

Woo

dlan

d (S

prin

g W

ood)

, Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

2, G

rade

3, G

rade

4.

B10

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

B11

05

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.B

120

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. B

130

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Sch

ool B

uild

ings

/Gro

unds

. A

gric

ultu

re -

Gra

de 3

.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

B14

35

03

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- D

ogge

tt H

ill W

ood

N.W

. of C

rom

wel

l Woo

d.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Mix

ture

of e

xten

sive

Far

m

Bui

ldin

gs a

nd H

ousi

ng.

Agr

icul

ture

- G

rade

3.

B15

35

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Cop

se S

. of H

ome

Farm

, Col

eman

Gre

en a

nd

Whi

te S

tubb

s La

ne.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Gra

de 4

. B

160

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

, with

so

me

farm

bui

ldin

gs.

Agr

icul

ture

- G

rade

4.

B17

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- G

rade

3, G

rade

4.

B18

35

03

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Wor

mle

ybur

y C

hurc

hyar

d, W

orm

leyb

ury

Man

or

Woo

dlan

d.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

. A

gric

ultu

re -

Gra

de 3

. B

193

55

5N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ites

- B

aas

Hill

Mea

dow

, Baa

s H

ill C

omm

on.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 2

, Gra

de 3

, Gra

de 4

. B

200

55

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, G

rade

4.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

B21

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

G

reen

field

Lan

d - M

ixtu

re o

f ext

ensi

ve F

arm

B

uild

ings

and

Hou

sing

. A

gric

ultu

re -

Gra

de 4

.

Gre

en B

elt A

rea

C

Nat

ure

Con

serv

atio

n Va

lue

Tree

s an

d H

edge

row

s G

reen

field

Lan

d A

gric

ultu

reC

omm

ents

C1

55

33

Nat

ure

Con

serv

atio

n –

Wor

mle

y-H

odde

sdon

park

Woo

ds (S

AC

), W

orm

ley-

Hod

desd

onpa

rk W

ood

Sou

th (S

SS

I),

Loca

l Wild

life

Site

s - M

eado

w b

y Lo

ng G

rove

, W

orm

ley

Woo

d, S

t. La

wre

nce

Farm

Fie

ld,

Cal

ves

Cro

ft W

ood,

Der

ry's

Woo

d Fi

elds

, M

eado

w W

. of T

anfie

ld S

tud

Farm

, Bai

sley

's

Woo

d, C

ony

Gro

ve, B

ack

Lane

(nor

th W

orm

ley

Woo

d), B

iggs

Gro

ve.

Tree

s - A

ncie

nt W

oodl

and

(Box

Woo

d, B

aisl

eys

Woo

d, T

hund

erfie

ld G

rove

, Big

gs G

rove

), Tr

ee

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3, G

rade

4, N

on-

Agr

icul

tura

l.C

20

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

. A

gric

ultu

re -

Gra

de 3

. C

33

55

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ites

- Th

unde

rfiel

d G

rove

, Mea

dow

by

Par

k La

ne

Par

adis

e, T

hund

erfie

ld G

rove

Pas

ture

s,

Gam

mon

's L

ane,

Mea

dow

by

Par

k H

ouse

, M

eado

w b

y P

ark

Lane

. Tr

ees

- Anc

ient

Woo

dlan

d (T

hund

erfie

ld G

rove

), Tr

ee P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

C4

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - N

urse

ry B

uild

ings

with

som

e G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

Nat

ure

Con

serv

atio

n Va

lue

Tree

s an

d H

edge

row

s G

reen

field

Lan

d A

gric

ultu

reC

omm

ents

C5

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

.C

60

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

. A

gric

ultu

re -

Gra

de 3

. C

70

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

C8

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- G

rade

3.

C9

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

C10

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - E

xten

sive

Nur

sery

Bui

ldin

gs.

Agr

icul

ture

- G

rade

3.

C11

35

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Mea

dow

by

Fore

st V

iew

, Mea

dow

N. o

f Hig

h V

iew

Far

m, L

ucas

End

Far

m P

astu

re, W

est,

Luca

s E

nd M

eado

ws,

Eas

t, M

eado

w N

.E. o

f H

igh

Vie

w F

arm

, Ham

mon

ds S

treet

Mea

dow

, H

amm

ond

Hill

Orc

hid

Scr

ub, H

amm

ond

Stre

et

Scr

ub, G

rass

land

S.E

. of H

amm

ond

Stre

et

Scr

ub, G

rass

land

S. o

f Ham

mon

d S

treet

Scr

ub.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.

Nat

ure

Con

serv

atio

n Va

lue

Tree

s an

d H

edge

row

s G

reen

field

Lan

d A

gric

ultu

reC

omm

ents

C12

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

133

33

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ites

- M

eado

w W

. of W

hite

hous

e Fa

rm, L

ongm

ead

- S

tatu

s un

der r

evie

w.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

140

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

. A

gric

ultu

re -

Gra

de 3

. C

150

50

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - L

arge

Bui

ldin

gs a

nd G

roun

ds.

Agr

icul

ture

- G

rade

3.

C16

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - L

arge

Nur

sery

Bui

ldin

gs.

Agr

icul

ture

- G

rade

3.

C17

05

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. C

180

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

C19

35

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- M

eado

w S

of R

osed

ale

Spo

rts g

roun

d - S

tatu

s un

der r

evie

w.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.

Nat

ure

Con

serv

atio

n Va

lue

Tree

s an

d H

edge

row

s G

reen

field

Lan

d A

gric

ultu

reC

omm

ents

C20

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

210

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Ext

ensi

ve N

urse

ry B

uild

ings

. A

gric

ultu

re -

Gra

de 3

. C

220

50

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- G

rade

3.

C23

33

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- M

eado

w W

of T

udor

Vill

as -

Sta

tus

unde

r re

view

. Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. C

240

55

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - E

xten

sive

Nur

sery

Bui

ldin

gs.

Agr

icul

ture

- G

rade

3.

C25

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

260

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

C27

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - L

arge

Bui

ldin

gs a

nd G

roun

ds.

Agr

icul

ture

- G

rade

3.

Nat

ure

Con

serv

atio

n Va

lue

Tree

s an

d H

edge

row

s G

reen

field

Lan

d A

gric

ultu

reC

omm

ents

C28

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

290

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Lar

ge N

urse

ry B

uild

ings

. A

gric

ultu

re -

Gra

de 3

. C

300

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Lar

ge N

urse

ry B

uild

ings

. A

gric

ultu

re -

Gra

de 3

. C

310

55

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

C32

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

choo

l Bui

ldin

gs/G

roun

ds.

Agr

icul

ture

- G

rade

3.

C33

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

340

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Lar

ge B

uild

ings

(Scr

ap

Yar

d?).

Agr

icul

ture

- G

rade

3.

C35

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

Nat

ure

Con

serv

atio

n Va

lue

Tree

s an

d H

edge

row

s G

reen

field

Lan

d A

gric

ultu

reC

omm

ents

C36

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. C

370

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

Gre

en B

elt A

rea

D

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

D1

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

choo

l Bui

ldin

gs/G

roun

ds.

Agr

icul

ture

- G

rade

3.

D2

35

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- P

oynd

on F

arm

. Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

D3

33

03

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- S

outh

Lod

ge P

astu

re.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- G

rade

3.

D4

35

33

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Sou

th L

odge

Pas

ture

, Mea

dow

N. o

f Bar

row

La

ne.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

D5

05

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

. A

gric

ultu

re -

Gra

de 3

.D

63

53

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Bon

ney

Gro

ve W

ood

by B

198.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l.D

70

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

D8

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. D

90

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

D10

33

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Bur

ygre

en P

lant

atio

n, O

ld R

ush

Fiel

d,

Bro

adfie

ld F

arm

. Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.D

110

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

D12

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d –

Cem

eter

y.

Agr

icul

ture

- G

rade

3.

D13

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d –

Cem

eter

y.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

D14

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

D15

33

55

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- B

room

Hills

. Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 2

, Gra

de 3

, Non

-A

gric

ultu

ral.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

D16

03

55

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

2, N

on-A

gric

ultu

ral.

D17

03

55

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

2, N

on-A

gric

ultu

ral.

D18

05

35

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - T

ree

Pre

serv

atio

n O

rder

s.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

2, N

on-A

gric

ultu

ral.

D19

03

55

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

2, G

rade

3.

D20

33

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Sits

- B

room

Hills

, Tem

ple

Bar

Mea

dow

. Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. D

210

33

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

D22

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

choo

l Bui

ldin

gs/G

roun

ds.

Agr

icul

ture

- G

rade

3.

D23

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

tate

ly H

ome

and

Gro

unds

w

ith s

ome

Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

D24

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. D

250

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

– C

emet

ery.

A

gric

ultu

re -

Gra

de 3

. D

263

35

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Cat

tlins

Woo

d.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3.

D27

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

D28

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns.

Agr

icul

ture

- G

rade

3.

Gre

en B

elt A

rea

E

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

E1

03

30

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Non

-Agr

icul

tura

l. E

23

33

0N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Sen

iors

Lak

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Non

-Agr

icul

tura

l. E

30

33

5N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

2, N

on-A

gric

ultu

ral.

E4

33

30

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- R

iver

Le

a, N

azei

ng M

ead.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E5

35

50

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- A

dmira

ls W

alk

Lake

. Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E6

33

30

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

s -

Bro

xbou

rne

Gra

vel P

its, R

iver

Lea

, Naz

eing

M

ead.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Non

-Agr

icul

tura

l.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

E7

03

00

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - W

eir a

nd B

oat m

oorin

gs.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E8

03

50

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E9

03

55

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

2, N

on-A

gric

ultu

ral.

E10

03

05

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

wim

min

g P

ool a

nd C

ar P

ark.

A

gric

ultu

re -

Gra

de 2

, Non

-Agr

icul

tura

l.E

110

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Car

Par

k, S

ome

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l.E

123

33

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Bro

xbou

rne

Mea

dow

s.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. E

130

50

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Tre

e P

rese

rvat

ion

Ord

ers.

G

reen

field

Lan

d - H

ousi

ng a

nd G

arde

ns w

ith

som

e G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

E14

03

50

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

E15

03

50

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E16

03

53

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

E17

03

03

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - S

choo

l Bui

ldin

gs/G

roun

ds.

Agr

icul

ture

- G

rade

3.

E18

33

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- S

ilver

mea

d.Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.E

193

33

3N

atur

e C

onse

rvat

ion

– Lo

cal W

ildlif

e S

ite -

Sw

amp

S. o

f Silv

erm

ead.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- G

rade

3.

E20

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

. E

210

30

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Hou

sing

and

Gar

dens

with

so

me

Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. E

220

35

3N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

.

Sub

Are

aN

atur

e C

onse

rvat

ion

Valu

eTr

ees

and

Hed

gero

ws

Gre

enfie

ld L

and

Agr

icul

ture

Com

men

ts

E23

33

53

Nat

ure

Con

serv

atio

n –

Loca

l Wild

life

Site

- S

lipe

Lane

Ope

n Sp

ace.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Gre

enfie

ld L

and.

A

gric

ultu

re -

Gra

de 3

. E

245

35

3N

atur

e C

onse

rvat

ion

– Le

e V

alle

y (S

PA

), Tu

rnfo

rd &

Che

shun

t Pits

(SS

SI).

Loc

al W

ildlif

e S

ite -

Che

shun

t and

Tur

nfor

d P

its.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- G

rade

3, N

on-A

gric

ultu

ral.

E25

03

33

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - P

redo

min

antly

Gre

enfie

ld

Land

.A

gric

ultu

re -

Gra

de 3

, Non

-Agr

icul

tura

l. E

260

33

0N

atur

e C

onse

rvat

ion

– N

one.

Tr

ees

- Unp

rote

cted

Tre

es.

Gre

enfie

ld L

and

- Pre

dom

inan

tly G

reen

field

La

nd.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E27

03

50

Nat

ure

Con

serv

atio

n –

Non

e.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

E28

53

50

Nat

ure

Con

serv

atio

n –

Lee

Val

ley

(SP

A),

Turn

ford

& C

hesh

unt P

its (S

SS

I). L

ocal

Wild

life

Site

- C

hesh

unt M

arsh

and

Bow

yers

Wat

er.

Tree

s - U

npro

tect

ed T

rees

. G

reen

field

Lan

d - G

reen

field

Lan

d.

Agr

icul

ture

- N

on-A

gric

ultu

ral.

Appendix 4: Assessment of Green Belt sub area boundaries

Defensible Boundary Classification Strong Weak

MotorwaysFunctioning mainline railway lines Disused railway lines District distributor roads forming boundary (not bisecting Green Belt)

Other classified roads Private/unmade roads Rights of way

Rivers, watercourses and significant drainage features

Park boundaries

Prominent physical features (i.e. ridgeline, non-intermittent waterways)

Power lines

Protected hedgerows / woodlands Tree-lines public footpaths Non protected hedgerows / woodlands

Residential settlements with clear define physical boundaries (not back gardens)

Back gardens to residential properties

Non-residential development with weak or indeterminate boundaries

Other development with strong established boundaries

Recreational/undefined field boundaries

Cemeteries

Location of sub-area in relation to the Green Belt boundary (predominantly)OE = Outer edge of Green Belt IE = Inner edge of Green Belt (adjoins the built-up areas) WGB = Within the Green Belt (boundary not an issue)

SubArea Ref

Type of Boundary/ Nature of Sub Area Location ofboundary

Strength of boundary

Comments/ possible changes to boundary

Change number

A1 Trees OE S No change

A2 Open to the north. Rear gardens to existing residential properties to the north east. Ill-defined mix of open field and tree lines to south west.

OE & IE W Option 1 - remove two protrusions on eastern boundary

1.1

A3 Well defined tree line IE S No change (too important in separating Broxbourne from the neighbouring settlement around Hertford Heath to consider revisions)

A4 Distributor road IE S No change (too important in separating Broxbourne from the neighbouring settlement around Hertford Heath to consider revisions)

A5 Woodland OE S Option 1 – Consider possible release along with A6 due to poor purpose performance.

1.9

A6 Ill-defined field boundary and rear gardens IE W Option 1 – Consider possible release along with A5 due to poor purpose performance (school).

1.10

A7 Field edged with trees OE S No change

A8 Existing property OE S No change

A9 A10 and field edged with trees OE S No change

A10 Tree lined behind rear gardens of homes on High Wood Road

IE W Option 1 - no change Option 2 - remove A10 from Green Belt and consider moving the boundary to the A10 dual carriageway. Sub area A10 can be re-designated as safeguarded land.

2.1

SubArea Ref




Change number

A11 North east boundary of Roselands House is tree line behind rear gardens of homes on High Wood Road Southern boundary side curtilage of adjoining property on College Road with a longer rear garden than any other property on the road

IE W

W

Option 1 - no change Option 2 – Consider releasing the site 2.2

A12 Whole sub-area is woodland but not in the Landscape Character Area Eastern boundary is the rear gardens of homes on College Road Western boundary is along Hertford Road

IE

OE

W

S

Option 1 – consider removing from the Green Belt due to poor performance against Green Belt purposes, and protect woodland with an environmental protection policy.

1.9

A13 Ill-defined tree line with residential properties all along Hereford Road

IE W Option 1 - no change Option 2 - remove A13 from the Green Belt.

2.3

A14 Tree lined along a weak meander stream, rear gardens and A10

IE S No change (See also Section 8 of main report)

A15 Field with a pavilion but with poorly defined tree line to east and side residential curtilages

WGB & part IE

-W

Option 1 - no change Option 2 – remove field to the east of the sub area and move boundary to the western edge, using the thick tree line as a new boundary. (See also Section 8 of main report)

2.4

A16 High Leigh Conference Centre WGB - No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)

A17 Various fields WGB - No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)

A18North rear gardens to homes on Lord StreetSouth east distributor road

WGB & part IE

-W

S

No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)

A19 North boundary of Lowfield is rear gardens East is Park View road

IE W

S

No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)

A20 Treed area along read gardens of homes on Woodlands Drive

IE W Option 1 – consider removal of A20 and A21 and move boundary to the tree line along the eastern boundary of the A12, then leave existing flood plain and conservation area designations.

1.12

A21 South boundary of the school is a drainage & path East boundary of both schools is rear gardens

IE

IE

S

W

Option 1 – see A20. 1.13

A22 Tree edged field along a distributor road WGB - No change (See also Section 8 of main report)

A23 Woodland and fields OE S No change

A24 Existing properties WGB - No change

A25 Woodlands and fields OE S No change

A26 Existing buildings WGB - No change

B1 Motorway OE & IE S No change

B2 Motorway WGB - No change

B3 Only part of A10 dual carriageway itself IE S No change

B4 North- rear gardens of homes on Baes Hill CloseSouth East- along a stream and Local Plan proposed Waterside Green Chain

IE W

S

No change, no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)

SubArea Ref




Change number

B5 North - rear gardens of homes on Bell Land and school boundary East- round rear gardens of two small groups of residential properties then along a stream and Local Plan proposed Waterside Green Chain

IE W

W

No change (See also Section 8 of main report)

B6 Field and playing field WGB -- No change (See also Section 8 of main report)

B7 Allotment gardens along a stream and Local Plan proposed Waterside Green Chain

IE W No change (See also Section 8 of main report)

B8 Wormley along a stream and Local Plan proposed Waterside Green Chain

IE S No change (See also Section 8 of main report)

B9 East - A10 South golf course with a small area along Park Lane

WGB part IE

-S

No change

B10 Edge of golf course that runs along a stream and Local Plan proposed Waterside Green Chain

IE S No change

B11 Reservoir edged by trees and Brownfield Lane

IE S No change

B12 Rear gardens of homes on Greenbank IE W Option 1 - remove a small strip of Green Belt and move north to stronger tree line

1.2

B13 School boundary lined with trees and edge of Park Lane

IE S No change

B14 Cheshunt Park Farm WGB - No change

B15 Fields WGB & OE

-S

No change

B16 White Stubbs Farm OE S No change

B17 Carneles Green properties WGB - No change

B18 Wormleybury properties WGB - No change

B19 Fields and few properties WGB - No change

B20 Golf course with club house WGB - No change

B21 Farms WGB - No change

C1 Mostly outer edge of the Green Belt but with a thin strip of common land within the residential area

WGBIE

-W

Option 1 - remove the thin strip from Green Belt between Nightingale Road and Dalia Close but keep protective environmental policy for common land. It is difficult to see how land surrounded by development keeps the openness of the Green Belt.

1.5

C2 Various properties off Bread and Chasse Lane

WGB - No change

C3 South - fields North - boundary along Appleby Street

WGBIE

-S

No change

C4 Paradise nurseries WGB - No change

C5 Paradise House within wooded area WGB - No change

C6 Park House on edge of Park Lane WGB & IE -S

No change

C7 Property on edge of Park Lane WGB & IE -S

No change

C8 Property on edge of Park Lane WGB & IE -S

No change

C9 Playing field on edge of Appleby Street WGB & IE -S

No change

C10 Nurseries on Hammond Street within the Green Belt but between two residential areas

WGB - No change

(See also Section 8 of main report)

SubArea Ref




Change number

C11 Most of sub-area is within the Green Belt

Southern side of Hammond Street Area with rear gardens and side curtilages and side cartilages of Broadgreen Road

South west - boundary along Newgatestreet Road, rear gardens of Colston Crescent & Melvyn Close

WGB

IE

IE

-

W

W

No change


C12 Nurseries WGB - No change

(See also Section 8 of main report)C13 Most of sub-area is within the Green Belt

small boundary edge along Crouch Lane

Southern boundary – rear gardens of homes in St James area.

WGB & IE

W

-S

No change


C14 Most sub-area is within the Green Belt small boundary edge along Crouch Lane

WGB & IE -S

No change


C15 Most sub-area is within the Green Belt small boundary edge along Rags Lane

WGB & IE -S

No change

(See also Section 8 of main report)C16 Nurseries WGB - No change

(See also Section 8 of main report)C17 Most sub-area is within the Green Belt

South west (St James Rd Area) rear gardens on Great Groves

Rear gardens of homes in Rosedale area

WGB

IE

IE

-

W

W

Option 1 – consider removal of small triangular area to the east that does not contribute to the Green Belt purposes.

(See also Section 8 of main report)C18 The Langdons western boundary tight to

rear gardens of homes on Great Groves IE W No change

(See also Section 8 of main report)C19 Most of sub-area is within the Green Belt

Boundary tight to rear gardens of homes on Caldecot Avenue and Claremont

WGB -

W

Option 1 – consider possible release small triangular area to the south that performs poorly against the Green Belt purposes.


1.14

C20 Boundary around the playing field and rear gardens of homes on Conifer Close

Small triangle piece of Green Belt separated from the playing field on the north side of Andrew’s Lane and in front of homes accessed also from Andrew’s Lane

IE S

W

Option 1 – consider possible release small triangular area on north side of Andrews Lane that performs poorly against the Green Belt purposes.


1.6

C21 Nurseries within Green Belt WGB - No change

(See also Section 8 of main report)C22 Properties along Goff’s Lane and within

the Green Belt WGB - No change

(See also Section 8 of main report)C23 Fields

Northern boundary- rear gardens of homes in St James area

WGB

W

No change, no opportunity to improve boundary.

(See also Section 8 of main report)C24 Nurseries within the Green Belt

Northern boundary- rear gardens of homes in St James area

WGB -

W

No change, no opportunity to improve boundary.


SubArea Ref




Change number

C25 (Playing) field with boundary along rear of properties on Valley View and Newgatestreet Road

IE W Option 1 - remove PH, move north to field boundary


1.7

C26 West - field along the edge of Newgatestreet Road

East – field along the tree line and edge of rear gardens of homes off The Asters

IE

IE

S

W

No change


C27 Curtliage and access road to farm that edges rear gardens of Bartrop Close

IE S No change

(See also Section 8 of main report)C28 Nurseries within Green Belt WGB - No change

(See also Section 8 of main report)C29 Nurseries within Green Belt WGB - No change

(See also Section 8 of main report)C30 Nurseries within Green Belt on east and

wets side of Newgatestreet Road WGB - No change

(See also Section 8 of main report)C31 Most of sub-area within the Green Belt up

to outer boundary of the Borough

South east - well defined field boundary and back gardens of Chiltern Close

South west- rear gardens of homes on Cuffley Hill

WGB

IE

IE

-

S

W

Option 1 – no change

Option 2 - remove part of C31, C33 & C34 from Green Belt and move boundary to northern edge of woodland and field boundary and re-designate with appropriate environmental policies

2.5

C32 School at rear of homes on Orchard Way IE W Option 1 - remove the school from the Green Belt, move boundary to edge of school curtilage (school)

1.15

C33 Strip of land with poorly defined tree line at rear gardens of homes on Robinson Avenue

IE W Option 1 - consider removing C33 from Green Belt, moving the boundary to established hedgerow/trees.

Option 2 – see C31 option 2.

1.8

2.6C34 Strip within the Green Belt used for non

residential use and rear gardens of homes on Cuffley Hill

IE W Option 1 – no change

Option 2 - see C31 option 2 2.7C35 Defined wooded area on outer Green Belt

boundary OE S No change

C36 Darnicle Hill nurseries WGB - No change

C37 Farm with green setting and boundary of rear and side curtilages of homes off Shambrook Road

IE W No change, no further opportunity to provide a stronger boundary

D1 School off Little Piper’s Close with strong tree line boundary

IE S Option 1 - no change Option 2 – to be consistent with other schools with immediate opportunities to provide an equivalent or stronger boundary, remove school from Green Belt, move boundary to southern and eastern edge of school curtilage (school)

2.8

D2 South of Goff’s Oak residential area - northern boundary along rear gardens and allotment area defined by some hedges and trees

Rest of sub-area is within the Green Belt

IE W No change, no further opportunity to provide a stronger boundary

D3 Properties off Halstead Hill within the Green Belt

WGB - No change, no further opportunity to provide a stronger boundary

SubArea Ref




Change number

D4 Most of the sub-area is within the Green Belt but there is a small edge along Goff’s Lane

WGB & IE -S

No change

D5 A strip of residential properties with rear gardens that vary in length that sprawl along Goff’s Lane, but are completely within the Green Belt. The Green Belt boundary runs along the front side of these homes on Goff’s Lane

IE S No change This strip of houses within the Green Belt is odd, but there are no further opportunities to provide a stronger boundary.

D6 Green Belt boundary runs along Goff Lane in front of the school. The sub-are comprises two schools, field and wooded area.

IE S Option 1 – Removal of D6, D7 and D8 due to poor performance against purposes. Also, an even boundary would be created by moving the boundary to Lieutenant Ellis Way (school site).

1.16

D7 Allotments WGB - Option 1 – Interconnected with D6, Option 1 (school)

1.17

D8 School with edge along the rear gardens of homes on Goff’s Lane and Churchgate

IE W Option 1 – Interconnected with D6, Option 1 (school)

1.18

D9 Nurseries within the Green Belt WGB - No change

D10 Fields within the Green Belt WGB - No change

D11 Cemetery within the Green Belt WGB - No change

D12 Extension to the cemetery with boundary along the rear gardens of homes on Barrow Lane

IE W Option 1 - consider removal if D13 removed.

1.19

D13 Cemetery wedged within Barrow Land and Bury Green Road rear gardens

IE Option 1 - Consider removal of D12 and D13 due to poor performance against Green Belt purposes, and move boundary to Lieutentant Ellis Way. If necessary, create a cemetery policy

1.20

D14 Field off Green Bury Way and irregular rear gardens


Option 2 - remove part of D14, move boundary to Lieutenant Ellis Way.

2.9

D15 North - boundary along rear gardens of homes on Temple Close and Hampden Crescent


Option 2 - remove part of D15 from Green Bury Way and Waterside Green Chains as this is already allocated in the Local Plan as policy EMP11, move boundary to Lieutenant Ellis Way then keep EMP11 and protection of Broom Hills designations.

2.10

D16 Well established field boundary with hedgerow along northern edge of school

IE S No change

D17 North and south east boundary along rear gardens but field and park type land seems well defined edges

IE S No change

D18 South east boundary along rear gardens/side curtilages but adjoining land has well defined edges

IE S No change

D19 Most of sub-area is within the Green Belt with eastern boundary along Great Cambridge Road

WGB & IE -S

No change

D20 Broom Hill wooded area WGB - No change

D21 Sports Ground WGB - No change

D22 College and grounds WGB - No change

D23 Temple House and grounds WGB - No change

D24 Theobalds Park Camp Site WGB - No change

SubArea Ref




Change number

D25 Western Cemetery WGB - No change

D26 Fields and wooded areas along the M25 Borough administrative boundary

OE S No change

D27 North - tight boundary along rear gardens of homes off Broadfields, Greenways and Moorhurst Avenue

OE & IE W No change, there is no further opportunity to provide a stronger boundary

D28 Theobalds Manor WGB - No change

E1 Boundary follows Waterside Green Chain IE S No change

E2 Boundary follows the river and Borough administrative boundary

OE S No change

E3 Boundary follows the river and Borough administrative boundary and includes the Weir area adjacent to Essex Road

OE S No change

E4 Sub-are includes the Caravan Park with boundary following the river and Borough administrative boundary

OE S No change

E5 Admirals Walk Lake North - rear gardens of homes on Conduit Lane East West - follows Waterside Green Chain South - rear gardens of homes on Admirals Lane and Pallet Court

IE

IE

IE

W

S

W

No change, there is no further opportunity to provide a stronger boundary

E6 Sand and Gravel Works area West - along the operating railway track East - Borough administrative boundary

IE

OE

S

S

No change

E7 Strip of land with trees on edge of water area along Borough administrative boundary

OE S No change

E8 Ridge with trees along the operating railway track

IE S No change

E9 Wedge of land along side the river along Borough administrative boundary

OE S No change

E10 Lido along side the river along Borough administrative boundary

OE S No change

E11 Boundary follows the river and on edge of Borough administrative boundary

OE S No change

E12 Open green area on east operating railway line and within the s

North - tight boundary to rear gardens of homes on Winford Drive

WGB

IE

-

W

No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.

E13 Residential properties with green area with some trees North - boundary along Station Road

WGB

IE

-

S


E14 Field along Waterside Green Chain North - boundary along Station Road IE S


E15 Recreation ground bound by Station Road, Church View and Mill Lane

IE S Option 1 – consider removal due to poor performance against GreenBelt purposes. Use distributor road to east as a new boundary

E16 Allotments with boundary along track off Mill Lane

IE S No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.

E17 School with access and boundary along track off Mill Lane

IE S No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.

E18 West - open green land along operating railway track East - Borough administrative boundary

IE

OE

S

S

No change

SubArea Ref




Change number

E19 West - operating railway track East - Borough administrative boundary

IEOE

SS

No change

E20 Lee Valley Forge along operating railway track

IE S No change

E21 Various properties in open green area along Borough administrative boundary

OE S No change

E22 Field along operating railway track IE S No change

E23 Field with paths & trees West - operating railway track East - Borough administrative boundary

IEOE

SS

No change

E24 Lee Valley Recreational Park West - operating railway track East - Borough administrative boundary

IEOE

SS

No change

E25 North - part of Lee Valley Recreational Park with paths, parking & Turnford Brook with boundary along the rear gardens of homes off Benedictine Gate and Mortimer GateSouth - part of Lee Valley Recreational Park, The Nightley Recreation Ground with west boundary along the rear gardens of homes off Wavell Close East edge along operating railway track

IE

IE

WGB

W

WIE

-

No change

E26 School with west boundary along the rear gardens of homes off Elm Drive East edge along operating railway track

IE

WGB

W

-

No change

E27 West - operating railway track East - Borough administrative boundary

IEOE

S No change

E28 West - operating railway track East - Borough administrative boundary South- rear of properties off Bryanstone Road & Eleanor Way and then follows Station Road

SS

W

No change, there is no further opportunity to provide a stronger boundary

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM

Community Open Space

Landscape Character

Nature Designations

Total

Com

men

ts

Public Transport - Bus

Public Transport – Train Station

Distance to services – town centre/district

Distance to services – neighbourhood centre

Brownfield Land – Previously Developed

LandBrownfield Land –

Derelict/ Vacant Land

Boundary Realignment

Regeneration potential

Total

Com

men

tsFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Arc

haeo

logy

–C

onta

ins

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.

Land

scap

e C

hara

cter

– M

oder

aB

row

nfie

ld L

and

– S

ome

build

ings

Nat

ure

Des

igna

tions

– N

one.

Bou

ndar

y re

alig

nmen

t: pr

opos

ed

alte

ratio

n sp

ecifi

cally

inte

nded

to

stre

ngth

en b

ound

ary.

Reg

ener

atio

n po

tent

ial:

limite

d gi

ven

char

acte

r of l

and.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

A

rcha

eolo

gy –

With

in 5

00m

D

ista

nce

to T

own/

Dis

trict

Cen

tres

– O

pen

Spa

ces

– C

onta

ins

Dis

tanc

e to

Nei

ghbo

urho

od

Land

scap

e C

hara

cter

–

No

Bro

wnf

ield

Lan

d or

N

atur

e D

esig

natio

ns –

Non

e.B

ound

ary

real

ignm

ent:

loss

of s

ub

the

site

is n

a re

ason

ably

Fl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Arc

haeo

logy

– W

ithin

500

m

Arc

haeo

logi

cal A

rea

of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.B

row

nfie

ld L

and

– S

choo

l bui

ldin

gs

<1 H

a. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– N

one.

Bou

ndar

y re

alig

nmen

t: lo

ss o

f sub

ar

eas

A5

and

A6

wou

ld h

ave

a ne

utra

l im

pact

on

stre

ngth

of

boun

dary

as

curr

ent s

trong

bo

unda

ry w

ould

be

repl

aced

by

an

equa

lly s

trong

bou

ndar

y-

woo

dlan

d.

Reg

ener

atio

n po

tent

ial:

alth

ough

th

e si

te is

n a

reas

onab

ly

acce

ssib

le lo

catio

n it

cont

ains

onl

y a

limite

d am

ount

of b

row

nfie

ld la

nd

and

no d

erel

ict l

and,

and

thus

doe

s no

t pro

vide

sig

nific

ant r

egen

erat

ion

pote

ntia

l ove

rall.

50

17

51

33

51

3

40

3

00

50

30

A2

05

0

Sugg

este

dpo

licy

appr

oach

9La

ndsc

ape

char

acte

r and

ar

chae

olog

y co

uld

cons

train

bui

lt de

velo

pmen

t. C

onsi

der p

rote

ctio

n un

der l

ands

cape

des

igna

tion.

Con

stra

ints

05

11

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

s3

05

A6

3

00

2

40

11A

50

25

02

0

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Site

of a

n ex

istin

g sc

hool

in a

hig

hly

acce

ssib

le lo

catio

n, in

clo

se

prox

imity

to lo

cal &

dis

trict

ser

vice

s an

d pr

esen

ts v

ery

few

con

stra

ints

. P

oten

tial t

o en

able

app

ropr

iate

de

velo

pmen

t of t

he s

choo

l, as

re

quire

d.

Land

scap

e ch

arac

ter a

nd

com

mun

ity o

pen

spac

e co

uld

cons

train

bui

lt de

velo

pmen

t alo

ng

with

lack

of P

DL.

The

site

is n

ot a

pr

iorit

y fo

r dev

elop

men

t, co

nsid

er

prot

ectio

n un

der l

ands

cape

de

sign

atio

n.

Saf

egua

rd a

nd

intro

duce

Gre

en B

elt

scho

ols

polic

y.

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion,

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 8

00m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n- n

o re

al s

cope

for

rege

nera

tion

due

to n

atur

e of

site

.

Rel

ease

wou

ld re

sult

in a

wea

ker

boun

dary

, unl

ess

carr

ied

out a

s pa

rt of

an

optio

n 2

rele

ase.

A20

55

30

012

Floo

ding

– Z

one

3/2/

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, w

ithin

800

m o

f a

train

sta

tion

(Bro

xbou

rne)

.

Arc

haeo

logy

– C

onta

ins

Con

serv

atio

n A

rea

(Hod

desd

on).

With

in 5

00m

of

vario

us L

iste

d B

uild

ings

, A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 8

00m

of H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

Con

tain

s C

ivic

Hal

l & L

owew

ood

Mus

eum

(<1H

a).

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of d

erel

ictio

n,

or im

prov

ed u

se o

f lan

d in

the

urba

n ar

ea.

Bou

ndar

y re

alig

nmen

t: th

e re

leas

e of

all

but t

he v

ery

north

of t

he s

ite

wou

ld c

reat

e a

stro

nger

bou

ndar

y in

the

form

of t

he d

istri

buto

r roa

d to

th

e no

rth.

51

50

55

00

Saf

egua

rdS

ite is

hig

hly

acce

ssib

le, i

n cl

ose

prox

imity

to lo

cal &

dis

trict

ser

vice

s bu

t con

stra

ined

by

high

floo

d ris

k,

and

cont

ains

com

mun

ity b

uild

ings

an

d a

num

ber o

f tre

es- o

n th

is b

asis

it

may

not

be

a pr

iorit

y fo

r de

velo

pmen

t. E

nsur

e gr

eenf

ield

si

tes

are

cons

ider

ed a

fter a

ll br

ownf

ield

opp

ortu

nitie

s ha

ve b

een

inve

stig

ated

.

A12

00

0La

ndsc

ape/

coun

trysi

de/

open

spa

ce

prot

ectio

npo

licy

00

215

05

No

cons

train

ts th

ough

as

woo

dlan

d w

ould

not

be

appr

opria

te fo

r de

velo

pmen

t. C

onsi

der p

rote

ctio

n un

der c

ount

rysi

de p

olic

ies.

05

525

05

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sA

21

52

00

07

Floo

ding

– Z

one

3/2/

1.5

55

55

05

535

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion,

with

in 8

00m

of a

tra

in s

tatio

n (B

roxb

ourn

e).

Site

pre

sent

s th

e hi

ghes

t lev

el o

f op

portu

nitie

s ac

ross

nea

rly a

ll cr

iteria

, mai

n co

nstra

int i

s flo

odin

g-

pote

ntia

l for

bui

lt de

velo

pmen

t with

flo

od m

itiga

tion

polic

y m

easu

res.

Saf

egua

rd a

nd

intro

duce

Gre

en B

elt

scho

ols

polic

y.

Arc

haeo

logy

– W

ithin

500

m o

f va

rious

Lis

ted

Bui

ldin

gs,

Arc

haeo

logi

cal A

rea

of

Inte

rest

and

Con

serv

atio

n A

rea

(Hod

desd

on).

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 8

00m

of H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - >

1 H

a sc

hool

bu

ildin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - s

choo

ls la

nd a

nd

build

ings

.B

ound

ary

real

ignm

ent:

rele

ase

wou

ld b

ring

a st

rong

er b

ound

ary

in

the

form

of a

dis

tribu

tor r

oad

and

tree

line.

Floo

ding

– Z

one

3/2/

1 O

nly

on

the

very

sou

ther

n ed

ge.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 1

500m

of D

istri

ct C

entre

(C

hesh

unt O

ld P

ond)

.

Ope

n S

pace

s –

Con

tain

s C

hesh

unt P

ark

(>1H

a).

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

–

Mod

erat

e/S

trong

.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Bou

ndar

y re

alig

nmen

t: re

mov

al o

f a

very

sm

,all

sect

ion

wou

ld b

ring

an im

prov

emen

t of t

he s

treng

th o

g th

e G

reen

Bel

t bou

ndar

y to

the

sout

h (n

ote

that

any

furth

er lo

ss

wou

ld c

reat

e an

eve

n w

eake

r bo

unda

ry, h

owev

er).

Reg

ener

atio

n po

tent

ial l

ow a

s,

alth

ough

loca

ted

clos

e to

the

cent

ral p

ortio

n of

the

urba

n ar

ea o

f B

roxb

ourn

e, it

has

no

brow

nfie

ld/

dere

lict l

and.

05

01

35

0B

125

25

05

4H

ighl

y co

nstra

ined

site

in te

rms

of

land

scap

e qu

ality

and

nat

ure

cons

erva

tion.

Rel

ease

of t

his

smal

l se

ctio

n of

the

sub

area

wou

ld b

ring

bene

fits

in te

rms

of a

stre

ngth

ened

bo

unda

ry w

ith m

inim

al lo

ss o

f Gre

en

Bel

t lan

d.

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

othi

ng w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 3

000m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

Furth

er th

an 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.B

ound

ary

real

ignm

ent:

boun

dary

is

curr

ently

wea

k at

this

poi

nt, w

ith a

bo

rder

aga

inst

exi

stin

g pr

oper

ties

to th

e w

est.

Reg

ener

atio

n po

tent

al -

low

due

to

abse

nce

of b

row

nfie

ld/ d

erel

ict l

and

(and

[poo

r acc

ess

to s

ervi

ces)

7Fl

oodi

ng –

Zon

e 1.

00

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m o

f a T

rain

Sta

tion

(Cuf

fley)

.

The

site

has

a h

igh

com

mun

ity o

pen

spac

e va

lue

and

pres

ents

few

su

stai

nabl

e de

velo

pmen

t op

portu

nitie

s. C

onsi

der p

rote

ctio

n un

der l

ands

cape

des

igna

tion.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 3

000m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Cla

rem

ont

Par

k (>

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.B

ound

ary

real

ignm

ent:

no

oppo

runi

ties

to s

treng

then

bo

unda

ry b

efor

e th

e si

te e

nter

s op

en g

reen

bel

t, un

less

s th

e cu

rren

t tre

e co

ver t

o th

e no

rth is

st

reng

then

ed..

Reg

ener

atio

n po

tent

ial -

low

diu

t to

lack

of p

revi

soul

y de

velo

ped/

de

relic

t lan

d, p

oor a

cces

sibi

lity

and

open

spa

ce d

esig

natio

n.

51

10

00

0C

1 (th

in

strip

betw

een

Nig

htin

gale

Roa

d an

d D

ahlia

clos

e)

11

C19

(sou

ther

nen

clos

edar

ea)

02

50

00

05

0

Poo

r acc

essi

bilit

y an

d la

ck o

f re

gene

ratio

n po

tent

ial m

ean

that

this

si

te m

ay n

ot b

e a

prio

rity

for

deve

lopm

ent.

Cur

rent

ly p

rovi

des

a gr

een

link

from

the

built

up

area

to

the

open

Gre

en B

elt.

05

00

00

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

mof

aTr

ain

Sta

tion

(Cuf

fley)

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to T

own/

Dis

trict

Cen

tres

– W

ithin

300

0m o

f Cuf

fley

Tow

n C

entre

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

800

m.

Nat

ure

Des

igna

tions

– N

one.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.B

ound

ary

real

ignm

ent:

a st

onge

r bo

unda

ry w

ould

be

crea

ted

in th

e fo

rm o

f a d

istri

buto

r roa

d.

Reg

ener

atio

n: lo

w p

oten

ital d

ue to

po

or a

cces

sibi

lity

and

lack

of

prev

ious

ly d

evel

oped

land

, al

thou

gh it

doe

s pr

ovid

e th

e op

portu

nity

for a

sm

all a

mou

nt o

f in

fill.

5Fl

oodi

ng –

Zon

e 1.

05

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 3

000m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Gof

fs O

ak

Par

k (<

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs.

No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Bou

ndar

y re

alig

nmen

t: re

leas

e w

ould

not

pro

vide

any

furth

er

opor

tuni

ty to

stre

ngth

en b

ound

ary.

Reg

ener

atio

n - p

rovi

des

the

oppo

rtuni

ty fo

r bro

wnf

ield

urb

an

infil

l, al

thou

gh a

vera

ge a

cces

sibi

lity

and

med

ium

-to p

oor s

core

in te

rms

of b

ronf

ield

land

mea

ns re

la

150

C20

(Sm

all

Tria

ngle

abov

eA

ndre

ws

Lane

)

00

00

05

11

30

20

C25

(pub

lic

hous

e up

to

field

boun

dary

)

30

05

11

53

00Fr

ee o

f con

stra

ints

but

poo

r su

stai

nabl

e de

velo

pmen

t op

oprtu

nitie

s m

eans

that

the

site

w

ould

not

be

a pr

iorit

y fo

r de

velo

pmen

t. H

owev

er, i

t wou

ld

prov

ide

the

oppo

rtuni

ty to

cre

ate

a m

ore

logi

cal b

uilt

boun

dary

, and

as

a ve

ry s

mal

l site

, it m

ay n

ot b

e w

irth

safe

guar

ding

.

0

The

site

has

ver

y fe

w c

onst

rain

ts b

ut

is a

djac

ent t

o co

mm

unity

ope

n sp

ace

It pr

esen

ts a

num

ber o

f op

portu

nitie

s in

clud

ing

acce

ssib

ility

, pr

oxim

ity to

nei

ghbo

urho

od c

entre

an

d P

DL.

Con

side

rde

velo

pmen

t(fo

r are

as n

ot

cove

red

by

open

spa

ce

desi

gnat

ion)

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Con

side

ral

loca

tion

for

deve

lopm

ent

5

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion,

with

in 1

500m

of

train

sta

tion

(Cuf

fley)

.A

rcha

eolo

gy –

Not

with

in

500m

.D

ista

nce

to T

own/

Dis

trict

Cen

tres

– W

ithin

150

0m o

f Cuf

fley

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

–

Poo

r/Mod

erat

e (O

nly

cove

rs

the

Wes

tern

edg

e of

the

sub-

area

, the

larg

er p

ortio

n is

not

co

vere

d as

a c

hara

cter

are

a)

Bro

wnf

ield

Lan

d - <

1 H

a sc

hool

bu

ildin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Bou

ndar

y re

alig

nmen

t: a

wea

k bo

unda

ry w

ould

be

repl

aced

by

an

equa

lly w

eak

boun

dary

Nat

ure

Des

igna

tions

- N

one

Reg

ener

atio

n - p

oten

tial t

o fa

cilit

ate

appr

opria

te d

evel

opm

ent o

f a

scho

ol.

C33

00

00

0Fl

oodi

ng –

Zon

e 1.

53

35

30

55

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion,

with

in 1

500m

of

train

sta

tion

(Cuf

fley)

.

Low

con

stra

ints

and

stro

ng

perfo

rman

ce a

gain

st s

usta

inab

ility

op

portu

ntiie

s, th

ough

dev

elop

men

t is

likel

y to

be

cons

train

ed b

y al

lotm

ents

us

e.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 1

500m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?)B

row

nfie

ld L

and

- <1

Ha

Allo

tmen

t bu

ildin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

- N

one

Rea

lignm

ent:

rem

oval

wuo

ld

deliv

er a

stro

nger

bou

ndar

y- tr

ee

line

to w

est.

Reg

ener

atio

n - l

ikel

y to

be

rest

ricte

d by

use

as

allo

tmen

ts.

30

05

223

33

10

15

C32

00

0R

elat

ivel

y un

cons

train

ed a

nd g

ood

acce

ssib

ility

. Pot

entia

l to

enab

le

appr

opria

te d

evel

opm

ent o

f the

sc

hool

, as

requ

ired.

Saf

egua

rd a

nd

intro

duce

Gre

en B

elt

scho

ols

polic

y.

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sD

6Fl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion,

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Rel

eCon

stra

ined

by

natu

re

cons

erva

tion.

Pro

tect

usi

gng

appr

opria

te n

atur

e co

nser

vatio

n an

d G

reen

Bel

t Sch

ools

pol

icy.

Saf

egua

rd a

nd

intro

duce

Gre

en B

elt

scho

ols

polic

y.

Arc

haeo

logy

– W

ithin

500

m o

f S

AM

(hal

f moa

t man

or h

ouse

, m

oate

d si

te a

nd a

ssoc

iate

d le

at, C

hesh

unt),

var

ious

Lis

ted

Bui

ldin

gs, C

onse

rvat

ion

Are

as, A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of C

hesh

unt D

istri

ct

Cen

tre a

nd 3

000m

of W

alth

am

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

Bro

wnf

ield

Lan

d - >

1 H

a sc

hool

bu

ildin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– L

ocal

W

ildlif

e S

ite -

Bon

ney

Gro

ve

Woo

d by

B19

8.

Bou

ndar

y: d

eist

ribut

ion

road

wou

ld

prov

ide

a st

rong

er b

ound

ary

Reg

ener

atio

n: lo

w p

oten

tial d

ue to

na

ture

des

igna

tion,

alth

ough

it

cont

anis

bro

wnf

ield

land

and

is

rela

tivel

y ac

cess

ible

.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, fu

rther

than

15

00m

from

trai

n st

atio

n.

Lack

of c

onst

rain

ts a

nd re

ason

able

ac

cess

ibili

ty, t

houg

h as

gre

enfie

ld

and

not d

erel

ict,

it m

ay n

ot b

e a

prio

rity

for d

evel

opm

ent.

Saf

egua

rd a

nd

intro

duce

a

Gre

en B

elt

scho

ols

polic

y.

Arc

haeo

logy

– W

ithin

500

m o

f S

AM

(hal

f moa

t man

or h

ouse

, m

oate

d si

te a

nd a

ssoc

iate

d le

at, C

hesh

unt),

var

ious

Lis

ted

Bui

ldin

gs, C

onse

rvat

ion

Are

as, A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of C

hesh

unt D

istri

ct

Cen

tre a

nd 3

000m

of W

alth

am

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?)N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and,

Allo

tmen

ts

occu

py th

e la

nd.

Bou

ndar

y- w

old

prov

ide

a st

rong

er

buon

dary

, but

onl

y if

rele

ased

in

conj

unct

ion

with

Sub

Are

as D

6 an

d D

8.

Nat

ure

Des

igna

tions

- N

one

Reg

ener

atio

n - l

ow p

oten

tial d

ue to

la

ck o

f bro

wnf

ield

/ dev

elic

t lan

d.

00

50

51

35

05

0

00

D7

02

0

02

00

35

53

15

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sFl

oodi

ng –

Zon

e 3/

2/1.

Pub

lic T

rans

port

– w

ithin

400

m o

f a

Arc

haeo

logy

– C

onta

ins

area

of

Arc

haeo

logi

cal I

nter

est,

Con

serv

atio

n A

rea

(Chu

rchg

ate)

, SA

M (h

alf m

oat

man

or h

ouse

, moa

ted

site

and

as

soci

ated

leat

, Che

shun

t).

With

in 5

00m

of v

ario

us L

iste

d B

uild

ings

, Con

serv

atio

n A

reas

.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of C

hesh

unt D

istri

ct

Cen

tre a

nd 3

000m

of W

alth

am

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

Con

tain

s G

offs

Lan

e P

ark

(>1H

a)D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?)B

row

nfie

ld L

and

- >1

Ha

scho

ol

build

ings

. No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

- N

one

Bou

ndar

y - r

emov

al a

long

with

D6

Reg

ener

atio

n - l

ow p

oten

tial d

ue to

co

mm

unity

ope

n sp

ace

desi

gnat

ion.

D12

02

04

06

Floo

ding

– Z

one

1.5

11

35

05

020

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Land

scap

e ch

arac

ter,

allo

tmen

ts u

se

& la

ck o

f PD

L (o

ther

than

cem

eter

y)

are

likel

y to

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

Con

side

r pr

otec

tion

unde

r allo

tmen

ts p

olic

y/la

ndsc

ape

desi

gnat

ion.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

–W

ithin

500

m o

f Li

sted

Bui

ldin

g.D

ista

nce

to T

own/

Dis

trict

Cen

tres

– W

ithin

300

0m o

f Dis

trict

Cen

tre

(Che

shun

t Old

Pon

d), w

ithin

30

00m

of W

alth

am C

ross

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

e.B

row

nfie

ld la

nd -

cem

eter

y (p

revi

ousl

y de

velo

ped)

.N

atur

e D

esig

natio

ns -

Non

eR

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n gi

ven

its c

urre

nt u

se,

or fo

r im

prov

ed u

se o

f lan

d in

the

urba

n ar

ea.

51

35

50

50

D8

55

50

0co

mm

unity

ope

n sp

ace

cons

train

t m

eans

this

site

may

not

be

a pr

iorit

y fo

r dev

elop

men

t.

Saf

egua

rd a

nd

intro

duce

a

Gre

en B

elt

scho

ols

polic

y.

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

1 - O

ptio

n 1

Alte

ratio

ns

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts










Total

Com

men

ts

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sD

130

50

40

9Fl

oodi

ng –

Zon

e 1.

51

35

50

50

24P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, fu

rther

than

15

00m

from

trai

n st

atio

n.A

rcha

eolo

gy –

Con

tain

s Li

sted

Bui

ldin

g (M

ortu

ary

Cha

pel).

W

ithin

500

m o

f SA

M (h

alf

moa

t man

or h

ouse

, moa

ted

site

and

ass

ocia

ted

leat

, C

hesh

unt),

var

ious

Lis

ted

Bui

ldin

gs, C

onse

rvat

ion

Are

as, A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of C

hesh

unt D

istri

ct

Cen

tre a

nd 3

000m

of W

alth

am

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

eU

nsur

e w

hat a

Cem

eter

y is

co

nsid

ered

in re

latio

n to

Bro

wnf

ield

an

d va

cant

land

???

Nat

ure

Des

igna

tions

- N

one

Pos

sibl

e sc

ope

for r

egen

erat

ion

give

n si

ze a

nd lo

catio

n of

site

w

ithin

the

outli

ne o

f the

urb

an a

rea,

ex

cept

for l

and

occu

pied

by

cem

eter

y.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n an

d w

ithin

800

m o

f a

Trai

n S

tatio

n (B

roxb

ourn

e).

Ope

n sp

ace

desi

gnat

ion

mea

ns th

at

this

site

wou

ld n

ot b

e ap

prop

riate

for

rele

ase

for d

evel

opm

ent.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

yA

rcha

eolo

gy –

Con

tain

s C

onse

rvat

ion

Are

as

(Bro

xbou

rne)

and

Lis

ted

Bui

ldin

g. W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

Con

tain

s S

tatio

n R

oad

Par

k (>

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.B

ound

ary

- exi

strin

g st

rong

bo

undr

y w

ould

be

repl

aced

by

an

equa

lly s

trong

bou

ndar

y- d

istri

buto

r ro

ad.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - o

pen

spac

e de

sign

atio

n m

eans

ver

y lo

w

rege

nera

tion

pote

ntia

l.

00

35

00

E15

05

50

010

55

Land

scap

e ch

arac

ter &

lack

of P

DL

(oth

er th

an c

emet

ery)

cou

ld re

stric

t bu

ilt d

evel

opm

ent o

ppor

tuni

ties.

C

onsi

der p

rote

ctio

n un

der l

ands

cape

de

sign

atio

n. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld

oppo

rtuni

ties

have

bee

n in

vest

igat

ed.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

2 - P

oorly

Per

form

ing

Sub

Are

as

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land

Brownfield Land – Derelict/ Vacant Land



Total

Com

men

tsB

5 (p

art)

9Fl

oodi

ng –

Zon

e 1.

00

19P

ublic

Tra

nspo

rt –

with

in

400m

of a

bus

st

op/s

tatio

n an

d w

ithin

15

00m

of a

Tra

in S

tatio

n (B

roxb

ourn

e).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Con

serv

atio

n A

rea

(New

R

iver

). W

ithin

500

m o

f va

rious

Lis

ted

Bui

ldin

gs,

Arc

haeo

logi

cal A

rea

of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m

of H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to

Nei

ghbo

urho

od C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Stro

ng.

Bro

wnf

ield

Lan

d - >

1 H

a sc

hool

bui

ldin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Pos

sibl

e ne

gativ

e im

pact

as

a w

eak

boun

dary

w

ould

be

repl

aced

by

an

even

wea

ker b

ound

ary

in

the

form

of a

fiel

d bo

unda

ry w

ith li

ttle

in th

e w

ay o

f bar

riers

with

the

adja

cent

fiel

d.B

ound

ary

real

ignm

ent:

no

oppo

runt

ities

to p

rovi

de a

st

rong

er b

ound

ary

befo

re

open

Gre

en B

elt.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for r

egen

erat

ion

in te

rms

of d

erel

ictio

n, o

r im

prov

ed u

se o

f lan

d in

th

e ur

ban

area

.

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch0

53

10

50

40

The

site

is h

ighl

y co

nstra

ined

by

arch

aeol

ogy

& la

ndsc

ape

char

acte

r va

lue

both

wou

ld re

stric

t bui

lt de

velo

pmen

t opp

ortu

nitie

s.

Con

side

r pro

tect

ion

unde

r la

ndsc

ape

desi

gnat

ion.

55

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

2 - P

oorly

Per

form

ing

Sub

Are

as

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch8

Floo

ding

– Z

one

3/2/

1, s

mal

l ar

ea to

the

Nor

ther

n ed

ge.

00

Pub

lic T

rans

port

– w

ithin

40

0m o

f a b

us

stop

/sta

tion

and

furth

er

than

150

0m o

f a T

rain

S

tatio

n (C

uffle

y).

The

site

is h

ighl

y co

nstra

ined

by

flood

ing

and

is a

n ar

ea o

f co

mm

unity

ope

n sp

ace,

it a

lso

pres

ents

few

dev

elop

men

t op

portu

nitie

s. C

onsi

der p

rote

ctio

n un

der l

ands

cape

des

igna

tion

and

flood

risk

polic

ies

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– N

othi

ng w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Ros

edal

e O

pen

Spa

ce (<

1Ha)

.

Dis

tanc

e to

N

eigh

bour

hood

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Bou

ndar

y re

alig

nmen

t: cu

rren

t stro

ng b

ound

ary

(roa

d an

d tre

es) w

ould

be

repl

aced

by

a w

eak

boun

dary

.

Reg

ener

atio

n po

tent

ial:

low

due

to la

ck o

f br

ownf

ield

/ der

elic

t lan

d an

d op

en s

pace

de

sign

atio

n, a

lthou

gh it

sh

ould

be

note

d th

at it

do

es p

rovi

de th

e po

tent

ial

for u

rban

infil

l.

2

Floo

ding

– Z

one

1.

05

18

Pub

lic T

rans

port

– w

ithin

40

0m o

f a b

us

stop

/sta

tion

and

furth

er

than

150

0m o

f a T

rain

S

tatio

n (C

uffle

y).

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.

Dis

tanc

e to

N

eigh

bour

hood

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– N

one.

Bou

ndar

y re

alig

nmen

t: no

op

poru

nitie

s to

st

reng

then

bou

ndar

y be

fore

the

site

ent

ers

open

gre

en b

elt.

05

03

0

Saf

egua

rdTh

e si

te h

as v

ery

few

con

stra

ints

an

d a

num

ber o

f opp

ortu

nitie

s in

clud

ing

acce

ssib

ility

, pro

xim

ity to

ne

ighb

ourh

ood

cent

re a

nd P

DL.

N

ot a

prio

rity

for d

evel

opm

ent d

ue

to n

o va

cant

or d

erel

ict l

and.

13

30

C20

(eas

tern

encl

osed

area

)

02

0

C17

(eas

tern

encl

osed

area

)

01

13

05

1

05

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

3 - O

ptio

n 2

Alte

ratio

ns

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts4

Floo

ding

– Z

one

1.5

017

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion

and

furth

er th

an

1500

m fr

om tr

ain

stat

ion.

Land

scap

e ch

arac

ter c

ould

re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der

prot

ectio

n un

der l

ands

cape

de

sign

atio

n.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Stro

ng.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

der

elic

tion,

or

impr

oved

use

of l

and

in th

e ur

ban

area

.

Rel

ease

wou

ld m

ean

a si

gnifi

cant

ly

wea

kene

d bo

unda

ry, u

nles

s ca

rrie

d ou

t as

an O

ptio

n 2

rele

ase.

4Fl

oodi

ng –

Zon

e 1.

50

20P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n an

d fu

rther

than

15

00m

from

trai

n st

atio

n.

Land

scap

e ch

arac

ter c

ould

re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der

prot

ectio

n un

der l

ands

cape

de

sign

atio

n.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Stro

ng.

Bro

wnf

ield

Lan

d –

Bui

ldin

gs <

1 H

a.

No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of d

erel

ictio

n,

or im

prov

ed u

se o

f lan

d in

the

urba

n ar

ea.

Bou

ndar

y - O

ptio

n 1

rele

ase

wou

ld

resu

lt in

a s

trong

er b

ound

ary.

Sub AreaA

naly

sis

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

01

33

3

30

0

A11

00

04

05

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

A10

00

04

05

13

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

3 - O

ptio

n 2

Alte

ratio

ns

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

tsSub Area

Ana

lysi

s

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

0Fl

oodi

ng –

Zon

e 1.

00

21P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, fu

rther

than

150

0m

from

trai

n st

atio

n.

No

cons

train

ts th

ough

as

woo

dlan

d w

ould

not

be

appr

opria

te fo

r dev

elop

men

t. C

onsi

der p

rote

ctio

n un

der

coun

trysi

de p

olic

ies.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 8

00m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion-

no

real

sco

pe fo

r re

gene

ratio

n du

e to

nat

ure

of s

ite.

Rel

ease

wou

ld re

sult

in a

wea

ker

boun

dary

, unl

ess

carr

ied

out a

s pa

rt of

an

optio

n 2

rele

ase.

9Fl

oodi

ng –

Zon

e 3/

2/1.

50

25P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n an

d fu

rther

than

15

00m

from

trai

n st

atio

n.

Land

scap

e ch

arac

ter c

ould

re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der

prot

ectio

n un

der l

ands

cape

de

sign

atio

n, a

nd fl

ood

risk

polic

ies.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 1

500m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Stro

ng.

Bro

wnf

ield

Lan

d –

Hou

sing

<1

Ha.

N

o D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

der

elic

tion,

or

impr

oved

use

of l

and

in th

e ur

ban

area

.

Rel

ease

wou

ld re

sult

in a

stro

nger

bo

unda

ry, g

iven

wea

knes

s of

cur

rent

bo

unda

ry, e

spec

ially

as

an O

ptio

n 2

rele

ase.

.

51

33

3

50

5

A13

50

04

05

A12

00

00

05

15

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

3 - O

ptio

n 2

Alte

ratio

ns

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

tsSub Area

Ana

lysi

s

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 8

00m

of a

bu

s st

op/s

tatio

n an

d fu

rther

than

15

00m

from

trai

n st

atio

n.

Alth

ough

u re

lativ

ely

ncon

stra

ined

, its

ave

rage

pe

rform

ance

aga

inst

the

Gre

en B

elt p

uspo

ses

mea

ns

that

it is

not

a p

riorit

y fo

r de

velo

pmen

t.

Saf

egua

rd.

Arc

haeo

logy

– W

ithin

500

m o

f Li

sted

Bui

ldin

gs.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

with

in 8

00m

of H

odde

sdon

Tow

n C

entre

.O

pen

Spa

ces

– N

o O

pen

Spa

ces.

Dis

tanc

e to

Nei

ghbo

urho

od C

entre

s –

furth

er th

an 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e.B

row

nfie

ld L

and

– B

uild

ings

<1

Ha.

N

o D

erel

ict/V

acan

t Lan

d.B

ound

ary

- rem

oval

of t

his

area

w

ould

pro

vide

a s

trong

er b

ound

ary,

in

the

form

of a

thic

k tre

e lin

e.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - L

ow p

oten

tial g

iven

its

loca

tion,

and

lack

of b

row

nfie

ld

land

, tho

ugh

its p

roxi

mity

to s

ervi

ces

is n

oted

.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, w

ithin

150

0m o

f tra

in s

tatio

n (C

uffle

y).

Lack

of c

onst

rain

ts a

nd g

ood

acce

ssib

ility

mea

ns th

at th

is

site

wou

ld b

e ow

rth

allo

catin

g. H

owev

er, g

iven

po

oor r

egen

erat

ionp

oten

tial,

this

site

may

not

be

cons

ider

ed to

be

a pr

iorit

y fo

r de

velo

pmen

t.

Saf

egua

rd.

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 1

500m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.B

ound

ary:

pro

pose

d O

ptio

n 2

rele

ase

Nat

ure

Des

igna

tions

- N

one

Reg

ener

atio

n - l

ow p

oten

tial g

iven

la

ck o

f pre

viou

sly

deve

lope

d/ d

erel

ict

l;and

and

loca

tion

away

from

the

urba

are

a. G

ood

stan

dard

s of

ac

cess

ibili

ty n

oted

, how

ever

.

A15

(Eas

tern

Par

t)

02

03

03

15

03

05

017

00

0C

31 (L

and

betw

een

C33

and

C

34)

00

021

00

50

53

35

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

3 - O

ptio

n 2

Alte

ratio

ns

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

tsSub Area

Ana

lysi

s

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, w

ithin

150

0m o

f tra

in s

tatio

n (C

uffle

y).

Rel

ativ

ely

unco

nstra

ined

and

go

od a

cces

sibi

lity.

Pot

entia

l to

ena

ble

appr

opria

te

deve

lom

pent

of t

he

scho

ol,a

s re

quire

d.

Saf

egua

rd a

nd

intro

duce

Gre

en B

elt

scho

ols

polic

y.

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 1

500m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

–

Poo

r/Mod

erat

e (O

nly

cove

rs

the

Wes

tern

edg

e of

the

sub-

area

, the

larg

er p

ortio

n is

not

co

vere

d as

a c

hara

cter

are

a)

Bro

wnf

ield

Lan

d - <

1 H

a sc

hool

bu

ildin

gs. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

- N

one

Reg

ener

atio

n - p

oten

tial t

o fa

cilit

ate

appr

opria

te d

evel

opm

ent o

f a

scho

ol.

C33

00

00

0Fl

oodi

ng –

Zon

e 1.

53

35

30

55

Pub

lic T

rans

port

– w

ithin

400

m o

f a

bus

stop

/sta

tion,

with

in 1

500m

of

train

sta

tion

(Cuf

fley)

.

Low

con

stra

ints

and

stro

ng

perfo

rman

ce a

gain

st

sust

aina

bilit

y op

portu

ntiie

s,

thou

gh d

evel

opm

ent i

s lik

ely

to b

e co

nstra

ined

by

allo

tmen

ts u

se.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 1

500m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

Bro

wnf

ield

Lan

d - <

1 H

a A

llotm

ent

build

ings

. No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

- N

one

Rea

lignm

ent:

rem

oval

wuo

ld d

eliv

er

a st

rong

er b

ound

ary-

tree

line

to

wes

t.R

egen

erat

ion

- lik

ely

to b

e re

stric

ted

by u

se a

s al

lotm

ents

.

C32

00

01

05

33

33

0?

522

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

3 - O

ptio

n 2

Alte

ratio

ns

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

tsSub Area

Ana

lysi

s

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n, w

ithin

150

0m o

f tra

in s

tatio

n (C

uffle

y).

Lack

of c

onst

rain

ts a

nd g

ood

acce

ssib

ility

mea

ns th

at th

is

site

wou

ld b

e ow

rth

allo

catin

g. H

owev

er, g

iven

po

oor r

egen

erat

ionp

oten

tial,

this

site

may

not

be

cons

ider

ed to

be

a pr

iorit

y fo

r de

velo

pmen

t.

Saf

egua

rd.

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 1

500m

of C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs.

Har

d to

say

if D

erel

ict/V

acan

t Lan

d.

Bou

ndar

y: p

ropo

sed

Opt

ion

2 re

leas

eN

atur

e D

esig

natio

ns -

Non

eR

egen

erat

ion

- des

pite

hig

h sc

ore

rela

ting

to o

ther

sus

tain

abili

ty

indi

cato

rs, l

ocat

ion

next

to tw

o le

ss

wel

l-per

form

ing

sub

area

s (C

31 a

nd

C33

) reg

ener

atio

n po

tent

ial m

ay s

till

be lo

w.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n an

d w

ithin

150

0m o

f a

Trai

n S

tatio

n (C

uffle

y).

Low

con

stra

its a

nd

reas

onab

le s

usta

inab

ility

op

portu

ntiie

s m

eans

that

this

si

te c

ould

be

wor

th re

leas

e an

d pr

otec

tion

unde

r a

Gre

en B

elt s

choo

ls p

olic

y.

Saf

egua

rd a

nd

intro

duce

Gre

en B

elt

scho

ols

polic

y.

Arc

haeo

logy

– W

ithin

500

m o

f S

AM

, Lis

ted

Bui

ldin

gs a

nd

Arc

haeo

logi

cal A

rea

of In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 3

000m

of W

alth

am C

ross

To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs.

No

Der

elic

t/Vac

ant L

and.

Bou

ndar

y: re

mov

al w

ould

hav

e a

neut

ral i

mpa

ct o

n th

e st

reng

th o

f the

bo

unda

ry, r

epla

cing

the

exis

ting

(bro

adly

) stro

ng o

ne w

ith a

noth

er.

Nat

ure

Des

igna

tions

- N

one

Reg

ener

atio

n - l

ow c

onst

rain

ts,

reas

onab

le a

cces

sibi

lity

and

som

e br

ownf

ield

land

mea

ns th

at th

is s

ite

is o

f som

e re

gene

ratio

n po

tent

ial.

15

30

05

3D

10

20

0

C34

0

00

00

05

33

35

?5

0

05

22

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

3 - O

ptio

n 2

Alte

ratio

ns

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

tsSub Area

Ana

lysi

s

Sugg

este

dpo

licy

appr

oach

Con

stra

ints

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

6Fl

oodi

ng –

Zon

e 1.

50

15P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n an

d fu

rther

than

15

00m

from

trai

n st

atio

n.

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

–W

ithin

500

m o

f Li

sted

Bui

ldin

g an

d S

AM

.D

ista

nce

to T

own/

Dis

trict

Cen

tres

– W

ithin

300

0m o

f Dis

trict

Cen

tre

(Che

shun

t Old

Pon

d), w

ithin

300

0m

of W

alth

am C

ross

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

800

m.

Land

scap

e C

hara

cter

–

Goo

d/M

oder

ate.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

der

elic

tion,

or

impr

oved

use

of l

and

in th

e ur

ban

area

.

17Fl

oodi

ng –

Zon

e 3/

2/1.

50

25P

ublic

Tra

nspo

rt –

with

in 4

00m

of a

bu

s st

op/s

tatio

n an

d w

ithin

800

m o

f a

Trai

n S

tatio

n (T

heob

ald’

s G

rove

).

Land

scap

e/co

untry

side

/op

en s

pace

pr

otec

tion

polic

y

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of In

tere

st.

With

in 5

00m

of S

AM

, C

onse

rvat

ion

Are

a (C

hurc

hgat

e) a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct C

entre

s –

With

in 8

00m

of D

istri

ct C

entre

(C

hesh

unt O

ld P

ond)

, with

in 1

500m

of

Wal

tham

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

–

Goo

d/M

oder

ate.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Loc

al

Wild

life

Site

- B

room

Hill

s.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

der

elic

tion,

or

impr

oved

use

of l

and

in th

e ur

ban

area

.

54

35

5D

155

50

30

0

50

0

D14

02

04

05

11

Land

scap

e ch

arac

ter a

nd

lack

of P

DL

coul

d re

stric

t bu

ilt d

evel

opm

ent

oppo

rtuni

ties.

Con

side

r pr

otec

tion

unde

r lan

dsca

pe

desi

gnat

ion.

Ens

ure

gree

nfie

ld s

ites

are

cons

ider

ed a

fter a

ll br

ownf

ield

opp

ortu

nitie

s ha

ve b

een

inve

stig

ated

.

site

is h

ighl

y ac

cess

ible

& in

cl

ose

prox

imity

to lo

cal &

di

stric

t ser

vice

s bu

t co

nstra

ined

by

high

floo

d ris

k, a

rcha

eolo

gica

l int

eres

t, la

ndsc

ape

char

acte

r and

na

ture

con

serv

atio

n de

sign

atio

n. C

onsi

der

prot

ectio

n un

der l

ands

cape

an

d na

ture

cos

erva

tion

polic

ies.

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts10

Floo

ding

– Z

one

3/2/

1.5

019

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

from

trai

n st

atio

n.

Saf

egua

rd

Arc

haeo

logy

– W

ithin

500

m

of C

onse

rvat

ion

Are

as

(Hod

desd

on),

List

ed

Bui

ldin

gs.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– w

ithin

800

m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

5Fl

oodi

ng –

Zon

e 1.

50

17P

ublic

Tra

nspo

rt –

with

in 8

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m fr

om tr

ain

stat

ion.

Saf

egua

rd

Arc

haeo

logy

– W

ithin

500

m

of L

iste

d B

uild

ings

.D

ista

nce

to T

own/

Dis

trict

C

entre

s –

with

in 8

00m

of

Hod

desd

on T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

Bro

wnf

ield

Lan

d –

Bui

ldin

gs <

1 H

a. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

s

Rel

ativ

ely

unco

nstra

ined

.M

oder

ate

achi

evem

ent a

gain

st

oppo

rtuni

ties

mea

ns it

may

not

be

a pr

iorit

y fo

r bui

lt de

velo

pmen

t. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld

oppo

rtuni

ties

have

bee

n in

vest

igat

ed.

Less

con

stra

ined

thou

gh

land

scap

e st

ill a

nd fl

ood

risk

still

is

sues

, whi

ch c

ould

be

addr

esse

d un

der f

lood

risk

and

land

scap

e po

licie

s, M

oder

ate

achi

evem

ent

agai

nst o

ppor

tuni

ties

mea

ns it

m

ay n

ot b

e a

prio

rity

for b

uilt

deve

lopm

ent.

Ens

ure

gree

nfie

ld

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld o

ppor

tuni

ties

have

be

en in

vest

igat

ed.

A14

52

03

05

15

30

0

Con

stra

ints

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch

A15

(Who

leA

rea)

02

03

03

15

03

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch8

Floo

ding

– Z

one

1.5

019

Pub

lic T

rans

port

– w

ithin

800

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

from

trai

n st

atio

n.

Saf

egua

rd

Arc

haeo

logy

–C

onta

ins

Con

serv

atio

n A

reas

(H

odde

sdon

) and

Lis

ted

Bui

ldin

g.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– w

ithin

800

m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

Bro

wnf

ield

Lan

d –

Bui

ldin

gs >

1 H

a. N

o D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

13Fl

oodi

ng –

Zon

e 3/

2/1.

50

21P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

with

in

1500

m o

f a T

rain

Sta

tion

(Bro

xbou

rne)

.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– W

ithin

500

m

of C

onse

rvat

ion

Are

as

(Hod

desd

on),

Arc

haeo

logi

cal

Are

a of

Inte

rest

, Lis

ted

Bui

ldin

gs a

nd S

AM

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– w

ithin

800

m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– L

ocal

W

ildlif

e S

ite -

Lodg

e H

ollo

w

and

Spi

tal B

rook

, Kno

wle

Th

icke

t by

Coc

k La

ne F

ord.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

Rel

ativ

ely

ubnc

onst

rain

ed, t

houg

h co

nser

vatio

n ar

ea &

list

ed b

uild

ing

pose

the

high

est c

onst

rain

t. S

ome

oppo

rtuni

ties

i.e p

roxi

mity

to

dist

rict c

entre

& P

DL

alth

ough

not

a

prio

rity

for b

uilt

deve

lopm

ent

Site

hig

hly

cons

train

ed b

y flo

od

risk,

arc

haeo

logy

& n

atur

e co

nser

vatio

n - s

ite n

ot s

uita

ble

for

built

dev

elop

men

t con

side

r pr

otec

tion

unde

r lan

dsca

pe

desi

gnat

ion,

nat

ure

cons

erva

tion

and

flood

ing.

A16

05

03

03

15

05

0

A17

52

03

35

35

30

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch18

Floo

ding

– Z

one

3/2/

1.5

018

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n, w

ithin

15

00m

of t

rain

sta

tion

(Bro

xbou

rne)

.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Con

serv

atio

n A

rea

(Hod

desd

on).

With

in 5

00m

of

vario

us L

iste

d B

uild

ings

, A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– w

ithin

800

m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

Con

tain

s B

arcl

ay P

ark

(>1H

a).

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– G

reat

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

de

relic

tion,

or i

mpr

oved

use

of

land

in th

e ur

ban

area

.

5Fl

oodi

ng –

Zon

e 1.

50

21P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion,

with

in

1500

m o

f tra

in s

tatio

n (B

roxb

ourn

e).

Saf

egua

rd

Arc

haeo

logy

– W

ithin

500

m

of v

ario

us L

iste

d B

uild

ings

, C

onse

rvat

ion

Are

as,

Arc

haeo

logi

cal A

rea

of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– w

ithin

800

m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

sD

ista

nce

to N

eigh

bour

hood

C

entre

s –

Gre

ater

than

800

m.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

Bro

wnf

ield

Lan

d –

Som

e bu

ildin

gs <

1 H

a, b

ut m

ostly

pa

rk/G

reen

field

. No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

Alth

ough

site

pre

sent

s a

num

ber

of o

ppor

tuni

ties

it is

als

o hi

ghly

co

nstra

ined

by

flood

risk

, ar

chae

olog

y &

ope

n sp

ace.

Site

no

t sui

tabl

e fo

r bui

lt de

velo

pmen

t, co

nsid

er p

rote

ctio

n un

der

land

scap

e de

sign

atio

n an

d op

en

spac

e pr

otec

tion

polic

ies.

Opp

ortu

nitie

s ou

twei

gh th

e si

te

cons

train

ts, a

lthou

gh th

ere

are

som

e ac

cess

ibili

ty c

onst

rain

ts.

The

site

has

bui

lt de

velo

pmen

t po

tent

ial.

Ens

ure

gree

nfie

ld s

ites

are

cons

ider

ed a

fter a

ll br

ownf

ield

op

portu

nitie

s ha

ve b

een

inve

stig

ated

.

A18

55

53

05

35

00

0

A19

02

03

05

35

03

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch13

Floo

ding

– Z

one

3/2/

1.5

526

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n, w

ithin

15

00m

of t

rain

sta

tion

(Bro

xbou

rne)

.

Saf

egua

rd

Arc

haeo

logy

– C

onta

ins

Con

serv

atio

n A

rea

(Hod

desd

on).

With

in 5

00m

of

vario

us L

iste

d B

uild

ings

, A

rcha

eolo

gica

l Are

a of

In

tere

st.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– w

ithin

800

m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

14Fl

oodi

ng –

Zon

e 1.

50

19P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

with

in

1500

m o

f a T

rain

Sta

tion

(Bro

xbou

rne)

.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– W

ithin

500

m

of C

onse

rvat

ion

Are

a (N

ew

Riv

er),

vario

us L

iste

d B

uild

ings

, Arc

haeo

logi

cal

Are

a of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

Wor

mle

y D

istri

ct P

ark

(>1H

a)D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Stro

ng.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Loc

al

Nat

ure

Res

erve

.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

de

relic

tion,

or i

mpr

oved

use

of

land

in th

e ur

ban

area

.

site

is h

ighl

y ac

cess

ible

, in

clos

e pr

oxim

ity to

loca

l & d

istri

ct

serv

ices

but

con

stra

ined

by

high

flo

od ri

sk &

site

d w

ithin

a

cons

erva

tion

area

- on

this

bas

is it

m

ay n

ot b

e a

prio

rity

for

deve

lopm

ent.

Ens

ure

gree

nfie

ld

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld o

ppor

tuni

ties

have

be

en in

vest

igat

ed.

The

site

is h

ighl

y co

nstra

ined

by

open

spa

ce &

land

scap

e ch

arac

ter v

alue

bot

h w

ould

rest

rict

built

dev

elop

men

t opp

ortu

nitie

s.

Con

side

r pro

tect

ion

unde

r la

ndsc

ape

and

com

mun

ity o

pen

spac

e de

sign

atio

ns.

A22

55

03

05

35

43

51

3B

40

25

0

30

00

5

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch9

Floo

ding

– Z

one

1.5

024

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d w

ithin

15

00m

of a

Tra

in S

tatio

n (B

roxb

ourn

e).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Con

serv

atio

n A

rea

(New

R

iver

). W

ithin

500

m o

f va

rious

Lis

ted

Bui

ldin

gs,

Arc

haeo

logi

cal A

rea

of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Stro

ng.

Bro

wnf

ield

Lan

d - >

1 H

a sc

hool

bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

11Fl

oodi

ng –

Zon

e 1.

50

20P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m fr

om tr

ain

stat

ion.

Site

of p

artic

ular

impo

rtanc

e in

te

rms

of o

pen

spac

e, la

ndsc

ape

char

acte

r & c

lose

to s

ites

of

arch

aeol

ogic

al in

tere

st, a

ll co

uld

rest

rict b

uilt

deve

lopm

ent

oppo

rtuni

ties.

Con

side

r pro

tect

ion

unde

r lan

dsca

pe a

nd c

omm

unity

op

en s

pace

des

igna

tions

.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– W

ithin

500

m

of C

onse

rvat

ion

Are

a (N

ew

Riv

er),

vario

us L

iste

d B

uild

ings

, Arc

haeo

logi

cal

Are

a of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

Wor

mle

y D

istri

ct P

ark

(>1H

a).

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

–

Mod

erat

e/S

trong

.B

row

nfie

ld L

and

- <1

Ha

build

ings

. No

Der

elic

t/Vac

ant

Land

.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

de

relic

tion,

or i

mpr

oved

use

of

land

in th

e ur

ban

area

.

The

site

is h

ighl

y co

nstra

ined

by

arch

aeol

ogy

& la

ndsc

ape

char

acte

r val

ue b

oth

wou

ld re

stric

t bu

ilt d

evel

opm

ent o

ppor

tuni

ties.

C

onsi

der p

rote

ctio

n un

der

land

scap

e de

sign

atio

n.

3B

50

50

4

B6

02

54

055

555

01

0

01

31

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch6

Floo

ding

– Z

one

1.5

017

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

from

trai

n st

atio

n.

Land

scap

e ch

arac

ter &

pro

xim

ity

to a

rcha

eolo

gy c

ould

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

C

onsi

der p

rote

ctio

n un

der

land

scap

e de

sign

atio

n.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– W

ithin

500

m

of C

onse

rvat

ion

Are

a (N

ew

Riv

er),

vario

us L

iste

d B

uild

ings

, Arc

haeo

logi

cal

Are

a of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f H

odde

sdon

Tow

n C

entre

.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/S

trong

.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

14Fl

oodi

ng –

Zon

e 3/

2/1.

50

17P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m fr

om tr

ain

stat

ion.

Land

scap

e ch

arac

ter c

ould

re

stric

t bui

lt de

velo

pmen

t op

portu

nitie

s. C

onsi

der p

rote

ctio

n un

der l

ands

cape

des

igna

tion

as

wel

l as

flood

risk

pol

icie

s.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– W

ithin

500

m

of C

onse

rvat

ion

Are

a (N

ew

Riv

er),

vario

us L

iste

d B

uild

ings

, Arc

haeo

logi

cal

Are

a of

Inte

rest

and

SA

M.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f D

istri

ct C

entre

(Che

shun

t Old

P

ond)

, with

in 3

000m

of

Hod

desd

on T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/S

trong

.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– L

ocal

W

ildlif

e S

ite -

Wor

mle

y P

arkl

and

E. o

f A10

.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

B7

02

00

10

54

05

1

0B

85

20

43

50

11

5

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch

Floo

ding

– Z

one

1.

55?

12P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

. With

in 5

00m

of

List

ed B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Ham

mon

d S

treet

Par

k (>

1Ha)

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– Fu

rther

than

800

m.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.R

egen

erat

ion

- sc

ope

for b

ette

r us

e of

lan

d be

twee

n tw

o ur

ban

area

s

Floo

ding

– Z

one

1.

55

27P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Saf

egua

rd

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

. With

in 5

00m

of

List

ed B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

Furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Wes

tern

par

t M

oder

ate/

Mod

erat

e. T

houg

h m

ostly

has

no

clas

sific

atio

n.

Bro

wnf

ield

Lan

d - >

1 H

a N

urse

ry b

uild

ings

. Cou

ld b

e D

erel

ict/V

acan

t Lan

d.

Nat

ure

Des

igna

tions

– N

one

Reg

ener

atio

n -

scop

e fo

r bet

ter

use

of d

erel

ict l

and

Rel

ativ

ely

unco

nstra

ined

and

a

dere

lict b

row

nfie

ld s

ite m

eans

this

sh

ould

be

cons

ider

ed a

pos

sibi

lity

for d

evel

opm

ent.

How

ever

, po

or

acce

ssib

ility

mea

ns th

at th

is m

ay

not b

e co

nsid

ered

a p

riorit

y de

velo

pmen

t site

.

Rel

ativ

ely

unco

nstra

ined

but

de

sign

atio

n as

ope

n sp

ace

mea

ns

that

app

prop

riate

pol

icie

s sh

ould

be

put

in p

lace

to e

nsur

e its

pr

otec

tioon

for t

hat u

se if

rem

oved

fro

m th

e G

reen

Bel

t.

05

5

51

13

0C

1 (b

oth

side

s of

C10

an

d ad

join

ing

the

built

-up

resi

dent

ial

area

)

02

50

30

55

11

100

0

C10

02

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d w

ithin

15

00m

of a

Tra

in S

tatio

n (C

uffle

y).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

. With

in 5

00m

of

List

ed B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Blo

omfie

ld

Roa

d O

pen

Spa

ce (>

1Ha)

an

d R

icha

rdso

n C

resc

ent

Ope

n S

pace

(>1H

a).

Dis

tanc

e to

Nei

ghbo

urho

od

Cen

tres

– w

ithin

400

m.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

–

Var

ious

Loc

al W

ildlif

e S

ites.

Reg

ener

atio

n- li

mite

d sc

ope

to

mak

e be

tter u

se o

f lan

d gi

ven

natu

re o

f lan

d.Fl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Saf

egua

rd

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - >

1 H

a bu

ildin

gs. N

o D

erel

ict/V

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t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n- S

cope

to m

ake

bette

r use

of B

row

nfie

ld la

nd in

a

broa

dly

built

up

area

.

The

site

s ar

chae

olog

y as

sets

, op

en s

pace

, lan

dsca

pe c

hara

cter

&

loca

l wild

life

site

s w

ould

rest

rict

built

dev

elop

men

t opp

ortu

nitie

s,

cons

ider

pro

tect

ion

unde

r la

ndsc

ape

desi

gnat

ion.

The

site

pre

sent

s ve

ry fe

w

cons

train

ts a

nd re

gene

ratio

n po

tent

ial,

alth

ough

acc

essi

bilit

y is

fa

irly

poor

. The

site

may

be

suita

ble

for b

uilt

deve

lopm

ent b

ut

may

not

be

cons

ider

ed a

prio

rity.

25

50

22

11

35

05

5

31

53

5 5C

120

20

C11

(Who

le

Are

a)0

55

33

16

00

2

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d w

ithin

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

List

ed B

uild

ing

and

with

in

500m

of A

rcha

eolo

gica

l Are

a of

Inte

rest

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

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tre.

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n S

pace

s –

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n S

pace

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ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e.B

row

nfie

ld L

and

- >1

Ha

build

ings

. No

Der

elic

t/Vac

ant

Land

.N

atur

e D

esig

natio

ns –

Loc

al

Wild

life

Site

s - M

eado

w W

. of

Whi

teho

use

Farm

and

Lo

ngm

ead

- Sta

tus

unde

r re

view

.

Reg

ener

atio

n- n

atur

e of

land

m

eans

rege

nera

tion

oppo

rtuni

ties

limite

d.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Saf

egua

rd

Arc

haeo

logy

– W

ithin

500

m

of L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n- n

atur

e of

land

an

d lim

ted

brow

nfie

ld s

core

m

eans

rege

nera

tion

oppo

rtuiti

es

limite

d.

The

site

has

few

con

stra

ints

and

go

od b

us li

nks,

but

not

in c

lose

pr

oxim

ity to

loca

l ser

vice

s. F

or th

is

reas

on th

e si

te is

not

a p

riorit

y fo

r de

velo

pmen

t. E

nsur

e gr

eenf

ield

si

tes

are

cons

ider

ed a

fter a

ll br

ownf

ield

opp

ortu

nitie

s ha

ve

been

inve

stig

ated

.

The

site

s a

rcha

eolo

gica

l fea

ture

s,

land

scap

e ch

arac

ter a

nd n

atur

e de

sign

atio

ns c

ould

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

C

onsi

der p

rote

ctio

n un

der

land

scap

e de

sign

atio

n.

50

151

10

3

31

55

05

024

5 5

33

11

C14

02

03

05

C13

05

0

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Saf

egua

rd

Arc

haeo

logy

– W

ithin

500

m

of L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.B

row

nfie

ld L

and

- >1

Ha

build

ings

. No

Der

elic

t/Vac

ant

Land

.N

atur

e D

esig

natio

ns –

Non

e.P

oten

tial t

o m

ake

bette

r use

of

brow

nfie

ld la

nd in

a b

road

ly

urba

n ar

ea.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Saf

egua

rd

Arc

haeo

logy

– N

ot w

ithin

50

0m.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate.

Bro

wnf

ield

Lan

d - >

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n -

Pot

entia

l to

mak

e be

tter u

se o

f der

elic

t lan

d in

a b

road

ly u

rban

are

a.

The

site

is b

row

nfie

ld, h

as fe

w

cons

train

ts a

nd g

ood

bus

links

, bu

t not

in c

lose

pro

xim

ity to

loca

l se

rvic

es. F

or th

is re

ason

the

site

is

not

a p

riorit

y fo

r dev

elop

men

t.

The

site

is b

row

nfie

ld, h

as fe

w

cons

train

ts a

nd g

ood

bus

links

, bu

t not

in c

lose

pro

xim

ity to

loca

l se

rvic

es. F

or th

is re

ason

the

site

is

not

a p

riorit

y fo

r dev

elop

men

t.

22

11

00

55

522

11

05

05

55 5

00

2

C16

00

03

03

C15

02

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 3/

2/1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– W

ithin

500

m

of L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Ros

edal

e O

pen

Spa

ce (<

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

atur

e of

land

m

ay m

ake

rest

rict r

egen

erat

ion

pote

ntia

l.Fl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

800

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Few

con

stra

ints

wou

ld re

stric

t bu

ilt d

evel

opm

ent a

t the

site

ho

wev

er it

is n

ot in

clo

se p

roxi

mity

to

ser

vice

s &

doe

s no

t pre

sent

the

high

est l

evel

s of

acc

essi

blity

. D

evel

opm

ent i

s no

t a p

riorit

y fo

r th

e si

te.

Saf

egua

rd

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

– N

one

(Urb

an?)

.B

row

nfie

ld L

and

- <1

Ha

build

ings

. No

Der

elic

t/Vac

ant

Land

.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- lim

ited

pote

ntia

l gi

ven

pred

omin

antly

gre

enfie

ld

natu

re o

f lan

d.

The

site

pre

sent

s a

num

ber o

f co

nstra

ints

whi

ch c

ould

rest

rict

built

dev

elop

men

t opp

ortu

nitie

s in

clud

ing

high

floo

d ris

k an

d th

ere

is n

o P

DL.

Con

side

r pro

tect

ion

unde

r com

mun

ity o

pen

spac

e an

d na

ture

con

serv

atio

n de

sign

atio

ns.

013

50

15

31

10

30

5

11

30

53

013

C18

02

00

02

C17

52

30

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Cla

rem

ont

Par

k (>

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Loc

al

Wild

life

Site

s - M

eado

w S

of

Ros

edal

e S

ports

grou

nd -

Sta

tus

unde

r rev

iew

.

Reg

ener

atio

n - l

imite

d po

tent

ial

give

n na

ture

of l

and.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

The

site

pre

sent

s fe

w c

onst

rain

ts

and

it is

hig

hly

acce

ssib

le, i

s re

ason

ably

pla

ced

in re

latio

n to

se

rvic

es, &

has

PD

L. T

he s

ite

may

be s

uita

ble

for b

uilt

deve

lopm

ent.

Con

side

r allo

catin

g si

te

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - l

imite

d re

gene

ratio

n po

tent

ial g

iven

lo

catio

n an

d in

a m

ore

open

gr

eenf

ield

are

a.

Com

mun

ity o

pen

spac

e an

d na

ture

des

igna

tion

coul

d re

stric

t bu

ilt d

evel

opm

ent o

ppor

tuni

ties.

C

onsi

der p

rote

ctio

n un

der

com

mun

ity o

pen

spac

e an

d na

ture

con

serv

atio

n de

sign

atio

ns.

15

51

13

30

50

18

51

13

00

50

03

10

C20

02

00

02

C19

02

5

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Con

side

r allo

catin

g si

te

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - >

1 H

a la

rge

nurs

ery

build

ings

. No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - p

oten

tial g

iven

de

relic

t and

and

in a

bro

adly

ur

ban

area

.Fl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

and

Lis

ted

Bui

ldin

gs.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

e.B

row

nfie

ld L

and

- >1

Ha

resi

dent

ial h

ousi

ng. N

o D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- pot

entia

l giv

en

brow

nfie

ld a

nd a

nd in

a b

road

ly

urba

n ar

ea.

The

site

pre

sent

s ve

ry fe

w

cons

train

ts a

nd a

hig

h le

vel o

f de

relic

t/ va

cant

bro

wnf

ield

land

&

rege

nera

tion

pote

ntia

l. R

easo

nabl

e pr

oxim

ity to

ser

vice

s.

The

site

may

be s

uita

ble

for b

uilt

deve

lopm

ent.

The

arch

aeol

ogic

al &

goo

d la

ndsc

ape

qual

ity c

onst

rain

ts a

re

wei

ghed

aga

inst

a n

umbe

r of

oppo

rtuni

ties

incl

udin

g g

ood

acce

ssib

ility

, hig

h le

vel o

f der

elic

t/ va

cant

bro

wnf

ield

land

&

rege

nera

tion

pote

ntia

l. O

n th

is

basi

s th

e si

te m

aybe

sui

tabl

e fo

r bu

ilt d

evel

opm

ent.

Con

side

r allo

catin

g si

te, s

ubje

ct to

ap

prop

riate

prot

ectio

n un

der

land

scap

e p

olic

ies.

527

55

25

51

15

50

5

51

13

00

2

C22

05

04

09

C21

02

00

5

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 8

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.N

atur

e D

esig

natio

ns –

Loc

al

Wild

life

Site

s - M

eado

w W

of

Tudo

r Vill

as -

Sta

tus

unde

r re

view

.

Reg

ener

atio

n - l

imite

d po

tent

ial

give

n na

ture

of l

and.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Con

side

r allo

catin

g si

te

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

and

with

in 5

00m

of

List

ed B

uild

ings

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - >

1 H

a la

rge

nurs

ery

build

ings

. No

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - p

oten

tial g

iven

de

relic

t and

in a

bro

adly

urb

an

area

.

site

rela

tivel

y un

cons

train

ed a

nd

reas

onab

ly w

ell c

onne

cted

, ho

wev

er n

ot p

riorit

y fo

r de

velo

pmen

t due

to lo

cal w

ildlif

e si

tes

& la

ck o

f PD

L &

vac

ant l

and.

E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld

oppo

rtuni

ties

have

bee

n in

vest

igat

ed.

Arc

haeo

logy

is th

e on

ly s

ite

cons

train

t aga

inst

a n

umbe

r of

oppo

rtuni

ties

incl

udin

gre

ason

able

acc

essi

bilit

y an

d pr

oxim

ity to

ser

vice

s, h

igh

leve

l of

dere

lict/

vaca

nt b

row

nfie

ld la

nd &

re

gene

ratio

n po

tent

ial.

On

this

ba

sis

the

site

may

be s

uita

ble

for

built

dev

elop

men

t.

15

51

15

05

55

27

51

13

00

50

03

5

C24

05

00

05

C23

02

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

Gof

fs O

ak

Par

k (>

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - l

imite

d po

tent

ial

give

n na

ture

of l

and.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

with

in

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Con

side

r allo

catin

g si

te

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

Non

e (U

rban

?).

Bro

wnf

ield

Lan

d - >

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - p

oten

ital g

iven

th

at it

con

tain

s br

ownf

ield

land

an

d is

in a

bro

adly

urb

an a

rea.

Arc

haeo

logy

is a

min

or s

ite

cons

train

t aga

inst

a n

umbe

r of

oppo

rtuni

ties

incl

udin

g g

ood

acce

ssib

ility

, pro

xim

ity to

ser

vice

s,

PD

L &

rege

nera

tion

pote

ntia

l. O

n th

is b

asis

the

site

may

be s

uita

ble

for b

uilt

deve

lopm

ent.

Ope

n sp

ace

valu

e m

ay re

stric

t de

velo

pmen

t & s

ite n

ot p

riorit

y fo

r de

velo

pmen

t due

to lo

w a

mou

nt

of P

DL

& n

o va

cant

bro

wnf

ield

la

nd. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld

oppo

rtuni

ties

have

bee

n in

vest

igat

ed.

295

05

55

31

5

05

020

51

15

00

7

C26

02

00

02

C25

02

53

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Con

side

r allo

catin

g si

te

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e (o

nly

smal

l Par

t).

Bro

wnf

ield

Lan

d - >

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - p

oten

ital g

iven

th

at it

con

tain

s br

ownf

ield

land

an

d is

in a

bro

adly

urb

an a

rea.

Floo

ding

– Z

one

1.P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Saf

egua

rd

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e (o

nly

smal

l Par

t).

Bro

wnf

ield

Lan

d - <

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - l

imite

d as

it is

in

a w

ider

, mor

e op

en a

rea

and

of

limite

d br

ownf

ield

land

.

The

site

pre

sent

s m

oder

ate

cons

train

ts a

gain

st a

num

ber o

f hi

ghly

sco

ring

oppo

rtuni

ties

incl

udin

g g

ood

acce

ssib

ility

, pr

oxim

ity to

ser

vice

s, P

DL

&

rege

nera

tion

pote

ntia

l. O

n th

is

basi

s th

e si

te m

aybe

sui

tabl

e fo

r bu

ilt d

evel

opm

ent.

Site

pre

sent

s fe

w c

onst

rain

ts b

ut

is n

ot a

prio

rity

for d

evel

opm

ent

due

to lo

w a

mou

nt o

f PD

L an

d lo

catio

n aw

ay fr

om e

xist

ing

settl

emen

ts. E

nsur

e gr

eenf

ield

si

tes

are

cons

ider

ed a

fter a

ll br

ownf

ield

opp

ortu

nitie

s ha

ve

been

inve

stig

ated

.

203

05

05

11

5

51

15

50

55

273

05

C28

02

03

05

C27

02

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

chFl

oodi

ng –

Zon

e 1.

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d fu

rther

th

an 1

500m

of a

Tra

in S

tatio

n (C

uffle

y).

Con

side

r allo

catin

g si

te

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

M

oder

ate/

Mod

erat

e (o

nly

smal

l Par

t).

Bro

wnf

ield

Lan

d - >

1 H

a bu

ildin

gs. N

o D

erel

ict/V

acan

t La

nd.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - p

oten

tial g

iven

th

at it

is d

erel

lict l

and.

Floo

ding

– Z

one

1.

55

24P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

furth

er

than

150

0m o

f a T

rain

Sta

tion

(Cuf

fley)

.

Saf

egua

rd

Arc

haeo

logy

–W

ithin

500

m o

f A

rcha

eolo

gica

l Are

a of

In

tere

st a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

300

0m o

f C

uffle

y To

wn

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

Furth

er th

an 8

00m

.

Land

scap

e C

hara

cter

–

Mod

erat

e/M

oder

ate,

sm

all

part

is P

oor/M

oder

ate

(Wes

tern

edg

e).

No

Bro

wnf

ield

Lan

d or

D

erel

ict/V

acan

t Lan

d.

Unc

onst

rain

ed a

nd re

ason

ably

w

ell c

onne

cted

, thi

s si

te c

ould

be

cons

ider

ed fo

r rel

ease

. Its

loca

tion

away

from

the

built

up

area

and

di

stan

ce fr

om s

ervi

ces

mea

ns th

at

this

may

not

be

a pr

iorit

y.

The

site

pre

sent

s m

oder

ate

cons

train

ts a

gain

st a

num

ber o

f hi

ghly

sco

ring

oppo

rtuni

ties

incl

udin

g d

erel

ict/

vcan

t la

nd &

re

gene

ratio

n po

tent

ial,

thou

gh

acce

ssib

ility

per

form

ance

is

mod

erat

e on

ly. O

vera

ll th

e si

te

may

be s

uita

ble

for b

uilt

deve

lopm

ent.

51

15

05

55

273

05

C29

02

0

?5

C30

(Nur

serie

son

ly)

02

03

05

31

05

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch17

Floo

ding

– Z

one

3/2/

1.5

025

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d w

ithin

80

0m o

f a T

rain

Sta

tion

(The

obal

d’s

Gro

ve).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

. With

in 5

00m

of

SA

M, C

onse

rvat

ion

Are

a (C

hurc

hgat

e) a

nd L

iste

d B

uild

ing.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

800

m o

f D

istri

ct C

entre

(Che

shun

t Old

P

ond)

, with

in 1

500m

of

Wal

tham

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

e.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– L

ocal

W

ildlif

e S

ite -

Bro

om H

ills.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

9Fl

oodi

ng –

Zon

e 1.

50

23P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

with

in

1500

m o

f a T

rain

Sta

tion

(The

obal

d’s

Gro

ve).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

. With

in 5

00m

of

List

ed B

uild

ings

and

C

onse

rvat

ion

Are

a (C

hurc

hgat

e).

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

800

m o

f D

istri

ct C

entre

(Che

shun

t Old

P

ond)

, with

in 1

500m

of

Wal

tham

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

e.N

o B

row

nfie

ld L

and

or

Der

elic

t/Vac

ant L

and.

Nat

ure

Des

igna

tions

– N

one.

Reg

ener

atio

n - n

o sc

ope

for

rege

nera

tion

in te

rms

of

dere

lictio

n, o

r im

prov

ed u

se o

f la

nd in

the

urba

n ar

ea.

site

is h

ighl

y ac

cess

ible

& in

clo

se

prox

imity

to lo

cal &

dis

trict

se

rvic

es b

ut c

onst

rain

ed b

y hi

gh

flood

risk

, arc

haeo

logi

cal i

nter

est,

land

scap

e ch

arac

ter a

nd n

atur

e co

nser

vatio

n de

sign

atio

n.

Con

side

r pro

tect

ion

unde

r la

ndsc

ape

and

natu

re c

oser

vatio

n po

licie

s.

site

is h

ighl

y ac

cess

ible

& in

clo

se

prox

imity

to lo

cal &

dis

trict

se

rvic

es b

ut c

onst

rain

ed b

y ar

chae

olog

y in

tere

st &

qua

lity

of

land

scap

e. C

onsi

der p

rote

ctio

n un

der l

ands

cape

des

igna

tion.

E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld

oppo

rtuni

ties

have

bee

n in

vest

igat

ed.

D15

55

04

35

55

50

0

D16

05

04

05

35

50

0

App

endi

x 5:

Con

stra

ints

and

Opp

ortu

nitie

sTa

ble

4 - L

ong

Term

Are

as o

f Sea

rch

Sub Area

Flooding

Archaeology/SAM


Landscape Character

Nature Designations

Total

Com

men

ts






Land




Total

Com

men

ts

Sust

aina

ble

Dev

elop

men

t Opp

ortu

nitie

sC

onst

rain

ts

Ana

lysi

sSu

gges

ted

polic

y ap

proa

ch19

Floo

ding

– Z

one

3/2/

1.5

028

Pub

lic T

rans

port

– w

ithin

400

m

of a

bus

sto

p/st

atio

n an

d w

ithin

80

0m o

f a T

rain

Sta

tion

(The

obal

d’s

Gro

ve).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

, Lis

ted

Bui

ldin

gs,

SA

M. W

ithin

500

m o

f C

onse

rvat

ion

Are

a (C

hurc

hgat

e).

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

800

m o

f D

istri

ct C

entre

(Che

shun

t Old

P

ond)

, with

in 1

500m

of

Wal

tham

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

Ced

ars

Par

k (>

1Ha)

.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

e.B

row

nfie

ld L

and

- <1

Ha

build

ings

. No

Der

elic

t/Vac

ant

Land

.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

de

relic

tion,

or i

mpr

oved

use

of

land

in th

e ur

ban

area

.

14Fl

oodi

ng –

Zon

e 3/

2/1.

50

28P

ublic

Tra

nspo

rt –

with

in 4

00m

of

a b

us s

top/

stat

ion

and

with

in

800m

of a

Tra

in S

tatio

n (T

heob

ald’

s G

rove

).

Land

scap

e/co

untry

side

/ ope

n sp

ace

prot

ectio

n po

licy

Arc

haeo

logy

– C

onta

ins

Arc

haeo

logi

cal A

rea

of

Inte

rest

.

Dis

tanc

e to

Tow

n/D

istri

ct

Cen

tres

– W

ithin

800

m o

f D

istri

ct C

entre

(Che

shun

t Old

P

ond)

, with

in 1

500m

of

Wal

tham

Cro

ss T

own

Cen

tre.

Ope

n S

pace

s –

No

Ope

n S

pace

s.D

ista

nce

to N

eigh

bour

hood

C

entre

s –

with

in 4

00m

.La

ndsc

ape

Cha

ract

er –

G

ood/

Mod

erat

e.B

row

nfie

ld L

and

- <1

Ha

build

ings

. No

Der

elic

t/Vac

ant

Land

.N

atur

e D

esig

natio

ns –

Non

e.R

egen

erat

ion

- no

scop

e fo

r re

gene

ratio

n in

term

s of

de

relic

tion,

or i

mpr

oved

use

of

land

in th

e ur

ban

area

.

site

is h

ighl

y ac

cess

ible

& in

clo

se

prox

imity

to lo

cal &

dis

trict

se

rvic

es b

ut c

onst

rain

ed b

y hi

gh

flood

risk

, arc

haeo

logy

inte

rest

&

qual

ity o

f lan

dsca

pe- o

n th

is b

asis

it

may

not

be

a pr

iorit

y fo

r de

velo

pmen

t. C

onsi

der p

rote

ctio

n un

der l

ands

cape

des

igna

tion.

site

is h

ighl

y ac

cess

ible

& in

clo

se

prox

imity

to lo

cal &

dis

trict

se

rvic

es b

ut c

onst

rain

ed b

y hi

gh

flood

risk

, arc

haeo

logy

inte

rest

, op

en s

pace

& q

ualit

y of

la

ndsc

ape.

Con

side

r pro

tect

ion

unde

r com

mun

ity o

pen

spac

e an

d la

ndsc

ape

desi

gnat

ions

.

D17

55

50

53

40

55

55

0

5

53

05

40

55

D18

Appendix 6: Schedule of Proposed Green Belt Changes

Table 1: Option 1 Alterations

Subarea

Proposed alteration Change number

Suggested Policy Approach

A2 Remove two protrusions on eastern boundary

1.1 Landscape/ countryside/ open space protection policy

A5 Removal of sub areas A5 and A6 1.9 Landscape/ countryside/ open space protection policy

A6 Removal or sub areas A5 and A6 1.1 Safeguard and introduce Schools policy.

A12 Remove sub area. 1.11 Landscape/ countryside/ open space protection policy

A20 Remove sub areas 20 and 21 1.2 Safeguard A21 Remove sub areas 20 and 21 1.3 Safeguard and introduce Schools

policy.B12 Remove a small strip of Green

Belt and move north to stronger tree line


C1(part)

Remove the thin strip from Green Belt between Nightingale Road and Dalia Close but keep protective environmental policy for common land. It is difficult to see how land surrounded by development keeps the openness of the Green Belt.


C19(part)

Remove rectangular area to the east where it separates two parts of the same urban area


C20 Remove the triangular piece of land on north side of Andrew’s Lane and consider if it could be put to any particular use

1.6 Consider development

C25 Remove PH, move north to field boundary

1.7 Consider development (for areas not covered by open space designation)

C32 Remove sub area. 1.13 Safeguard and introduce Schools policy.

C33 Consider removing from Green Belt, moving the boundary to established hedgerow/trees


D6 Consider removal of sub areas D6, D7 and D8 in conjunction as they all perform poorly against the Green Belt purposes.

1.14 Safeguard and introduce Schools policy.


1.15 Safeguard and introduce a Schools policy.


1.16 Safeguard and introduce a Schools policy.

Subarea



D12 Remove D13 due to poor performance against purposes, and remove D12 to tie in with this release, and create a stronger Green Belt inner boundary using the tree line to the south of the sub area.


D13 See D12 1.18 Landscape/ countryside/ open space protection policy

E15 Remove sub area 1.19 Landscape/ countryside/ open space protection policy

Table 2: Option 2 Alterations

Subarea



A10 2.1 Landscape/ countryside/ open space protection policy

A11 2.2 Landscape/ countryside/ open space protection policy

A13

Remove sub areas A10, A11 and A13 (along with A12- see option 1 proposed changes above) in order to provide a stronger inner Green Belt boundary in the form of the A10 dual carriageway to the west of A10, the strong tree boundary to the south of A13.


A15 Remove eastern corner of sub area, to create a new, stronger boundary using a thick tree line.

2.4 Safeguard.

C31(part)

2.5 Safeguard.

C33 2.6 Landscape/ countryside/ open space protection policy

C34

Remove part of C31, C33 and C34 and move boundary to northern edge of woodland and field boundary to edge of woodland and field boundary.

2.7 Safeguard. D1 Remove to be consistent with other

schools that have the potential to provide an equivaent or stronger boundary. Removal would enable a strong inner Green Belt boundary to be retained.

2.8 Safeguard and introduce Schools policy.

D14 Remove D14 and introduce a stronger boundary to the west (Lieutenant Ellis Way).


D15 Remove part of D15 from Green Bury Way and Waterside Green Chains as this is already allocated in the Local Plan as policy EMP11, move boundary to Lieutenant Ellis Way then keep EMP11 and protection of Broom Hills designations


App

endi

x 7:

Lon

g-te

rm A

reas

of S

earc

h Th

is A

ppen

dix

sets

out

furth

er d

etai

ls in

term

s of

pos

sibl

e lo

ng-te

rm a

reas

of s

earc

h di

scus

sed

in S

ectio

n 8.

3 of

the

Rev

iew

. In

parti

cula

r, it

prov

ides

add

ition

al in

form

atio

n re

gard

ing

the

impl

icat

ions

of a

ny re

leas

e in

term

s of

the

PP

G2

Gre

en B

elt p

urpo

ses,

and

pro

vide

s so

me

poss

ible

pol

icy

appr

oach

es to

any

land

rem

oved

from

the

Gre

en B

elt,

info

rmed

by

an a

sses

smen

t of c

onst

rain

ts a

nd s

usta

inab

le d

evel

opm

ent

oppo

rtuni

ties.

A.

HO

DD

ESD

ON

AR

EA

Bui

ldin

g on

the

prop

osed

lim

ited

rele

ase

of s

peci

fic s

ub a

reas

in G

reen

Bel

t Are

a A

(see

Sec

tion

8.2

abov

e), t

he re

mov

al o

f sub

-are

as A

14 -

A22

wou

ld e

nabl

e th

e cr

eatio

n of

an

extre

mel

y ro

bust

, per

man

ent G

reen

Bel

t inn

er b

ound

ary

in th

e fo

rm o

f the

A10

dua

l car

riage

way

. A

lso

ther

e is

a n

eed

to d

ecid

e w

heth

er th

e A

10 s

houl

d be

incl

uded

or e

xclu

ded

from

the

Gre

en B

elt (

i.e. i

nclu

ded

- wes

tern

edg

e of

A10

wou

ld fo

rm

the

new

Gre

en B

elt b

ound

ary

or e

xclu

ded

- the

eas

tern

edg

e w

ould

form

the

boun

dary

).

This

wou

ld m

ean

the

addi

tiona

l los

s of

Gre

en B

elt s

ub a

reas

14

to 1

9, a

nd 2

2. S

ectio

n 8.

2 ha

s al

so s

et o

ut re

com

men

datio

ns fo

r the

rem

oval

of

sub

area

s A1

0 to

A13

and

A20

and

A21

. Thi

s w

ould

ent

ail t

he re

leas

e of

a la

rge

amou

nt o

f ope

n G

reen

Bel

t lan

d. G

iven

the

natu

re o

f muc

h of

th

e la

nd, i

t is

high

ly re

com

men

ded

that

the

rem

oved

Gre

en B

elt l

and

shou

ld b

e al

mos

t exc

lusi

vely

be

re-d

esig

nate

d un

der e

nviro

nmen

tal

prot

ectio

n po

lices

and

/or s

afeg

uard

ed la

nd, i

f rel

ease

d.

Tota

lsi

te a

rea

Rel

atio

nshi

p w

ith

purp

oses

Im

plic

atio

ns fo

r Gre

en B

elt

Con

stra

ints

and

Sus

tain

able

Dev

elop

men

t O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

A

1426

.39

Less

con

stra

ined

thou

gh la

ndsc

ape

still

and

flo

od ri

sk s

till i

ssue

s, w

hich

cou

ld b

e ad

dres

sed

unde

r flo

od ri

sk a

nd la

ndsc

ape

polic

ies,

M

oder

ate

achi

evem

ent a

gain

st o

ppor

tuni

ties

mea

ns it

may

not

be

a pr

iorit

y fo

r bui

lt de

velo

pmen

t. E

nsur

e gr

eenf

ield

site

s on

ly ta

ken

forw

ard

once

all

brow

nfie

ld o

ppor

tuni

ties

have

be

en in

vest

igat

ed.

Saf

egua

rd

A15

18.1

8

The

high

sco

re o

f th

ese

sub

area

s pr

edom

inan

tly re

late

s to

thei

r rol

e as

a

barr

ier t

o th

e op

en

Gre

en B

elt a

nd

sepa

ratio

n of

B

roxb

ourn

e ur

ban

area

from

the

smal

l se

ttlem

ent w

est o

f H

alle

y Fa

rm.

The

A10

dua

l car

riage

way

als

o ac

ts a

s a

stro

ng b

arrie

r be

twee

n th

e B

roxb

ounr

e ur

ban

area

and

the

settl

emen

t wes

t of

Hal

ley

Farm

.

The

sub

area

s co

uld

be

rem

oved

with

out i

ncre

ased

risk

to

the

open

ness

of t

he G

reen

B

elt,

or to

the

sepa

ratio

n of

f di

stin

ct s

ettle

men

ts d

ue to

the

stro

ng ro

le o

f the

A10

dua

l ca

rriag

eway

in a

chie

ving

bot

h of

thes

e ai

ms.

Rel

ativ

ely

unco

nstra

ined

. M

oder

ate

achi

evem

ent a

gain

st o

ppor

tuni

ties

mea

ns it

may

no

t be

a pr

iorit

y fo

r bui

lt de

velo

pmen

t. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld o

ppor

tuni

ties

have

bee

n in

vest

igat

ed.

Saf

egua

rd

A16

5.66

see

text

abo

ve

see

text

abo

ve

Rel

ativ

ely

unco

nstra

ined

, tho

ugh

cons

erva

tion

area

& li

sted

bui

ldin

g po

se th

e hi

ghes

t co

nstra

int.

Som

e op

portu

nitie

s i.e

. pro

xim

ity to

di

stric

t cen

tre &

PD

L al

thou

gh n

ot a

prio

rity

for

built

dev

elop

men

t.

Saf

egua

rd

Tota

lsi

te a

rea

Rel

atio

nshi

p w

ith

purp

oses

Im

plic

atio

ns fo

r Gre

en B

elt

Con

stra

ints

and

Sus

tain

able

Dev

elop

men

t O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

A

122.

76(p

erfo

rms

poor

ly

agai

nst t

he G

reen

B

elt p

urpo

ses)

No

cons

train

ts th

ough

as

woo

dlan

d w

ould

not

be

app

ropr

iate

for d

evel

opm

ent.

Con

side

r pr

otec

tion

unde

r cou

ntry

side

pol

icie

s.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

yA

1766

.01

(per

form

s po

orly

ag

ains

t the

Gre

en

Bel

t pur

pose

s)

Site

hig

hly

cons

train

ed b

y flo

od ri

sk,

arch

aeol

ogy

& n

atur

e co

nser

vatio

n - s

ite n

ot

suita

ble

for b

uilt

deve

lopm

ent c

onsi

der

prot

ectio

n un

der l

ands

cape

des

igna

tion,

nat

ure

cons

erva

tion

and

flood

ing.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

A18

9.89

(per

form

s po

orly

ag

ains

t the

Gre

en

Bel

t pur

pose

s)

Alth

ough

site

pre

sent

s a

num

ber o

f op

portu

nitie

s it

is a

lso

high

ly c

onst

rain

ed b

y flo

od ri

sk, a

rcha

eolo

gy &

ope

n sp

ace.

Site

not

su

itabl

e fo

r bui

lt de

velo

pmen

t, co

nsid

er

prot

ectio

n un

der l

ands

cape

des

igna

tion

and

open

spa

ce p

rote

ctio

n po

licie

s.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

A19

3.13

(per

form

s po

orly

ag

ains

t the

Gre

en

Bel

t pur

pose

s)

Opp

ortu

nitie

s ou

twei

gh th

e si

te c

onst

rain

ts,

alth

ough

ther

e ar

e so

me

acce

ssib

ility

cons

train

ts. T

he s

ite h

as b

uilt

deve

lopm

ent

pote

ntia

l. E

nsur

e gr

eenf

ield

site

s ar

e on

ly

cons

ider

ed a

fter a

ll br

ownf

ield

opp

ortu

nitie

s ha

ve b

een

inve

stig

ated

.

Saf

egua

rd

A22

4.20

(per

form

s po

orly

ag

ains

t the

Gre

en

Bel

t pur

pose

s)

Site

is h

ighl

y ac

cess

ible

, in

clos

e pr

oxim

ity to

lo

cal &

dis

trict

ser

vice

s bu

t con

stra

ined

by

high

flo

od ri

sk &

site

d w

ithin

a c

onse

rvat

ion

area

- on

this

bas

is it

may

not

be

a pr

iorit

y fo

r de

velo

pmen

t. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

Saf

egua

rd

Tota

l hec

tare

s 13

6.22

Saf

egua

rd

57.5

6C

onsi

der a

lloca

ting

0La

ndsc

ape/

en

viro

nmen

tal/

Com

mun

ity o

pen

spac

e de

sign

atio

n

78.6

6

The

rem

oval

of t

hese

sub

are

as fr

om th

e G

reen

Bel

t wou

ld ra

ise

a nu

mbe

r of i

ssue

s re

gard

ing

how

the

rele

ased

Gre

en B

elt l

and

wou

ld b

e ap

proa

ched

by

futu

re p

lann

ing

polic

ies,

to e

nsur

e th

at th

e ap

prop

riate

app

roac

h is

take

n w

ith re

gard

to th

e pr

otec

tion,

saf

egua

rdin

g or

, whe

re

appr

opria

te, d

evel

opm

ent o

f site

s re

mov

ed fr

om th

e G

reen

Bel

t. A

num

ber o

f the

sub

are

as a

re o

f sig

nific

ant l

ands

cape

qua

lity:

app

ropr

iate

desi

gnat

ions

and

sup

porti

ng p

olic

es s

houl

d be

use

d to

ens

ure

that

thes

e si

tes

are

prot

ecte

d. S

imila

rly, a

num

ber o

f sub

are

as a

re d

esig

nate

d as

com

mun

ity o

pen

spac

e, a

nd a

s na

ture

con

serv

atio

n ar

eas

(loca

l wild

life

site

s). A

ppro

pria

te p

olic

ies

coul

d ag

ain

be in

trodu

ced

to e

nsur

e th

at

thes

e si

tes

are

give

n ad

equa

te p

rote

ctio

n: a

s a

resu

lt, it

is s

ugge

sted

that

app

roxi

mat

ely

79 h

ecta

res

of la

nd in

this

are

a sh

ould

be

prot

ecte

d un

der l

ands

cape

, env

ironm

enta

l of c

omm

unity

ope

n sp

ace

desi

gnat

ions

.

A n

umbe

r of s

ites

are

rela

tivel

y un

cons

train

ed, a

nd a

chie

ve m

oder

ate

resu

lts in

rela

tion

to o

ppor

tuni

ties

for s

usta

inab

le d

evel

opm

ent.

Alth

ough

th

ese

site

s co

uld

real

istic

ally

be

take

n fo

rwar

d, li

mita

tions

in te

rms

of a

cces

sibi

lity,

mod

erat

e la

ndsc

ape

valu

e or

bei

ng g

reen

field

site

s, m

ean

that

thes

e si

tes

are

not c

onsi

dere

d to

be

prio

ritie

s fo

r dev

elop

men

t. It

is th

eref

ore

prop

osed

that

the

rem

aini

ng 5

7.5

hect

ares

of l

and

that

cou

ld

be re

mov

ed in

this

are

a ar

e sa

fegu

arde

d fo

r the

tim

e be

ing.

B.

WO

RM

LEY

AR

EA

Ther

e is

aga

in th

e op

portu

nity

to p

rovi

de a

sig

nific

antly

mor

e ro

bust

and

per

man

ent G

reen

Bel

t inn

er b

ound

ary

for B

roxb

ourn

e in

the

form

of

the

A10

dua

l car

riage

way

thro

ugh

the

rele

ase

of s

ub a

reas

B4

to B

8. T

here

sub

are

as a

re re

lativ

ely

larg

e, a

nd g

reen

in n

atur

e, a

nd th

eir

rele

ase

wou

ld in

volv

e th

e lo

ss o

f a s

igni

fican

t am

ount

of o

pen

Gre

en B

elt,

but w

ould

aga

in h

elp

to fo

rm a

mor

e pe

rman

ent b

ound

ary

and

a m

ore

cohe

sive

urb

an o

utlin

e fo

r the

Bor

ough

.

Tota

lsi

tear

ea

Rel

atio

nshi

pw

ith p

urpo

ses

Impl

icat

ions

for G

reen

Bel

t C

onst

rain

ts a

nd O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

B4

23.1

3Th

e si

te is

hig

hly

cons

train

ed b

y op

en s

pace

&

land

scap

e ch

arac

ter v

alue

bot

h w

ould

re

stric

t bui

lt de

velo

pmen

t opp

ortu

nitie

s.

Con

side

r pro

tect

ion

unde

r lan

dsca

pe a

nd

com

mun

ity o

pen

spac

e de

sign

atio

ns.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

B5

13.5

7Th

e si

te is

hig

hly

cons

train

ed b

y ar

chae

olog

y &

land

scap

e ch

arac

ter v

alue

bot

h w

ould

re

stric

t bui

lt de

velo

pmen

t opp

ortu

nitie

s.

Con

side

r pro

tect

ion

unde

r lan

dsca

pe

desi

gnat

ion.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

B6

14.0

5S

ite o

f par

ticul

ar im

porta

nce

in te

rms

of o

pen

spac

e, la

ndsc

ape

char

acte

r & c

lose

to s

ites

of

arch

aeol

ogic

al in

tere

st, a

ll co

uld

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

Con

side

r pr

otec

tion

unde

r lan

dsca

pe a

nd c

omm

unity

op

en s

pace

des

igna

tions

.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

B7

1.39

Land

scap

e ch

arac

ter &

pro

xim

ity to

ar

chae

olog

y co

uld

rest

rict b

uilt

deve

lopm

ent

oppo

rtuni

ties.

Con

side

r pro

tect

ion

unde

r la

ndsc

ape

desi

gnat

ion.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

yB

829

.40

All

of th

ese

site

s pe

rform

stro

ngly

ag

ains

t the

G

reen

Bel

t pu

rpos

es

beca

use

they

se

para

te th

e la

rge

urba

n ar

ea

of B

roxb

ourn

e fro

m th

e op

en

Gre

en B

elt.

They

ar

e al

so o

f m

ediu

m-h

igh

coun

trysi

de

valu

e, m

ost

nota

bly

sub

area

s B

4 an

d B

8.

Rem

oval

of t

hese

sub

are

as fr

om

the

Gre

en B

elt w

ould

mea

n th

e lo

ss

of a

sig

nific

ant a

mou

nt o

f Gre

en

Bel

t lan

d. H

owev

er, t

he A

10

argu

ably

pro

vide

s a

mor

e pe

rman

ent b

arrie

r aga

inst

spr

awl

into

the

open

Gre

en B

elt t

hat w

ould

be

def

ensi

ble

over

the

long

term

. Fu

rther

mor

e, in

pra

ctic

e th

e A

10

dual

car

riage

way

ser

ves

to re

duce

th

e va

lue

of th

ese

sub

area

s in

pr

otec

ting

the

open

Gre

en B

elt f

rom

en

croa

chm

ent a

s th

e ro

ad

effe

ctiv

ely

prev

ents

any

land

to th

e ea

st fr

om b

eing

‘ope

n’, s

andw

iche

d be

twee

n th

e ro

ad a

nd th

e ur

ban

area

of B

roxb

ourn

e.

Land

scap

e ch

arac

ter c

ould

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

Con

side

r pr

otec

tion

unde

r lan

dsca

pe d

esig

natio

n as

w

ell a

s flo

od ri

sk p

olic

ies.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

yTo

tal h

ecta

res

81.4

5S

afeg

uard

0

Con

side

r allo

catin

g 0

Land

scap

e/

envi

ronm

enta

l/ C

omm

unity

ope

n sp

ace

desi

gnat

ion

81.4

5

This

are

a is

of s

igni

fican

t com

mun

ity a

nd e

nviro

nmen

tal v

alue

, with

ope

n sp

ace

desi

gnat

ions

and

stro

ng la

ndsc

ape

char

acte

r giv

ing

the

who

le

area

a s

tatu

s th

at w

ould

be

likel

y to

pre

vent

any

kin

d of

dev

elop

men

t ove

r the

sho

rt, m

ediu

m a

nd lo

ng te

rm. A

ppro

pria

te p

olic

ies

shou

ld

ther

efor

e be

put

in p

lace

to p

rote

ct th

is la

nd fo

r the

se re

ason

s. T

his

wou

ld m

ean

that

the

land

is p

rote

cted

und

er m

ore

appr

opria

te p

lann

ing

polic

ies

that

refle

ct th

eir w

ider

val

ue to

the

com

mun

ity a

nd th

e en

viro

nmen

t, w

hils

t add

ress

ing

issu

es re

latin

g to

inco

nsis

tent

stre

ngth

of t

he

inne

r Gre

en B

elt b

ound

ary

at th

is p

oint

, and

the

supe

rior r

ole

of th

e A

10 in

pre

vent

ing

spra

wl o

ver t

he lo

ng te

rm.

C.

HA

MM

ON

D S

TREE

T, G

OFF

S O

AK

AN

D R

OSE

DA

LE A

REA

(FA

RM

S/FI

ELD

S/N

UR

SER

IES

SU

RR

OU

ND

ING

TH

E ST

JA

MES

’S R

OA

D R

ESID

ENTI

AL

AR

EA)

Figu

re 5

dem

onst

rate

s th

at th

e m

ajor

ity o

f lan

d be

twee

n th

e la

rge

urba

n ar

ea o

f Bro

xbou

rne

and

the

dist

inct

exi

stin

g se

ttlem

ents

with

in th

e B

orou

gh to

the

wes

t (i.e

. lan

d co

vere

d by

Gre

en B

elt s

ub a

reas

C11

-C30

) has

ext

rem

ely

flaw

ed b

ound

arie

s, m

eani

ng th

at th

ere

are

no re

al

barr

iers

to p

reve

nt e

ncro

achm

ent b

etw

een

thes

e se

ttlem

ents

. Ind

eed,

it is

incr

emen

tal d

evel

opm

ent t

hat h

as ta

ken

plac

e ap

pare

ntly

with

out

rega

rd to

the

inte

grity

of t

he G

reen

Bel

t, th

at h

as le

d to

the

crea

tion

of th

ese

dist

inct

exi

stin

g se

ttlem

ents

.

An

optio

n, th

eref

ore,

is to

tran

sfor

m th

e G

reen

Bel

t in

this

loca

tion,

in o

rder

to c

reat

e a

far s

trong

er b

ound

ary

arou

nd th

e ed

ge, u

sing

exi

stin

g di

strib

utor

road

s. T

he C

ounc

il co

uld

ther

efor

e co

nsid

er re

mov

ing

the

follo

win

g su

b-ar

eas:

�

Par

t of C

1 (b

oth

side

s of

C10

and

adj

oini

ng th

e bu

ilt-u

p re

side

ntia

l are

a);

�C

10 th

roug

h to

29;

�

Par

t of C

30 (n

urse

ries

only

).

If th

is la

nd re

mov

ed fr

om th

e G

reen

Bel

t, it

is h

ighl

y re

com

men

ded

that

muc

h of

the

rem

oved

Gre

en B

elt l

and

is b

e re

-des

igna

ted

unde

r en

viro

nmen

tal p

rote

ctio

n po

lices

and

/or s

afeg

uard

ed la

nd, u

nles

s it

can

be d

emon

stra

ted

that

sm

all p

ocke

ts o

f lan

d ar

e ne

eded

for

deve

lopm

ent w

ithin

the

plan

per

iod.

As

with

all

of p

oten

tial a

lloca

tions

, lan

d re

leas

ed fo

r dev

elop

men

t mus

t be

subj

ect t

o th

e S

peci

fic S

ite

Allo

catio

n D

evel

opm

ent P

lan

Doc

umen

t sta

tuto

ry p

roce

dure

s, in

clud

ing

a S

usta

inab

ility

App

rais

al.

Tota

lsi

tear

ea

Rel

atio

nshi

p w

ith

purp

oses

Im

plic

atio

ns fo

r Gre

en

Bel

tC

onst

rain

ts a

nd O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

C1

0.50

Rel

ativ

ely

unco

nstra

ined

but

des

igna

tion

as

open

spa

ce m

eans

that

app

ropr

iate

pol

icie

s sh

ould

be

put i

n pl

ace

to e

nsur

e its

pro

tect

ion

for t

hat u

se if

rem

oved

from

the

Gre

en B

elt.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

yC

104.

91R

elat

ivel

y un

cons

train

ed a

nd a

der

elic

t br

ownf

ield

site

mea

ns th

is s

houl

d be

co

nsid

ered

a p

ossi

bilit

y fo

r dev

elop

men

t. H

owev

er, p

oor a

cces

sibi

lity

mea

ns th

at th

is

may

not

be

cons

ider

ed a

prio

rity

deve

lopm

ent

site

.

Saf

egua

rd

C11

73.4

2

All

perfo

rm s

trong

ly b

y se

para

ting

dist

inct

ex

istin

g se

ttlem

ents

.

The

site

s ar

chae

olog

y as

sets

, ope

n sp

ace,

la

ndsc

ape

char

acte

r & lo

cal w

ildlif

e si

tes

wou

ld re

stric

t bui

lt de

velo

pmen

t opp

ortu

nitie

s.

Con

side

r pro

tect

ion

unde

r lan

dsca

pe

desi

gnat

ion.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

Tota

lsi

tear

ea

Rel

atio

nshi

p w

ith

purp

oses

Im

plic

atio

ns fo

r Gre

en

Bel

tC

onst

rain

ts a

nd O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

C12

5.53

The

site

pre

sent

s ve

ry fe

w c

onst

rain

ts a

nd

rege

nera

tion

pote

ntia

l, al

thou

gh a

cces

sibi

lity

is

fairl

y po

or. T

he s

ite m

aybe

sui

tabl

e fo

r bui

lt de

velo

pmen

t but

may

not

be

cons

ider

ed a

pr

iorit

y.

Saf

egua

rd

C13

31.6

7Th

e si

tes

arc

haeo

logi

cal f

eatu

res,

lan

dsca

pe

char

acte

r and

nat

ure

desi

gnat

ions

cou

ld

rest

rict b

uilt

deve

lopm

ent o

ppor

tuni

ties.

C

onsi

der p

rote

ctio

n un

der l

ands

cape

de

sign

atio

n.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

C14

1.19

The

site

has

few

con

stra

ints

and

goo

d bu

s lin

ks, b

ut n

ot in

clo

se p

roxi

mity

to lo

cal

serv

ices

. For

this

reas

on th

e si

te m

ay n

ot b

e a

prio

rity

for d

evel

opm

ent.

Ens

ure

gree

nfie

ld

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld

oppo

rtuni

ties

have

bee

n in

vest

igat

ed.

Saf

egua

rd

C15

3.23

The

site

is b

row

nfie

ld, h

as fe

w c

onst

rain

ts a

nd

good

bus

link

s, b

ut n

ot in

clo

se p

roxi

mity

to

loca

l ser

vice

s. F

or th

is re

ason

the

site

may

not

be

a p

riorit

y fo

r dev

elop

men

t.

Saf

egua

rd

C16

1.57

The

site

is b

row

nfie

ld, h

as fe

w c

onst

rain

ts a

nd

good

bus

link

s, b

ut n

ot in

clo

se p

roxi

mity

to

loca

l ser

vice

s. F

or th

is re

ason

, the

site

may

no

t be

a pr

iorit

y fo

r dev

elop

men

t.

Saf

egua

rd

C17

35.3

7Th

e si

te p

rese

nts

a nu

mbe

r of c

onst

rain

ts

whi

ch c

ould

rest

rict b

uilt

deve

lopm

ent

oppo

rtuni

ties,

incl

udin

g hi

gh fl

ood

risk

and

ther

e is

no

PD

L. C

onsi

der p

rote

ctio

n un

der

com

mun

ity o

pen

spac

e an

d na

ture

co

nser

vatio

n de

sign

atio

ns.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

C18

1.13

Few

con

stra

ints

wou

ld re

stric

t bui

lt de

velo

pmen

t at t

he s

ite h

owev

er it

is n

ot in

cl

ose

prox

imity

to s

ervi

ces

& d

oes

not p

rese

nt

the

high

est l

evel

s of

acc

essi

blity

. Dev

elop

men

t m

ay n

ot b

e a

prio

rity

for t

he s

ite.

Saf

egua

rd

C19

21.1

4

All

perfo

rm s

trong

ly b

y se

para

ting

dist

inct

ex

istin

g se

ttlem

ents

.

Com

mun

ity o

pen

spac

e an

d na

ture

de

sign

atio

n co

uld

rest

rict b

uilt

deve

lopm

ent

oppo

rtuni

ties.

Con

side

r pro

tect

ion

unde

r co

mm

unity

ope

n sp

ace

and

natu

re

cons

erva

tion

desi

gnat

ions

.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

Tota

lsi

tear

ea

Rel

atio

nshi

p w

ith

purp

oses

Im

plic

atio

ns fo

r Gre

en

Bel

tC

onst

rain

ts a

nd O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

C20

10.8

2Th

e si

te p

rese

nts

few

con

stra

ints

and

it is

hi

ghly

acc

essi

ble,

is re

ason

ably

pla

ced

in

rela

tion

to s

ervi

ces,

& h

as P

DL.

The

site

m

aybe

sui

tabl

e fo

r bui

lt de

velo

pmen

t.

Con

side

r allo

catin

g si

te

C21

8.90

The

site

pre

sent

s ve

ry fe

w c

onst

rain

ts a

nd a

hi

gh le

vel o

f der

elic

t/ va

cant

bro

wnf

ield

land

&

rege

nera

tion

pote

ntia

l. R

easo

nabl

e pr

oxim

ity

to s

ervi

ces.

The

site

may

be s

uita

ble

for b

uilt

deve

lopm

ent.

Con

side

r allo

catin

g si

te

C22

12.7

7Th

e ar

chae

olog

ical

& g

ood

land

scap

e qu

ality

co

nstra

ints

are

wei

ghed

aga

inst

a n

umbe

r of

oppo

rtuni

ties

incl

udin

g go

od a

cces

sibi

lity,

hig

h le

vel o

f der

elic

t/ va

cant

bro

wnf

ield

land

&

rege

nera

tion

pote

ntia

l. O

n th

is b

asis

the

site

m

aybe

sui

tabl

e fo

r bui

lt de

velo

pmen

t.

Con

side

r allo

catin

g si

te, s

ubje

ct to

ap

prop

riate

pr

otec

tion

unde

r la

ndsc

ape

polic

ies.

C23

7.70

Site

rela

tivel

y un

cons

train

ed a

nd re

ason

ably

w

ell c

onne

cted

, how

ever

not

prio

rity

for

deve

lopm

ent d

ue to

loca

l wild

life

site

s &

lack

of

PD

L &

vac

ant l

and.

Ens

ure

gree

nfie

ld s

ites

are

cons

ider

ed a

fter a

ll br

ownf

ield

op

portu

nitie

s ha

ve b

een

inve

stig

ated

.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

C24

7.02

Arc

haeo

logy

is th

e on

ly s

ite c

onst

rain

t aga

inst

a

num

ber o

f opp

ortu

nitie

s in

clud

ing

reas

onab

le a

cces

sibi

lity

and

prox

imity

to

serv

ices

, hig

h le

vel o

f der

elic

t/ va

cant

br

ownf

ield

land

& re

gene

ratio

n po

tent

ial.

On

this

bas

is th

e si

te m

aybe

sui

tabl

e fo

r bui

lt de

velo

pmen

t.

Con

side

r allo

catin

g si

te

C25

2.66

Ope

n sp

ace

valu

e m

ay re

stric

t dev

elop

men

t &

site

not

prio

rity

for d

evel

opm

ent d

ue to

low

am

ount

of P

DL

& n

o va

cant

bro

wnf

ield

land

. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld o

ppor

tuni

ties

have

bee

n in

vest

igat

ed.

Land

scap

e/

coun

trysi

de/ o

pen

spac

e pr

otec

tion

polic

y

C26

7.25

All

perfo

rm s

trong

ly b

y se

para

ting

dist

inct

ex

istin

g se

ttlem

ents

.

Arc

haeo

logy

is a

min

or s

ite c

onst

rain

t aga

inst

a

num

ber o

f opp

ortu

nitie

s in

clud

ing

good

ac

cess

ibilit

y, p

roxi

mity

to s

ervi

ces,

PD

L &

re

gene

ratio

n po

tent

ial.

On

this

bas

is th

e si

te

may

be s

uita

ble

for b

uilt

deve

lopm

ent.

Con

side

r allo

catin

g si

te

Tota

lsi

tear

ea

Rel

atio

nshi

p w

ith

purp

oses

Im

plic

atio

ns fo

r Gre

en

Bel

tC

onst

rain

ts a

nd O

ppor

tuni

ties

Sugg

este

d po

licy

appr

oach

C27

3.35

The

site

pre

sent

s m

oder

ate

cons

train

ts

agai

nst a

num

ber o

f hig

hly

scor

ing

oppo

rtuni

ties

incl

udin

g go

od a

cces

sibi

lity,

pr

oxim

ity to

ser

vice

s, P

DL

& re

gene

ratio

n po

tent

ial.

On

this

bas

is th

e si

te m

aybe

sui

tabl

e fo

r bui

lt de

velo

pmen

t.

Con

side

r allo

catin

g si

te

C28

2.28

Site

pre

sent

s fe

w c

onst

rain

ts b

ut m

ay n

ot b

e a

prio

rity

for d

evel

opm

ent d

ue to

low

am

ount

of

PD

L an

d lo

catio

n aw

ay fr

om e

xist

ing

settl

emen

ts. E

nsur

e gr

eenf

ield

site

s ar

e co

nsid

ered

afte

r all

brow

nfie

ld o

ppor

tuni

ties

have

bee

n in

vest

igat

ed.

Saf

egua

rd

C29

2.88

The

site

pre

sent

s m

oder

ate

cons

train

ts

agai

nst a

num

ber o

f hig

hly

scor

ing

oppo

rtuni

ties

incl

udin

g de

relic

t/ va

cant

land

&

rege

nera

tion

pote

ntia

l, th

ough

acc

essi

bilit

y pe

rform

ance

is m

oder

ate

only

. Ove

rall

the

site

m

aybe

sui

tabl

e fo

r bui

lt de

velo

pmen

t.

Con

side

r allo

catin

g si

te

C30

6.98

All

perfo

rm s

trong

ly b

y se

para

ting

dist

inct

ex

istin

g se

ttlem

ents

.

Unc

onst

rain

ed a

nd re

ason

ably

wel

l co

nnec

ted,

this

site

cou

ld b

e co

nsid

ered

for

rele

ase.

Its

loca

tion

away

from

the

built

up

area

mea

ns th

at th

is m

ay n

ot b

e a

prio

rity,

al

thou

gh it

is a

der

elic

t site

, and

bui

lt de

velo

pmen

t may

ther

efor

e re

pres

ent g

ood

re-

u

Saf

egua

rd

Tota

l hec

tare

s 25

2.27

S

afeg

uard

26

.82

Con

side

r allo

catin

g 52

.99

Land

scap

e/

envi

ronm

enta

l/ C

omm

unity

ope

n sp

ace

desi

gnat

ion

172.

46

8.1.

1A

num

ber o

f sub

are

as h

ave

char

acte

ristic

s th

at s

houl

d be

add

ress

ed b

y w

ider

pla

nnin

g po

licy,

if th

is a

rea

was

to b

e re

leas

ed fr

om th

e gr

een

Bel

t. A

num

ber o

f sub

are

as c

onta

in d

esig

nate

d co

mm

unity

ope

n sp

ace,

are

as o

f lan

dsca

pe c

hara

cter

and

loca

l wild

life

site

s.A

ppro

pria

te p

lann

ing

polic

ies

shou

ld b

e in

trodu

ced

to g

ive

an in

dica

tive

area

of 1

72 h

ecta

res

the

appr

opria

te p

rote

ctio

n.

8.1.

2E

ight

sub

are

as d

o no

t cha

ract

eris

tics

that

are

like

ly to

mer

it po

licy

prot

ectio

n, b

ut p

oor p

erfo

rman

ce in

term

s of

opp

ortu

nitie

s fo

r su

stai

nabl

e de

velo

pmen

t mea

ns th

at th

ey m

ay n

ot b

e co

nsid

ered

t be

prio

ritie

s fo

r dev

elop

men

t. Fo

r exa

mpl

e, a

num

ber o

f sub

are

asdo

not

con

tain

pre

viou

sly

deve

lope

d la

nd, h

ave

poor

acc

essi

bilit

y to

ser

vice

s, o

r are

loca

ted

away

from

urb

an a

reas

. The

refo

re, a

n in

dica

tive

area

of 2

7 he

ctar

es c

ould

be

safe

guar

ded

for t

he ti

me

bein

g.

8.1.

3It

is c

onsi

dere

d th

at la

nd w

ithin

six

sub

are

as (w

ith a

n in

dica

tive

area

of 5

3 he

ctar

es) m

ay b

e co

nsid

ered

for r

elea

se fo

r bui

ltde

velo

pmen

t, if

this

are

a w

ere

to b

e re

leas

ed fr

om th

e G

reen

Bel

t. H

owev

er, t

his

wou

ld h

ave

to b

e co

nsid

ered

in th

e co

ntex

t of a

long

-te

rm c

onsi

dera

tion

of th

e fu

ture

stra

tegy

for t

his

who

le a

rea,

whi

ch c

urre

ntly

suf

fers

from

poo

r def

ined

are

as th

at, i

n pl

aces

, mer

ge in

to

each

oth

er a

s a

resu

lt of

pre

viou

s ur

ban

spra

wl.

B9

C1

D10

C31

D26

C3

A25

D27

E6

A23

E28

E24

B1

D2

C11

B2

D19

A17

B10

B19

D15

B8

C17

B15

C13

B4

E5

D6

A14

D17

D4

B20

C19

B6

A15

E18

D18

E23

D8E27

E4

B5

E2

B18

C35

D25

D9

E25

D14

A9

A10

C30

A18

D20

A2

A21

C21

D11

A8

D16

C36

D22

C23C20

E26C26

C24

D24

A16

C12

D21

B12

C10

D23

E15

C29

C22

D3

E3

C2

E12

E19

D13

E1

A20

A7

E9

B11

A22

B21

A3

C4

E10

E21

D5

B14

C27

A4

C15

A19

D7

E13

A12

B3

A5

E20

C25

C9

C28

B16

D1

A6

E8

B7

C5

E11

A13

B13C16

D28

E17

A11

D12

E22

E16

A24

C32

C14

A26

C18

B17

C33

E14

C34

E7

C6

A1

C7

C37

C8

Drawing Title

www.scottwilson.com

Scale at A1 :

Drw

Chk

App

Date Date

Rev

Drawing Number

DH

BROXBOURNE GREEN BELT REVIEW 1:20,000

RW 14/11/07

PS

LegendProvides a barrier between two ormore distinct existing settlements (Score 5)Provides a barrier between an existinglarge urban area and open green belt (Score 5)

Surrounded on all sides by Green Belt Land (Score 5)

Provides a barrier between two or moreparts of the same large urban area (Score 0)Part of Sub-Area provides a barrierbetween two or more parts of the same large urban area (Score 0)

District Boundaries

Map 1

Purpose 1 Results- role of sub areas in checking the unrestricted sprawl of large built-up areas

B9

C1

D10

C3

C31

D26

A25

D27

E6

A23

E28

E24

B1

D2

C11

B2

D19

A17

B10

B19

D15

B8

C17

B15

C13

B4

E5

D6

A14

D4

D17

B20

C19

B6

B5

A15

E18

D8

D18

E23

E4

E27

E2

B18

C35

D25

D9

E25

D14

C20

A9A10

A2

C30

A18

D20

A21

C21

A8

D11

D16

C36

C2

D22

C23

E26C26

C24

E19

D24

D13

A16

A7

C12

E9

D21

B12

C10

D23

E15

A22

B21

C4

E10

C15

D7

C29

A5

E20

C25

C22

D3

E3

E12

E1

A20

B11

A3

D5

E21

A4

B14

C27

A19

E13

B3

A12

C9

C28

B16

D1

A6

E8

B7

C5

E11

A13

B13C16

D28

E17

A11

D12

E22

E16

A24

C32

C14

A26

C18

B17

C33

E7

E14

C34

C6

A1

C7

C37

C8

Drawing Title

www.scottwilson.com

Scale at A1 :

Drw

Chk

App

Date Date

Rev

Drawing Number

DH

BROXBOURNE GREEN BELT REVIEW1:20,000

RW 14/11/07

PS

LegendShortest distance between distinct settlements

0 - 0.5 km (Score 5)0.5 - 1 km (Score 4)1 - 1.5 km (Score 3)1.5 - 2 km (Score 2)

> 2 km (Score 1)Distinct Existing SettlementsDistrict Boundaries

Map 2

Purpose 2 Results- role of sub areas in preventing neighbouring towns from merging into one another

B9

C1

D10

C3

C31

D26

A25

D27

E6

A23

E28

E24

B1

D2

C11

B2

D19

A17

B10

B19

D15

B8

C17

B15

C13

B4

E5

D6

A14

D4

D17

B20

C19

B6

B5

A15

E18

D8

D18

E23

E4

E27

E2

B18

C35

D25

D9

E25

D14

C20

A9A10

A2

C30

A18

D20

A21

C21

A8

D11

D16

C36

C2

D22

C23

E26C26

C24

E19

D24

D13

A16

A7

C12

E9

D21

B12

C10

D23

E15

A22

B21

C4

E10

C15

D7

C29

A5

E20

C25

C22

D3

E3

E12

E1

A20

B11

A3

D5

E21

A4

B14

C27

A19

E13

B3

A12

C9

C28

B16

D1

A6

E8

B7

C5

E11

A13

B13C16

D28

E17

A11

D12

E22

E16

A24

C32

C14

A26

C18

B17

C33

E7

E14

C34

C6

A1

C7

C37

C8

Drawing Title

www.scottwilson.com

Scale at A1 :

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App

Date Date

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DH


RW 14/11/07

PS

LegendCombined score for safeguardingthe countryside from encroachment

Score 0 - 7

Score 7 - 13

Score 13 - 20

District Boundaries

Map 3

Purpose 3 Results- role of sub-areas in assisting the safeguarding of the countryside from encroachment

B9

C1

D10

C3

C31

D26

A25

D27

E6

A23

E28

E24

B1

D2

C11

B2

D19

A17

B10

B19

D15

B8

C17

B15

C13

B4

E5

D6

A14

D4

D17

B20

C19

B6

B5

A15

E18

D8

D18

E23

E4

E27

E2

B18

C35

D25

D9

E25

D14

C20

A9A10

A2

C30

A18

D20

A21

C21

A8

D11

D16

C36

C2

D22

C23

E26C26

C24

E19

D24

D13

A16

A7

C12

E9

D21

B12

C10

D23

E15

A22

B21

C4

E10

C15

D7

C29

A5

E20

C25

C22

D3

E3

E12

E1

A20

B11

A3

D5

E21

A4

B14

C27

A19

E13

B3

A12

C9

C28

B16

D1

A6

E8

B7

C5

E11

A13

B13C16

D28

E17

A11

D12

E22

E16

A24

C32

C14

A26

C18

B17

C33

E7

E14

C34

C6

A1

C7

C37

C8

Drawing Title

www.scottwilson.com

Scale at A1 :

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App

Date Date

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Drawing Number

DH


RW 14/11/07

PS

LegendTotal Sub-Area Score

Above 10

7 to 10

Below 7

Below 7 - Part of Sub-Area Perfoms Poorly

District Boundaries

Map 4

Performance of sub areas against Green Belt purposes 1, 2 and 3.

B9

C1

D10

C3

C31

D26

A25

D27

E6

A23

E28

E24

B1

D2

C11

B2

D19

A17

B10

B19

D15

B8

C17

B15

C13

B4

E5

D6

A14

D4

D17

B20

C19

B6

B5

A15

E18

D8

D18

E23

E4

E27

E2

B18

C35

D25

D9

E25

D14

C20

A9A10

A2

C30

A18

D20

A21

C21

A8

D11

D16

C36

C2

D22

C23

E26C26

C24

E19

D24

D13

A16

A7

C12

E9

D21

B12

C10

D23

E15

A22

B21

C4

E10

C15

D7

C29

A5

E20

C25

C22

D3

E3

E12

E1

A20

B11

A3

D5

E21

A4

B14

C27

A19

E13

B3

A12

C9

C28

B16

D1

A6

E8

B7

C5

E11

A13

B13C16

D28

E17

A11

D12

E22

E16

A24

C32

C14

A26

C18

B17

C33

E7

E14

C34

C6

A1

C7

C37

C8

Drawing Title

www.scottwilson.com

Scale at A1 :

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App

Date Date

Rev

Drawing

DH


RW 14/11/07

PS

LegendWeak Points in the Broxbourne Green Belt Inner Boundary

Green Belt

District Boundaries

Map 5

Weak points in the Broxbourne Green Belt innerboundary

1.141.16

1.3 1.2

1.14

1.18

1.19

1.11

1.9

1.15

1.12

1.10

1.17

1.8

1.13

1.1

1.5

1.4

1.7 1.6

Drawing Title

www.scottwilson.com

Scale at A1 :

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Date Date

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DH

BROXBOURNE GREEN BELT REVIEW

OPTION 1 CHANGES

1:20,000

RW 06/02/08

PSMMa

Map 6Legend

Consider Development

Landscape/Countryside/Open Space Protection Policy

Safeguard

Safeguard and Introduce Schools Policy

Green Belt

District Boundaries

1.61.7

1.4

1.5

1.1

1.13

1.17

1.10

1.12

1.15

1.9

1.11

1.19

1.18

1.14

1.21.3

1.161.14

2.10

2.9

2.1

2.5

2.4

2.3

2.8

2.2

2.6

2.7

Drawing Title

www.scottwilson.com

Scale at A1 :

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Date Date

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Drawing Number

DH


OPTION 2 CHANGES

1:20,000

RW 06/02/08

PSM

Map 7Legend

Consider Development


Safeguard

Safeguard and Introduce Schools Policy

Option 2 Sites

Option 1 Sites

Green Belt

District Boundaries

C11

A17

B8

C17

B4

C13

A14

C19

B6

B5

A15

C20

A18

C21C23

C26

C24

C30C12

C22

A16

C10

A22

C27

C15

A19

C29

C25

C28

B7

C16C14

C18

C1

Drawing Title

www.scottwilson.com

Scale at A1 :

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Date Date

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Drawing Number

DH


LONG TERM AREAS OF SEARCH WITH SUGGESTED POLICY APPROACH BY SUB-AREA

1:20,000

RW 06/02/08

PSM

Map 8Legend


Safguard

Consider Allocating Site

Green Belt

District Boundaries