Proposed Main Modifications

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(24) MM 001

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About this consultation

DELETED:Delete

For INSERTED:effectiveness; Consultation has occurred

SECTION ONE

INTRODUCTION AND CONTEXT

CHAPTER 1

INTRODUCTION

MM 002

5

Paragraph 1.3

This Local Plan seeks to address the key issues facing North Hertfordshire and will set a strategic vision and spatial strategy for the District over the period 2011 to 2031. The Local Plan contains five main sections, not including the appendices. A separate Local Plan DELETED:Proposals INSERTED:Policies Map is published alongside the Local Plan to show the spatial implications of policies

For INSERTED:legal compliance

MM 003

6

Paragraph 1.4

It is important to note that the policies and supporting text in this Plan are inter-related and need to be read together when considering a specific proposal or issue. This Local Plan supersedes the saved policies from the 1996 North Hertfordshire District Local Plan No 2 (with Alterations). Appendix 1 provides a list of policies that have been superseded.

Appendix 2 provides a list of Local Plan designations as shown on the DELETED:Proposals INSERTED:Policies

Maps and where to view other designations which policies in the Local Plan refer.

For INSERTED:legal compliance

(1) MM 004

7

Paragraph 1.12

The first step in preparing a neighbourhood plan is to define a neighbourhood area. There are currently DELETED:eleven INSERTED:twelve neighbourhood planning areas designated within the District DELETED:with another two communities considering preparing a neighbourhood plan. INSERTED:The Pirton Neighbourhood Plan was 'made' in 2018 and forms part of the Development Plan in this parish. Those plans under preparation include the parishes of Kimpton, Ashwell, Codicote, Barkway and Nuthampstead, Ickleford, St Ippolyts, St. Pauls Walden, Wymondley, Preston and Knebworth INSERTED:and the joint neighbourhood planning area of Bygrave, Baldock & Clothall.

Factual update for

INSERTED:effectiveness

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CHAPTER 2

A PICTURE OF NORTH HERTFORDSHIRE

(1) MM 005

After para 2.55 [new paras.]

INSERTED:The County Council's adopted Mineral Consultation Area Supplementary Planning Document identifies areas of the district where particular care is needed to prevent the unnecessary sterilisation of sand and gravel resources.

INSERTED:In order to prevent sterilisation of mineral resources the council and developers will consider the effect of future development on mineral resources in these areas at an early stage and seek the advice of Hertfordshire County Council as the Mineral Planning Authority in accordance with the Minerals Consultation Area SPD (and any future revisions/successor).

For INSERTED:effectiveness as proposed in LP3.

SECTION TWO

SPATIAL STRATEGY AND STRATEGIC POLICIES

CHAPTER 3

SPATIAL STRATEGY AND SPATIAL VISION

(3) MM 006

27

Vision (2nd bullet)

• A mixture of quality new homes including affordable houses with a choice of tenure catering for the needs of North Hertfordshire's residents INSERTED:and, where appropriate, the wider housing market, will be provided in appropriate sustainable locations.

To ensure the plan is INSERTED:positively prepared and INSERTED:effective as proposed in LP3.

(7) MM 007

30

After Ch.3

INSERTED:Add key diagram as shown at Annex 1 of this schedule

For INSERTED:consistency with national policy; omitted in error from submitted Plan

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CHAPTER 4

STRATEGIC POLICIES

(31) MM 008

31

Policy SP1 (c)(iv)

Policy SP1: Sustainable development in North Hertfordshire

For INSERTED:effectiveness as proposed in LP3.

This Plan supports the principles of sustainable development within North Hertfordshire. We will:

1. Maintain the role of key settlements within and adjoining the District as the main focus for housing, employment and new development making use of previously developed land where possible;
2. Ensure the long-term vitality of the District's villages by supporting growth which provides opportunities for existing and new residents and sustains key facilities;
3. Grant planning permission for proposals that, individually or cumulatively:
   1. Deliver an appropriate mix of homes, jobs and facilities that contribute towards the targets and aspirations in this Plan;
   2. Create high-quality developments that respect and improve their surroundings and provide opportunities for healthy lifestyle choices;
   3. Provide the necessary infrastructure required to support an increasing population;
   4. Protect key elements of North Hertfordshire's environment including INSERTED:biodiversity, important landscapes, heritage assets and green infrastructure (including the water environment); and
   5. Secure any necessary mitigation measures that reduce the impact of development, including on climate change; and
4. Support neighbourhood plans and other local planning initiatives where they are in general conformity with the strategic policies of this Local Plan.

MM 009

32

Para 4.7

In setting a framework for growth, this Plan also recognises the value of local knowledge and the importance of local choice. A number of parishes within the District are already designated Neighbourhood Planning areas and our Local Plan is structured flexibly in response. This chapter contains the INSERTED:strategic policies and aspirations with which any neighbourhood plans, or other local planning initiatives, must be in general conformity.

For INSERTED:consistency with national policy.

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(68) MM 010

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Policy SP2

Policy SP2: Settlement Hierarchy and Spatial Distribution^x

For INSERTED:effectiveness to better explain the spatial strategy of the Plan following Matter 2 Hearing Session (ED53, ED138)

INSERTED:Between 2011 and 2031, the plan seeks to make provision for at least 15,950 new homes.

INSERTED:Approximately 80% DELETED:The majority of the District's INSERTED:housing development INSERTED:and the substantial majority of new employment, retail and other development will be located within INSERTED:the adjusted settlement boundaries of DELETED:or adjoining the following towns:

• Baldock INSERTED:(3,298 homes);
• Hitchin INSERTED:(1,679);
• Letchworth Garden City INSERTED:(2,167);
• Luton³² INSERTED:(2,100)
• Royston INSERTED:(1,797);
• Stevenage (including Great Ashby)³² INSERTED:(1,830); and

INSERTED:Approximately 11% of housing, along with supporting infrastructure and facilities will be delivered in five villages identified by this Plan for growth:

• INSERTED:Barkway (209)
• INSERTED:Codicote (367)
• INSERTED:Ickleford (210)
• INSERTED:Knebworth (736)
• INSERTED:Little Wymondley (306)

INSERTED:The remaining development will be dispersed across the District as set out below.

INSERTED:In Category A villages, DELETED:GINSERTED:general development will DELETED:also be allowed within the defined settlement boundaries of DELETED:the Category A villages of:

• Ashwell;
• DELETED:Barkway;
• Barley;
• Breachwood Green;
• Cockernhoe INSERTED:& Mangrove Green;
• DELETED:Codicote;
• Graveley;
• Hexton;
• DELETED:Ickleford;
• Kimpton;
• DELETED:Knebworth;
• DELETED:Little Wymondley;
• Lower Stondon³²;
• Oaklands³²;
• Offley;
• Pirton;
• Preston;
• Reed;
• Sandon;
• St Ippolyts INSERTED:& Gosmore;
• Therfield;
• Weston; and
• Whitwell.

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Infilling development which does not extend the built core of the village will be allowed in the Category B villages of:

• Blackmore End;
• Great Wymondley;
• Hinxworth;
• Holwell;
• Kelshall;
• Lilley;
• Newnham;
• Old Knebworth;
• Rushden;
• Wallington; and
• Willian.

DELETED:Only l INSERTED:Limited affordable housing and facilities for local community needs INSERTED:meeting the requirements of Policy CGB2 will be allowed in the Category C settlements of:

• Bygrave;
• Caldecote;
• Clothall;
• Langley;
• Nuthampstead;
• Peters Green; and
• Radwell

INSERTED:Development outside of these locations or general parameters will be permitted where this is supported by an adopted Neighbourhood Plan. Under the provisions of national policy at the time of this Plan's examination, Neighbourhood Plans cannot allocate sites in the Green Belt or amend Green Belt boundaries

INSERTED:[x] The figures shown in this policy for individual settlements are the total of planned, permitted and completed development for the period 2011-2031 as shown in Chapter 13 of the submitted plan. These figures are not a target and do not necessarily represent the maximum number of new homes that will be built.

(6) MM 011

33

After paragraph 4.11 (new paragraphs)

INSERTED:Based on the policies and allocations of this plan, it is anticipated that at least four in every five new homes delivered over the plan period will be built within the adjusted settlement boundaries of the towns. These will remain the primary focus for employment, retail and other development. The balance of new development will be distributed across North Hertfordshire's villages and the remainder of the District.

INSERTED:Much of this growth will be delivered on sites allocated for development by this Plan. This will be supplemented by (often smaller) 'windfall' sites which come forward within the settlement boundaries and parameters identified in Policy SP2 as well as any further

Consequential modifications to MM010 for INSERTED:effectiveness following Matter 2 & 8 hearing sessions (NHDC Matter

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INSERTED:sites subsequently identified through Neighbourhood Plans. These schemes may include opportunities for self-build development.

2 Statement, ED53, ED54, ED83, ED138, ED144)

(24) MM 012

34

After paragraph 4.12 (new paragraph)

INSERTED:Five villages have been identified that can support higher levels of growth:

• INSERTED:Knebworth and Codicote are the two largest villages within North Hertfordshire and support a range of services, including a station at Knebworth;
• INSERTED:Ickleford and Little Wymondley provide opportunities to accommodate further residential development in close proximity to neighbouring towns along with sustainable transport connections; and
• INSERTED:Barkway as a focus for development in the rural east of the District.

Consequential modifications to MM010 for INSERTED:effectiveness following Matter 2 hearing session (ED53, ED138)

(2) MM 013

34

Paragraph 4.13

INSERTED:The Category A villages, normally DELETED:those containing primary schools, DELETED:all INSERTED:also have defined boundaries within which development will be allowed and sites have been allocated to meet the District's overall housing DELETED:totals INSERTED:requirement. DELETED:Category A villages have defined DELETED:settlement boundaries and INSERTED:These villages are excluded from the policy designation (either Green Belt or Rural Area Beyond the Green Belt – see Policy SP5) which affects the surrounding countryside.

For INSERTED:effectiveness to provide clarity in neighbourhoo d planning

(6) MM 014

35

SP3

Policy SP3: Employment

To ensure Plan is INSERTED:positively prepared, justified, effective and INSERTED:consistent with national policy as proposed in

The Council will proactively encourage sustainable economic growth, support new and existing businesses and seek to build on the District's strengths, location and offer. We will

1. INSERTED:Allocate DELETED:Bring forward an adequate supply DELETED:and range of employment land DELETED:in Hitchin, Letchworth Garden City, Baldock and Royston INSERTED:to meet the needs of the Functional Economic Market Area DELETED:requirements of the local economy over the plan period to 2031. INSERTED:The allocations as shown on the Policies Map are :

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1. INSERTED:east of Baldock BA10 (19.6ha); and
2. INSERTED:west of Royston RY9 (10.9ha);

2. DELETED:Designate INSERTED:Safeguard DELETED:the INSERTED:Employment INSERTED:Areas within the District's main settlementsINSERTED:, as shown on the Policies Map, to enhance and INSERTED:protect their DELETED:safeguard employment potential;
3. DELETED:Support additional employment provision through the new designations allocations shown on the on the Policies Map designations at :
   1. DELETED:the former Power Station, Letchworth Garden City (1.5ha);
   2. DELETED: east of Baldock (19.6ha); and
   3. DELETED:west of Royston RY9 (10.9ha);

4. Work with landowners, developers and, for allocated INSERTED:housing sites on the edge of the District, adjoining authorities to identify an appropriate amount of employment land to be included through the masterplanning process in major new developments;
5. DELETED:Permit an appropriate range of B class employment uses within these area;
6. Promote and support the expansion of the knowledge based economy in the District. Proposals for the redevelopment of existing employment sites and the development of new DELETED:allocated employment sites which increase the level of knowledge-intensive employment will be supported in principle.
7. Support B-class uses in appropriate locations outside of designated employment areas, including offices in main town centres and concentrations of B-class uses in certain DELETED:Category A villages; and
8. Ensure relevant policies of this Plan recognise the contribution of non-B-class sectors, including tourism, to the provision of jobs in the District.

LP3 and following Matter 13 hearing session (ED56, ED150)

(3) MM 015

37

4.28

A significant DELETED:new employment INSERTED:allocation DELETED:site will be developed INSERTED:out at the east of Baldock, supporting the proposed increase in residential development in the town (see Policy SP8).

For INSERTED:effectiveness consequential to MM014

MM 016

37

4.30

Within Hitchin and Letchworth Garden City, employment area designations from the previous local plan will be broadly retained, with some modest releases of sustainable,

For

INSERTED:effectiveness

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brownfield sites for residential development. Within Letchworth, the former power station site at Works Road has been brought back into use for employment purposesINSERTED:. DELETED:and is DELETED:reflected in a new planning designation.

consequential to MM014 and following Matter 13 hearing session (ED56, ED150)

(27) MM 017

38

SP4

Policy SP4:INSERTED: Town Centres, DELETED:and Local CentresINSERTED: and Community Shops

For INSERTED:effectiveness following Matter 14 Hearing Sessions (ED56, ED77,

ED117 and ED151).

The Council will make provision for an appropriate range of retail facilities across the District and are committed to protecting the vitality and viability of all centres. We will:

1. Promote, protect and enhance the retail and service functions of the following centres in our retail hierarchy:
   1. The town centres of Hitchin, Letchworth Garden City, Baldock and Royston;
   2. 13 existing local centres consisting of:
      • village centres at Ashwell, Codicote and Knebworth;
      • seven centres in Hitchin
      • two centres in Letchworth Garden City; and
      • the centre at Great Ashby; and
   3. 2 new local centres north of Baldock and East of Luton within the strategic housing sites identified in this Plan;
2. Support proposals for main town centre uses in these locations where they are appropriate to the size, scale, function, catchment area, historic and architectural character of the centre;
3. Identify Primary Shopping Frontages within town centres where A1 retail uses will be expected to concentrate
4. INSERTED:To ensure the District's towns maintain their role and market share, make provision for INSERTED:up to 38,100 INSERTED:gross sq.m of additional A-class floorspace over the plan period, INSERTED:including the re-occupation of vacant floorspace, consisting of:
   1. 22,500 INSERTED:gross sq.m comparison goods (e.g. clothes, shoes, furniture, carpets);

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2. 8,INSERTED:600 INSERTED:gross sq.m convenience (e.g. food, drink, toiletries); and
3. 7,000 INSERTED:gross sq.m food and beverage outlets under Use Classes A3-A5 (restaurants, takeaways and bars).

INSERTED:38,100 gross sq.m is a district wide retail capacity but it is principally derived from the retail capacity projections for the four town centres, as indicated below:

INSERTED:Years

INSERTED:2016-2021

INSERTED:2021-2026

INSERTED:2026-2031

INSERTED:Totals

INSERTED:Baldock

INSERTED:300

INSERTED:1,600

INSERTED:1,400

INSERTED:3,300

INSERTED:Hitchin

INSERTED:3,800

INSERTED:3,600

INSERTED:3,700

INSERTED:11,100

INSERTED:Letchworth

INSERTED:2,400

INSERTED:3,300

INSERTED:3,500

INSERTED:9,200

INSERTED:Royston

INSERTED:3,200

INSERTED:2,000

INSERTED:1,900

INSERTED:7,100

INSERTED:Urban Extensions

INSERTED:1,500

INSERTED:2,700

INSERTED:2,600

INSERTED:6,800

INSERTED:Other

INSERTED:200

INSERTED:200

INSERTED:200

INSERTED:600

INSERTED:Total

INSERTED:11,400

INSERTED:13,400

INSERTED:13,300

INSERTED:38,100

INSERTED:The three town centres of Baldock, Hitchin and Letchworth Garden City have significant overlapping markets, with spend leakage from Letchworth Garden City to Hitchin and a lack of physical space at Baldock to accommodate its projected retail capacity. To address the leakage and physical capacity across these three centres the indicative distribution and phasing of provision is as follows:

INSERTED:Years

INSERTED:2016-2021*

INSERTED:2021-2026

INSERTED:2026-2031

INSERTED:Totals

INSERTED:Baldock

INSERTED:0

INSERTED:0

INSERTED:0

INSERTED:0

INSERTED:Hitchin

INSERTED:0

INSERTED:3,700

INSERTED:3,300

INSERTED:7,000

INSERTED:Letchworth

INSERTED:5,350

INSERTED:5,500

INSERTED:5,000

INSERTED:15,850

INSERTED:Royston

INSERTED:4,350

INSERTED:2,200

INSERTED:1,800

INSERTED:8,350

INSERTED:Urban Extensions

INSERTED:0

INSERTED:3,400

INSERTED:2,900

INSERTED:6,300

INSERTED:Other

INSERTED:0

INSERTED:300

INSERTED:300

INSERTED:600

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INSERTED:Total

INSERTED:9,700

INSERTED:15,100

INSERTED:13,300

INSERTED:38,100

INSERTED:*2016 to 2021 projections includes take-up of vacant units and the implementation of commitments.

5. INSERTED:Prepare and maintain up-to-date town centre strategies to support this approach and / or adapt to change; and
6. Support the retention and provision of shops outside of identified centres where they serve a local INSERTED:day-to-day need.

(2) MM 018

39

After paragraph 4.39 (New paragraphs)

INSERTED:4.xx The Local Plan strategy for town centre uses is to maintain the District's market share. This means that across the district, the retail capacity will be met principally in the four town centres. This is to maintain the current retail hierarchy within the District and the wider catchment areas.

INSERTED:4.xx However given that Baldock, Letchworth Garden City and Hitchin are in close proximity, leakage of the projected retail expenditure for each town is likely to occur. The most significant is leakage from Letchworth Garden City to Hitchin.

INSERTED:4.xx In addition there is less physical capacity in Baldock and Hitchin to accommodate their projected retail capacities. The retail strategy for the District is therefore to direct the capacity to Letchworth Garden City over the plan period, which has greater potential for physical space and to recapture its leakage.

For the Plan to be INSERTED:justified and INSERTED:effective following Matter 14 Hearing Sessions.

MM 019

39

Paragraph 4.40

We are committed to promoting the well-being of the town centres in the District. Town centre strategies have been produced for the main centres of Hitchin, Baldock, Letchworth Garden City, and Royston. These promote the vitality and viability of the centres and cover all those aspects of policy guidance with a spatial dimension relevant to town centres, including economic, environmental and social well-being and matters such as community safety, community facilities, traffic management, marketing and delivery. The strategies provide a method of keeping town centre development up-to-date and flexible to take account of ongoing changes in the retail environment. INSERTED:These town centre strategies will be monitored and reviewed during the life of this Local Plan.

For INSERTED:effectiveness following Matter 14 Hearing Sessions strategies

(20) MM 020

39

Paragraph 4.44

The growth of the District will require additional centres to be provided to serve the DELETED:largest new developments INSERTED:urban extensions at Baldock and on the edge of Luton. Once

For

INSERTED:effectiveness.

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built, these will become local centres in our retail hierarchy and future proposals within them will be assessed appropriately.

MM 021

39-

40

Paragraph 4.46

Our evidence shows there will be a steady growth in retail demand over the plan period, INSERTED:although projected growth post-2026 carries a degree of uncertainty due to changing shopping and retail patterns. Projected growth is driven in part by planned population growth but also by underlying changes in the way people shop and how much money they have available to spend. It is anticipated that on-line shopping will continue to grow whilst a certain amount of future demand can be accommodated through the re-occupation of existing, vacant shop units. However, it is also necessary to identify new sites for retail⁴¹. INSERTED:Projected retail needs, and particularly those in the post-2026 period, will be kept under review via the monitoring framework and updated retail studies.

Footnote41

North Hertfordshire Retail Study Update (Nathaniel Lichfield & Partners, 2016)

To ensure the Plan is INSERTED:justified, INSERTED:effective and INSERTED:consistent with national policy.

MM 022

40

Paragraph 4.48

DELETED:Further allocations and broad locations are identified within our main towns to accommodate the remainder.

For

INSERTED:effectiveness.

(61) MM 023

41

Policy SP5

Policy SP5: Countryside and Green Belt

For INSERTED:consistency with national policy and INSERTED:legal compliance following Matter 15 hearing session (NHDC Matter 15 hearing statement,

We support the principles of the Green Belt and recognise the intrinsic value of the countryside. Green Belt and Rural Areas Beyond the Green Belt are shown on the Proposals INSERTED:Policies Map. We:

1. Have conducted a comprehensive review of the Green Belt. Land has been removed from the Green Belt to:
   1. Enable strategic development at the locations referred to in Policies SP8 and SP3;
   2. Enable local development around a number of the District's towns and villages; and
   3. Define boundaries for villages referred to in Policy SP2 which fall within the Green Belt but were previously 'washed over' by this designation;

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2. Have provided new Green Belt to cover, in general terms, the area bounded by the Metropolitan Green Belt to the east, the Luton Green Belt to the west and the A505 Offley bypass to the north;
3. Will only permit development proposals in the Green Belt where they would not result in inappropriate development INSERTED:or where very special circumstances have been demonstrated; and
4. Will operate a general policy of restraint in Rural Areas beyond the Green Belt INSERTED:through the application of our detailed policies.

ED55, ED152)

(1) MM 024

41

Paragraph 4.54

Green Belt boundaries have been reviewed around all of the main towns within and adjoining the District, with the exception of Royston which lies beyond the Green Belt. Boundaries have also been reviewed INSERTED:around a number of villages DELETED:where they previously surrounded or covered ('washed over') DELETED:Category A and Category B villages within INSERTED:by the Green Belt.

Consequential modification to MM010 for INSERTED:effectiveness

(1) MM 025

42

Paragraph 4.56

Proposals for development within the Green Belt will be considered against national DELETED:guidance INSERTED:policy. Where the proposed use can be considered acceptable in principle, we will use the detailed policies of this Plan to determine whether permission should be granted.

For INSERTED:consistency with national policy following Matter 15 hearing session (ED55, ED152)

MM 026

42

Paragraph 4.58

The Rural Area Beyond the Green Belt covers the majority of the east of the District including most of the land between Baldock and Royston as well as the villages and countryside to the south of Royston. INSERTED:It also covers the land to the north and west of Hitchin beyond the outer edge of the Green Belt.

Factual amendment INSERTED:for effectiveness (ED55, ED152)INSERTED:.

MM

42

Paragraph 4.59

In terms of intrinsic character and beauty, DELETED:this area INSERTED:the Rural Area beyond the Green Belt

For clarity and

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027

contains some of the highest quality countryside in the District. However, the settlements are generally more dispersed meaning a Green Belt designation cannot be justified. This sparser pattern of development additionally means that, outside of the defined settlements, many sites are not well located in relation to key services. On these grounds it remains appropriate to INSERTED:restrain the types of development allowed in the Rural Area beyond the Green Belt DELETED:have a policy of restraint. Our detailed INSERTED:Development Management policies set out the approach that will apply in this area.

INSERTED:effectiveness following Matter 15 hearing session

(39) MM 028

43

Policy SP6

Policy SP6: Sustainable transport

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED105, ED153).

We will deliver accessibility improvements and promote the use of sustainable transport modes insofar as reasonable and practicable. We will:

1. Comply with the INSERTED:NHDC Transport Strategy and the provisions of the Local Transport Plan and other supporting documents as INSERTED:relevant DELETED:considered necessary;
2. Encourage development in locations which enable sustainable journeys to be made to key services and facilities;
3. Work with Hertfordshire County Council, INSERTED:neighbouring authorities, Highways England and service providers to ensure that a range of sustainable transport options are available to all potential occupants or users. This may involve new or improved pedestrian, cycle and passenger transport (including rail and/or bus) links and routes;
4. Seek the INSERTED:earliest reasonable opportunity to implement DELETED:early implementation of sustainable travel infrastructure on Strategic Housing Sites INSERTED:and other development sites in order to influence the behaviour of occupiers or users, along with supporting Travel Plans in order that sustainable travel patterns become embedded at an early stage;
5. Assess development proposals against the parking standards set out in this Plan and INSERTED:having regard to relevant supplementary advice;
6. Require applicants to provide assessments, plans and supporting documents to demonstrate the safety and sustainability of their proposals; and
7. Protect existing rights of way, cycling and equestrian routes and, should diversion

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be unavoidable, require replacement routes to the satisfaction of the Council.

(2) MM 029

43

Paragraph 4.66

The overarching transport policy document for the area is the Hertfordshire Local Transport Plan (LTP3) which provides the framework for achieving better transport systems in Hertfordshire for the plan period 2011-2031. The LTP4 is in progress which will cover the Hertfordshire DELETED:2020 INSERTED:2050 Transport vision and will be INSERTED:adopted DELETED:consulted on in DELETED:late 2016 INSERTED:2018. The Local Transport Plan covers all modes of transport including walking, cycling, public transport, car based travel, reducing road freight movements and making provision for those with mobility impairments.

For INSERTED:effectiveness; (NHDC Matter 16 Statement,

para 8)

(4) MM 030

44

Paragraph 4.67

and associated footnote

Although the DELETED:LTP3 INSERTED:Local Transport Plan identifies some specific schemes, the majority of transport schemes are identified at settlement level. From time to time the County Council, INSERTED:North Hertfordshire District Council, and neighbouring authorities publishDELETED:es other documents and strategies^[x] which will also need to be taken into account INSERTED:when considering development proposals. This includes the NHDC Transport Strategy and also relevant strategies prepared by neighbouring authorities, such as the Stevenage Mobility Strategy, for sites that are functionally attached to, or in close proximity to North Hertfordshire.

INSERTED:[x] These could include the forthcoming HCC Growth Transport Plans, the NHDC Transport Strategy prepared as part of the evidence base as well as other local strategies, for example cycling.

For INSERTED:effectiveness following Matter 16 Hearing Session, (NHDC Matter 16 Statement, ED55, ED105, ED153)

(8) MM 031

44

After Paragraph 4.68 (new paragraph)

INSERTED:Many of the developments in the smaller settlements may not be enough on their own to have a major transport impact within an area. However, cumulatively a number of developments can create additional demands and burdens on existing infrastructure (such as increased use of less appropriate roads, higher volumes of traffic through constrained village centres) which may require suitable mitigation to be implemented. Such mitigation can also include better, walking and cycling improvements and public transport services which will reduce the need to travel by car. The Council will consider these overall cumulative impacts as far as they are able as part of Policy SP7 and may require appropriate contributions from all such development sites.

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED105, ED153).

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(15) MM 032

44

Policy SP7

Policy SP7: Infrastructure requirements and developer contributions

To ensure Plan is INSERTED:justified, effective and INSERTED:consistent with national policy following Matter 6 & 16 hearing sessions (LP3, MOU9, NHDC

Matter 16 Statement, ED53, ED55, ED109, ED142, ED153).

The Council will require development proposals to make provision for infrastructure that is necessary in order to accommodate additional demands resulting from the development. We will:

1. Require developers to provide, finance and / or contribute towards provision which is fairly and reasonably related in scale and kind to the development, including:
   1. On-site and/or off-site improvements and infrastructure necessary as a result of the development in order to:
      • ensure appropriate provision of facilities and infrastructure for new residents;
      • INSERTED:contribute toward DELETED:help addressINSERTED:ing cumulative impacts that might arise across multiple developments;
      • avoid placing unreasonable additional burdens on the existing community or existing infrastructure;
      • mitigate DELETED:any adverse impacts INSERTED:where appropriate; and/or
      • enhance critical assets or make good their loss or damage; and
   2. Maintenance and/or operating costs of any such new provision;
2. Ensure INSERTED:essential new infrastructure to support new development DELETED:is INSERTED:will be operational no later than the completion of development or INSERTED:during the phase in which it is needed, INSERTED:whichever is earliest DELETED:unless otherwise agreed with relevant providers;
3. Refuse planning permission where appropriate agreements or processes ensuring criteria (a) and (b) can be met are not in place;
4. Have regard to DELETED:any INSERTED:relevant national guidance or requirements in relation to planning obligations and any Community Infrastructure Levy INSERTED:or successor funding tariff which may be introduced INSERTED:by the Council;
5. Work with landowners, developers and other agencies in facilitating the delivery of sites identified in the Local Plan INSERTED:and associated infrastructure and seek to overcome known obstacles; and
6. DELETED:Take a stringent approach INSERTED:Need robust evidence to be provided where developers consider that viability issues impact INSERTED:upon the delivery of key infrastructure and/or mitigation measuresINSERTED:. This evidence will be used to determine whether an appropriate and acceptable level of contribution and / or mitigation can be secured.

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(16) MM 033

45

Paragraph 4.75

On the largest development sites, it will be necessary to directly provide facilities alongside the primary use – schools within residential areas, bus stops within business parks, cycling routeINSERTED:s and new footways etc. In other areas, much of the growth arises from a number of smaller developments. A small development on its own may not be enough in itself to have a major impact within an area. However, cumulatively a number of developments INSERTED:(including both the larger and smaller sites) can create additional demands and burdens on existing infrastructure which may require suitable mitigation to be implemented.

INSERTED:Transport infrastructure including highways improvements and sustainable transport measures such as walking, cycling, improved public transport and behaviour change - projects are needed to address cumulative impacts - the latter seek to reduce vehicle travel to improve capacity and enable more sustainable travel. The NHDC Transport Strategy sets out the measures required, and all developments will be expected to contribute to these measures.

For INSERTED:effectiveness and following ED105.

(7) MM 034

46

Paragraph 4.83

In cases where viability is an issue, developers will DELETED:be expected INSERTED:need to INSERTED:provide DELETED:pay for an DELETED:independent assessment and analysis of their viability evidence INSERTED:in order to verify it. This must be completed by a suitably qualified individual or company and DELETED:to scrutinise the assumptions that have been made INSERTED:and the conclusions that have been reached and whether they are justified. The methodology and scope of any such assessment should be agreed in advance between the applicant and the Council. If, following this assessment, it is accepted INSERTED:by the Council that the viability of a scheme would be critically undermined by application of the Council's usual standards and expectations, we will exceptionally:

• consider which requirements are most critical to securing development and meeting the overall vision and objectives of this Plan;
• assess the extent to which these might be met in a way which makes any scheme viable; and
• determine whether this would result in an appropriate and acceptable level of contribution and / or mitigation.

For INSERTED:effectiveness following Matter 16 Hearing Session

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(43) MM 035

47-48

Policy SP8

Policy SP8: Housing

To ensure the Plan is INSERTED:positively prepared, justified, effective and INSERTED:consistent with national policy

following Matter 2, 3, 4, 8, 10 and 12 hearing sessions and consequential to MM010 (ED53, ED54, ED60, ED83, ED139, ED140,ED144, ED149)

Over the period 2011-2031, housing growth will be supported across the District. We will:

1. Release sufficient land to deliver at least 14,000 INSERTED:net new homes for North Hertfordshire's own needs. Of these:
   1. Around 13,800 INSERTED:net new homes will be provided within that part of the District falling within the Stevenage Housing Market Area (HMA); while
   2. Around 200 INSERTED:net new homes will be provided within that part of the District falling within the Luton HMA;
2. Provide additional land within the Luton HMA for a further 1,950 INSERTED:net new homes as a contribution towards the unmet needs for housing arising from Luton;
3. Deliver these homes through the sites and allowances identified in this Plan that will support approximately48:
   1. DELETED:4,340 INSERTED:3,970 homes from completions and permissions achieved since 2011 and other allowances;
   2. 7,700 homes from six Strategic Housing Sites:
      • BA1 - North of Baldock for 2,800 homes (2,500 to be delivered by 2031);
      • LG1 - North of Letchworth for 900 homes;
      • NS1 - North of Stevenage in Graveley parish for 900 homes;
      • HT1 - East of Hitchin for 700 homes;
      • GA2 - North-east of Great Ashby in Weston parish for 600 homes; and
      • EL1 / EL2 / EL3 - East of Luton for 2,100 homes;
   3. 4,860 homes through local housing allocations that will provide homes on:
      • DELETED:newly identified sites and land within pre-existing settlement limits;
      • DELETED:sites released from the Green Belt as part of a comprehensive, District-wide review; and
      • DELETED:land identified following a review of other relevant boundaries or designations.
      • INSERTED:Further sites within the adjusted settlement boundaries of the towns;
      • INSERTED:Land within the adjusted settlement boundaries of the five villages identified for growth; and
      • INSERTED:Sites identified within the defined settlement boundaries of the Category A villages.

      INSERTED:This includes the use of land within pre-existing settlement limits, non-strategic sites released from the Green Belt and other land identified following a review of other relevant boundaries or designations.

   4. DELETED:7 INSERTED:12 new, permanent Gypsy and Traveller pitches

4. Maintain a five-year housing land supply and target the completion of 20% of new homes over the plan period on previously developed land;
5. Seek to provide long-term certainty by
   1. Working with the Government and other relevant agencies to identify new settlement options within North Hertfordshire that can provide additional housing supply in the period after 2026; and
   2. Safeguarding land to the west of the A1(M) at Stevenage, as shown on the DELETED:Proposals INSERTED:Policies MapDELETED:, for up to 3,100 dwellings INSERTED:to meet longer- term development needs in the period beyond 2026 subject to a future review of this Plan;
6. Support a range of housing tenures, types and sizes measured against targets to provide:
   1. 33% of all homes over the plan period as Affordable Housing for local needs with targets to deliver up to 40% Affordable Housing where viable;
   2. A broadly even split between smaller (1- and 2-bed) and larger (3+ bed) properties INSERTED:subject to up-to-date-assessments of housing needs; and
   3. DELETED:100 INSERTED:56 plots INSERTED:on specified Strategic Housing Sites to help pro-actively address demand for self-build development over the plan period; and
7. Provide DELETED:up to INSERTED:at least 350 bed spaces in suitable, supported accommodation to meet the needs of those who cannot live in their own home.

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(1) MM 036

47

Footnote 48

These requirements include a small buffer of approximately INSERTED:4% DELETED:7% over and above the DELETED:targets for North Hertfordshire's housing needs identified in criterion (a) INSERTED:total housing requirement set through criteria (a) and (b) of this Policy to ensure sufficient flexibility. See Monitoring and Delivery chapter for further information. INSERTED:All figures are net.

For clarity and INSERTED:effectiveness; to reflect up- to-date information on housing supply

(3) MM 037

48

Paragraph 4.89

More than DELETED:4,300 INSERTED:3,900 of the required homes are accounted for by completions since 2011, sites which have already obtained planning permission and other allowances. DELETED:These allowances INSERTED:The majority of these 3,900 homes will be on previously developed land and also include:

• windfalls (those sites which will continue to come forward for development outside of the local plan process) DELETED:as well asINSERTED:; and
• INSERTED:Letchworth Town Centre as a broad INSERTED:location. DELETED:locations. These are areas INSERTED:This is an area where it is reasonable to assume development might occur in the latter years of the plan, but where we cannot currently identify the exact location. INSERTED:The boundary of the broad location is the same as the Town Centre boundary for Letchworth shown on the policies map. DELETED:The majority of these 4,300 homes will be on previously developed land.

For INSERTED:effectiveness and to reflect the INSERTED:justified allowances from these sources (ED53, ED140).

(7) MM 038

49

Paragraph 4.95

The remainder of new homes will be delivered through a range of local housing allocations set out in the detailed policies of this Plan:

• DELETED:More than 850 further homes are identified within pre-existing settlement boundaries and have influenced our target to build 20% of new homes on previously developed land;
• DELETED:As part of our comprehensive review of the Green Belt, a number of additional villages have been 'inset' with boundaries drawn to release additional land for development. These locations will contribute around 2,600 homes to our target whilst also ensuring the long-term sustainability of these settlements.
• INSERTED:Sites for a further 2,900 homes, in addition to the strategic sites, are identified within the adjusted settlement boundaries of the towns. This includes a DELETED:A series of INSERTED:non-strategic developments around the edge of Royston INSERTED:that will contribute almost DELETED:1,000 INSERTED:1,100 further homes; DELETED:while
• INSERTED:Sites for nearly 1,600 homes are identified at the five village locations identified for growth by Policy SP2; while
• A review of INSERTED:the settlement boundaries DELETED:in the Rural Areas Beyond the Green Belt INSERTED:of Category A villages allows for approximately 400 homes.

For INSERTED:effectiveness consequential to MM010

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(4) MM 039

49

Paragraph 4.96

This Plan also makes provision to meet the future needs of the Gypsy and Traveller community. DELETED:Existing arrangements at INSERTED:Additional permanent pitches will be provided adjoining the INSERTED:existing Pulmer Water site near Codicote DELETED:will be formalisedINSERTED:. A new site is allocated at Woodside Place, Danesbury Park Road at the southern edge of the District allowing requirements over the period to 2031 to be met.

To ensure Plan is INSERTED:positively prepared and INSERTED:justified consequential to MM139

(1) MM 040

50

Paragraph 4.99

A stepped approach is considered most appropriate. Housing supply will be measured against targets to deliver an average of 500 homes per year over the first ten years of the plan period (2011-2021). For the period beyond 2021, a target of 1,100 homes per year will apply. INSERTED:Our approach to five-year land supply is set out in Policy IMR1 in Chapter 14.

For INSERTED:effectiveness; Consequential modification to MM372

(5) MM 041

50

Paragraph 4.101

The Council is committed to fully exploring new settlement options in the District INSERTED:and initial work has been undertaken⁵³. INSERTED:However, DELETED:Our evidence shows that we cannot DELETED:expect INSERTED:rely upon a INSERTED:future new settlement to DELETED:make a substantial contribution INSERTED:contribute to housing requirements in this INSERTED:current Plan DELETED:period to 2031⁵³. INSERTED:We will work with relevant partners on an on-going basis to build the evidence base that is required to support any new settlement(s) and deliver on our aspirations.

⁵³ North Hertfordshire New Settlement Study (ATLAS, 2016)

For INSERTED:effectiveness following Matter 4 Hearing Session (ED53, ED140).

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(7) MM 042

50

Paragraph 4.104

Land to the west of the A1(M) at Stevenage within North Hertfordshire has long been identified as a sustainable location for a substantial urban extension to the town. Given the history of this site, it is considered there is sufficient justification to remove this site from the Green Belt now and safeguard it for future use. INSERTED:This land is not allocated for development at the present time. No development will be permitted until a plan review determines that the site is required to meet long-term needs and remains (part of) the most appropriate solution.

For INSERTED:consistency with national policy; Paragraph 85 of the NPPF

(3) MM 043

50

Paragraph 4.105

In taking this approach, it is recognised that a review of this Local Plan will need to conclude INSERTED:well before the end of the plan period in 2031. DELETED:It is reasonable to assume that some development will be realised from whichever sites are identified through this process in the period after 2026. An allowance of 500 homes has been included in our housing figures.

For INSERTED:effectiveness following the Matter 4 Hearing Session (ED53, ED140).

(3) MM 044

51

Paragraph 4.109

Self-build provides another route to home ownership. INSERTED:Small developments, often delivered by local builders and companies, have historically made a valuable contribution to housing land supply in North Hertfordshire. These include schemes designed by individuals for their own use. We will continue to support small windfall schemes where they are compatible with the policy framework of this plan. Government guidance also encourages us to facilitate further opportunities for people to self-build through Local Plan policies and other measures. On INSERTED:five of our strategic sites, 1% of plots will be reserved INSERTED:and marketed for INSERTED:those DELETED:people with a local connection who wish to build their own home INSERTED:reflecting demand recorded on the Council's Self-Build Register. No specific self-build targets have been set on Local Housing Allocation sites and local demand will be considered on a site-by-site basis having regards to the Council's self-build register. Self build may additionally be an issue that local communities wish to explore through Neighbourhood Plans.

For INSERTED:effectiveness to better reflect the range of building activity taking place in the District (ED53, ED54, ED83, ED139, ED144).

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(6) MM 045

52

Policy SP9

Policy SP9: Design and sustainability

For INSERTED:consistency with national policy and INSERTED:effectiveness following Matter 17 hearing session (LP3, ED55, ED154).

The Council considers good design to be a key aspect of sustainable development. We will

1. Support new development where it is well designed and located and responds positively to its local context;
2. Require masterplans for significant developments;
3. Assess proposals against detailed policy requirements set out in this Plan and INSERTED:have regard to the Design SPD; and

4. Adopt the Government's INSERTED:additional technical standards for the size of new homes, water efficiency and, in specified circumstances, accessibility.

(4) MM 046

52

Paragraph 4.117

The detailed policies of this Plan and supplementary guidance set out standards that will apply to new development in the District. Government reforms and technical standards have streamlined the type and amount of additional requirements that we can ask of new development. Having regard to relevant evidence, we consider it appropriate to introduce these DELETED:standardised INSERTED:optional requirements in North Hertfordshire.

For INSERTED:consistency with national policy (LP3)

(3) MM 047

55

Policy SP11

Policy SP11: Natural resources and sustainability

For INSERTED:legal compliance and INSERTED:effectiveness; (LP3, ED52, ED55, ED156)

This Plan seeks to meet the challenges of climate change and flooding. We will:

1. Support proposals for renewable and low carbon energy development in appropriate locations;
2. Take a risk based approach to development and flood risk, directing development to areas at lowest risk in accordance with the NPPF and ensuring the provision of Sustainable Drainage Systems (SuDS) and other appropriate measures;
3. Support the principles of the DELETED:Water Framework Directive INSERTED:Water Environment (Water Framework Directive) Regulations 2017 and seek to protect, enhance and manage the water environment;
4. Give consideration to the potential or actual impact of land contamination and support proposals that involve the remediation of contaminated land; and
5. INSERTED:Work with utilities providers, East Hertfordshire District Council and relevant agencies to ensure additional wastewater treatment capacity is delivered without harm to protected European sites.

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MM 048

55

Paragraph 4.136

This Plan also seeks to have regard to the wider water environment. The DELETED:Water Framework Directive (WFD) INSERTED:Water Environment (Water Framework Directive) Regulations 2017^[59] DELETED:is a piece of INSERTED:transpose European legislation that requires member states to make plans to protect and improve the water environment. It seeks to improve the condition of all qualifying water bodies to a "good" status and prevent deterioration in the water environment.

Footnote:

^[59]For information on the INSERTED:Water Environment (Water Framework Directive) INSERTED:Regulations 2017, see: DELETED:http://www.environment-agency.gov.uk/research/planning/33362.aspx INSERTED:http://evidence.environment-agency.gov.uk/FCERM/en/SC060065/About.aspx and INSERTED:https://www.legislation.gov.uk/uksi/2017/407/contents/made

For INSERTED:legal compliance; (ED55, ED156)

(1) MM 049

56

After paragraph 4.138 (new paragraph)

INSERTED:Wastewater from some parts of North Hertfordshire is treated at Rye Meads on the Hertfordshire / Essex border. This site lies within a protected site of European importance and currently has capacity to serve additional development until 2026. We will work with the relevant bodies to ensure long-term wastewater treatment solutions are available which will not have an adverse impact upon the Lee Valley Special Protection Area.

To ensure Plan is INSERTED:positively prepared and INSERTED:effective (LP3, ED52)

(10) MM 050

56

Policy SP12

Policy SP12: Green infrastructure, INSERTED:landscape and biodiversity DELETED:and landscape

For INSERTED:effectiveness and INSERTED:consistency with national policy

(NHDC Matter 19 Statement, para 33, LP3, ED52).

We will accommodate significant growth during the plan period whilst ensuring the natural environment is protected and enhanced. We will:

1. DELETED:Protect, enhance and manage the green infrastructure network and seek opportunities to create new green infrastructure; INSERTED:Protect, identify, manage and where possible enhance a strategic multi-functional network of green infrastructure;

   INSERTED:x. Consider and respect landscape character and locally sensitive features, particularly in relation to the Chilterns Area of Outstanding Natural Beauty;

   INSERTED:x. Protect, enhance and manage designated sites in accordance with the following hierarchy of designations:

   • INSERTED:Internationally designated sites
   • INSERTED:Nationally designated sites
   • INSERTED:Locally designated sites;

2. Protect, enhance and manage biodiversity networks including INSERTED:wildlife corridors, ancient woodlands and hedgerows, wetland and riverine habitats, Local Geological Sites, INSERTED:protected species, priority species and habitats, and non-designated sites of ecological value and seek opportunities for net gains for biodiversityINSERTED:; and
3. DELETED:Consider and respect landscape character and locally sensitive features, particularly in relation to the Chilterns Area of Outstanding Natural Beauty INSERTED:Protect other open spaces and support provision of new and improved open space.

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(2) MM 051

56

Paragraph 4.145

INSERTED:This Plan sets out a clear strategic approach for the protection, enhancement, creation and management of networks of green infrastructure. Green infrastructure refers to all assets within and between towns and villages, both urban and rural. It is a network of multi-functional open spaces, including urban parks, gardens, woodlands, hedgerows, watercourses and associated buffer zones, and green corridors in addition to protected sites, nature reserves and open countryside.

For INSERTED:consistency with national policy consequential to MM051.

(1) MM 052

57

Paragraph 4.147

Our detailed policies set out our approach to green infrastructure. DELETED:provision in new developments

For INSERTED:effectiveness and clarity.

(7) MM

053

57

After paragraph 4.147

(new paragraphs)

INSERTED:Much of North Hertfordshire is largely unspoilt, with very attractive landscape encompassing a range of natural, man-made and urban and rural spaces. The natural landscape to the west of Hitchin towards Hexton and Lilley follows the escarpment of the Chiltern Hills and part of the District here falls within the Chilterns Area of Outstanding Natural Beauty (AONB). There are also locally important landscapes which contribute to a feeling of remoteness in other parts of the District, for example Lilley Bottom and the East Anglian Heights.

INSERTED:Whilst there are no biodiversity sites designated at the European level in the District, for example Ramsar sites, Special Areas of Conservation or Special Protection Areas, there are a number of nationally designated sites. Strict protection and control will be applied to all national designations in accordance with the conservation of Species and Habitats Regulations (2010). These designations include six Sites of Special Scientific Interest (SSSIs) as shown on the Policies Map and eight designated Local Nature Reserves (LNRs).

INSERTED:Ancient woodland is a nationally agreed designation for land that has been woodland since at least 1600 AD. The District's woodlands will be managed over the plan period to provide recreation and amenity for local residents, and also to ensure their survival to benefit biodiversity. Ancient hedgerows are protected by the Hedgerow Regulations 1997 and will be protected and enhanced where possible to ensure their contribution to biodiversity and ecological networks.

INSERTED:Species or Habitats of Principal Importance as identified in S41 of the Natural Environment and Rural Communities Act 2006 are defined at the national level and the Hertfordshire Biodiversity Action Plan^x sets out an approach to biodiversity at the county level. In addition to this, the Hertfordshire Local Nature Partnership (LNP) Guiding Principles have informed the policies in this Plan.

INSERTED:The District has over 300 designated Wildlife Sites^y . The Hertfordshire Environmental Records Centre updates the list of designated Wildlife Sites on a regular basis. Sites identified or designated as Wildlife Sites are afforded protection as sites of substantive nature conservation value.

INSERTED:Local Geological Sites are given the same level of protection as Wildlife Sites and are considered important for their educational or historical value. There are currently 11 Local Geological Sites in North Hertfordshire.

INSERTED:Footnotes:

INSERTED:[x] Hertfordshire Environmental Forum (2006) A Biodiversity Action Plan for Hertfordshire, INSERTED:http://www.hef.org.uk/nature/biodiversity_vision/index.htm

INSERTED:[y] Please refer to the list held by the Hertfordshire Environmental Records Centre for the current list of designated Wildlife Sites

For

INSERTED:effectiveness

and consequential to MM050 (LP3, NHDC

Matter 19 Statement, para 33, ED52)

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(6) MM 054

Paragraph 4.148

There are a wide range of important habitats within North Hertfordshire, including hedgerows, wildflower meadows, orchards, ponds, lakes, reed bed and fen, ancient woodlands in the south, chalk grasslands and chalk streams in the east, DELETED:and wet woodlands along the River Hiz and its tributaries, INSERTED:and a wildlife corridor which runs in a south-west to north-east direction passing through the northern part of the district which is an important asset of food and habitat for flora and fauna, particularly birds. Many of these habitats are subject to specific designations, reflecting their value in terms of wildlife interest, for instance national sites such as Sites of Special Scientific Interest and Local Nature Reserves, and local sites such as local wildlife sites. INSERTED:The Biodiversity Action Plan for Hertfordshire and the Green Infrastructure Plan for North Hertfordshire identify the importance of such habitats.

For INSERTED:effectiveness following Matter 19 hearing session (ED55, ED156).

MM 055

Paragraph 4.150

DELETED:Much of North Hertfordshire is largely unspoilt, very attractive landscape encompassing a range of natural, man-made and urban and rural spaces. The natural landscape to the west of Hitchin towards Hexton and Lilley follows the escarpment of the Chiltern Hills and part of the District here falls within the Chilterns Area of Outstanding Natural Beauty (AONB).

DELETED:There are also locally important landscapes which contribute to a feeling of remoteness in other parts of the District, for example Lilley Bottom and the East Anglian Heights. Our detailed policies set out how we expect landscape issues to be taken into account.

Consequential to MM053

(4) MM 056

57

Policy SP13

Policy SP13: Historic environment

For INSERTED:effectiveness and INSERTED:consistency with national policy

following Matter 20 hearing session (NHDC Matter 20 Statement, ED55, ED157)

The Council will balance the need for growth with the proper protection and enhancement of the historic environment. INSERTED:When considering the impact of a proposed development on the significance of a heritage asset, the more important the heritage asset the greater the weight that will be given to the conservation of the asset and the management of its setting. We will pursue a positive strategy for the conservation and enjoyment of the historic environment through:

1. Maintaining a strong presumption in favour of the retention, preservation and enhancement of heritage assets and their setting INSERTED:according to their significance;

2. Identifying sites on the national register of Heritage at Risk or INSERTED:on the INSERTED:Council's 'At Risk' DELETED:local risk register;
3. Periodic reviews of Conservation Areas and other locally designated assets; and
4. Publication of detailed guidance.

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(10) MM 057

60

After Paragraph 4.174 (new paragraph)

INSERTED:All strategic sites will be masterplanned collaboratively with the Council and key stakeholders. It is the Council's expectation that the masterplan will normally be provided before or at outline application stage. It will be secured through conditions and / or a legal agreement. The masterplan should include:

• INSERTED:The broad layout of the allocated site;
• INSERTED:A phasing plan;
• INSERTED:The location of key infrastructure including:
  • INSERTED:main access roads;
  • INSERTED:key routes within the site for both vehicles and sustainable modes of transport;
  • INSERTED:schools and other supporting facilities; and
  • INSERTED:strategic landscaping and open space; and
• INSERTED:Identification of design parameters and / or character areas.

For INSERTED:effectiveness following Matter 10 hearing sessions.

(10) MM 058

61

Policy SP14

Policy SP14: Site BA1 – North of Baldock

To ensure Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following

Land to the north of Baldock, as shown on the DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 2,800 homes.

Planning permission for residential-led development will be granted DELETED:where INSERTED:provided thatINSERTED:the following site-specific requirements are met:

1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key

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INSERTED:stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;

2. A new local centre along with additional neighbourhood-level provision providing around 500m2 (net) class A1 convenience retail provision and 1,400m2 (net) of other A-class floorspace;
3. Structural planting to create a sense of place, integration into surrounding landscape and to reinforce a long-term, defensible Green Belt boundary to the north and east;
4. A new link road connecting the A507 DELETED:London INSERTED:North Road to the A505 Baldock bypass including a new bridge across the railway;
5. Sustainable transport measures to include:
   1. A secondary rail crossing for pedestrians and cyclists in the vicinity of Ashville Way;
   2. Safe access routes to / from, and upgrades to, Baldock station;
   3. Sensitive integration of Bridleway Baldock 034 / Bygrave 002 as a north-south route through the development; DELETED:and
   4. The use of Bygrave Road / Ashwell Road from the south-western edge of the allocated site to the link road as a sustainable transport corridorINSERTED:; and
   5. INSERTED:comprehensive integration into the existing pedestrian and cycle, public transport and road networks;
6. At least 28 serviced plots for self-build development;

INSERTED:x. Provision of an appropriate site for a care home for older people in Use Class C2 in accordance with the locational criteria in Policy HS4;

7. A community hall and GP surgery;
8. Up to 6 forms of entry (FE) of additional primary-age DELETED:and secondary-age education provision;
9. INSERTED:Up to 8 forms of entry (FE) of additional secondary-age education provision. A secondary school larger than 6FE will be supported where:
   1. INSERTED:It is located at the south of the allocation site; and
   2. INSERTED:Safe, sustainable and direct routes to school are provided from Clothall Common;

Matter 8 & 10 hearing sessions and consequential to MM134 and MM136

(NHDC Matter 10 statement,);

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9. Address existing surface water flood risk issues, particularly to the south of Ashwell Road, through SUDs or other appropriate solution;
10. Appropriate mitigation, compensation and / or enhancement of key features of biodiversity as informed by detailed assessments including:
    1. Ivel Springs Local Nature Reserve;
    2. Bygrave Road local wildlife site; and
    3. Identified protected species and priority habitats;
11. Built development contained to the south and south-west of the ridgeline that generally extends eastwards from the A507 south of Blackhorse Farm and southwards from Ashwell Road; and
12. Sensitive treatment of heritage assets and their settings including:
    1. An access solution from the A507 DELETED:London INSERTED:North Road which satisfactorily addresses potential impacts;
    2. Retaining framed views of St Mary's Church from within and beyond the site; and
    3. Using the location of areas of archaeological significance to inform a site-wide green infrastructure strategy.
    4. Ivel Springs Scheduled Ancient Monument

(1) MM 059

62

After Paragraph 4.179 new paragraph

INSERTED:At minimum, the site will contain a 6FE secondary school to ensure the demands arising from within the development can be met. A larger school of 8FE would additionally serve existing residents of Clothall Common and adjoining new development. Appropriate measures to ensure pupils can safely and conveniently walk or cycle to school from the south of the railway line will be required to support this scale of provision.

For INSERTED:effectiveness; (NHDC Matter 10 statement)

(4) MM 060

62

After Paragraph 4.180 New paragraph

INSERTED:National policy encourages the creation of inclusive and mixed communities meeting the needs of all age groups. A small proportion of plots will be reserved for those wishing to build their own home. Land will also be reserved for a home for older people who need greater levels of care. A minimum of 50-60 bed spaces are likely to be required in order to support the provision of communal facilities and on-site staff. The care home site

For INSERTED:effectiveness following Matter 8 hearings and

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INSERTED:should be sustainably located close to key facilities in line with the requirements of Policy HS4.

consequential to MM134 and MM136 (ED54, ED144);

(10) MM 061

63

Policy SP15

Policy SP15: Site LG1 – North of Letchworth Garden City

To ensure Plan is INSERTED:positively prepared, justified and INSERTED:effective following Matter 8 & 10 hearing sessions and consequential to MM134 and MM136. (LP3, MOU2, NHDC

Matter 10 statement, ED54, ED95, ED144, ED146B);

Land to the north of Letchworth Garden City, as shown on the Proposals Map, is allocated as a Strategic Housing Site for approximately 900 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters which also sets out;
   1. How the site will follow and implement Garden City principles;
   2. The most appropriate points of vehicular access considering landscape and traffic impacts;

INSERTED:x. How comprehensive integration into the existing pedestrian and cycle, public transport and road networks will be secured;

3. An appropriate education solution DELETED:with a presumption in favour of on- DELETED:site provision of INSERTED:which delivers a new INSERTED:2FE primary school INSERTED:on-site; DELETED:and
4. Any measures required to address nearby heritage assets including the Scheduled Ancient Monument at Radwell Lodge and the Croft Lane and Norton Conservation Areas; INSERTED:and
5. INSERTED:The approach to existing trees and hedgerows around and within the site, with the presumption that trees will be retained and any hedgerow losses kept to a minimum

2. Neighbourhood-level retail and community facilities providing around 900m2 (net) of A-class floorspace INSERTED:and a GP surgery;
3. At least 9 serviced plots for self-build development;

INSERTED:x. Provision of an appropriate site for a care home for older people in Use Class C2 in accordance with the locational criteria in Policy HS4 subject to up-to-date assessment of likely future needs and existing supply

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4. Incorporate ordinary watercourses (and any appropriate measures) within comprehensive green infrastructure and / or SUDs approach;
5. Structural planting to create a sense of place, integration into the surrounding landscape and a long-term, defensible Green Belt boundary, particularly to the north-west and east;
6. Diversion and / or re-provision of the Letchworth Greenway to provide a revised route around the new urban edge.
7. INSERTED:Undertake a detailed odour assessment to demonstrate no adverse impact on future residents and occupants of non residential buildings.

(2) MM 062

63

Paragraph 4.188

The masterplan will also be required to demonstrate an access solution which works in both highway and urban design terms. Previous work has shown that a new access from DELETED:Stotfold INSERTED:Norton Road could be accommodated in landscape terms⁶⁵. However, this needs to be balanced against a requirement to properly integrate this site with the existing Garden City. At the same time, any impacts upon the existing local highway network need to be managed within acceptable limits.

⁶⁵ Land north of Letchworth: landscape sensitivity study (LUC, 2013)

For INSERTED:effectiveness (NHDC Matter 10 statement.)

MM 063

63

Paragraph 4.189

Sites at this scale generate enough demand to support the provision of new primary schools on-site. DELETED:The presumption is that INSERTED:SDELETED:site LG1 will follow this principle. However, the irregular shape of the site and the location of surrounding schools DELETED:and an existing reserve school site in the area mean that this requires further consideration INSERTED:to ensure existing school intake and travel patterns are not unduly affected.

For INSERTED:effectiveness (NHDC Matter 10 statement).

(1) MM 064

64

Paragraph 4.190

Although this site will not generate a requirement for a local centre which forms part of the formal retail hierarchy, it will be necessary to provide neighbourhood-level shops and facilities to ensure that the new development is sustainable. INSERTED:Our evidence also identifies a requirement for a new GP surgery in Letchworth to serve new development^[x].

INSERTED:[x] Infrastructure Delivery Plan Update (RS Regeneration, 2018)

To ensure the Plan is INSERTED:positively prepared and INSERTED:effective following

Ref.

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Matter 10 hearing sessions.

(3) MM 065

64

After Paragraph 4.190 (new paragraph)

INSERTED:A small proportion of plots will be reserved for those wishing to build their own home. To ensure sufficient provision of homes for older people, any application should be supported by up-to-date evidence of housing need. This will determine whether it is necessary to make provision for a care home. These normally require a minimum of 50- 60 bed spaces in order to support the provision of communal facilities and on-site staff so an accurate picture of existing supply across Letchworth and the wider district will be essential. Any care home site should be sustainably located close to key facilities in line with the requirements of Policy HS4.

For INSERTED:effectiveness following Matter 8 hearings and consequential to MM134 and MM136

MM 066

64

Paragraph 4.193

Although parts of the north-eastern boundary are quite clearly defined, there are currently limited features demarcating the north-west and eastern edges of the site. These should be addressed in a comprehensive strategy which limits any harm to INSERTED:existing green infrastructure and the wider landscapeINSERTED:, DELETED:and preserves the setting of nearby heritage assets DELETED:whilst creating INSERTED:and creates new defensible limits to the town.

For INSERTED:effectiveness following Matter 10 hearing session.

(2) MM 067

64

Insert after paragraph 4.194

INSERTED:An odour assessment will need to demonstrate that a suitable distance is provided between Letchworth Garden City Water Recycling Centre and sensitive development (defined as buildings which are regularly occupied) as part of the detailed masterplanning of the site.

For INSERTED:effectiveness (LP3, MOU2,

NHDC Matter 10 statement)

(15) MM 068

65

Policy SP16

Policy SP16: Site NS1 – North of Stevenage

To ensure Plan is INSERTED:positively prepared, justified and INSERTED:effective

Land to the north of Stevenage within Graveley parish, as shown on the DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for approximately 900 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

Ref.

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1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
2. Integration with adjoining development in Stevenage Borough including site-wide solutions for access, INSERTED:sustainable travel, education, retailINSERTED:, and other necessary INSERTED:medical and social infrastructure INSERTED:to include:
   1. INSERTED:2FE of primary-age education provision either wholly within the site or in conjunction with the adjoining land allocated for development in Stevenage Borough ensuring adequate primary school capacity across both sites over the lifetime of the developments;
   2. INSERTED:Travel provision designed having regard to the Stevenage Mobility Strategy and including:
      • INSERTED:Effective links into the existing pedestrian and cycle, public transport and road networks; and
      • an upgraded junction at the intersection of Graveley Road / North Road; and
   3. INSERTED:Neighbourhood-level retail facilities subject to an up-to-date assessment of local demand and supply

• A detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.
• At least 9 serviced plots for self-build development;
• Structural planting to create a sense of place, integration into surrounding landscape and a long-term, defensible Green Belt boundary to the north DELETED:as informed by detailed assessments;
• Integration of existing public rights of way to provide routes through the site to the wider countryside including

1. Footpath Graveley 006 and Bridleway Gravely 008 along the perimeter of the site; and
2. Footpath Graveley 007 as a south-east to north-west route through the site and link path from the urban area to the Stevenage Outer Orbital Path; DELETED:and

following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED147)

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7. Sensitive consideration of existing settlements, landscape features and heritage assets including:
   1. Graveley village and Conservation Area;
   2. The St Nicholas & Rectory Lane Conservation Area INSERTED:including the Grade I listed St Nicholas Church and Rook's Nest; and
   3. Chesfield Park.
   4. Church of St Etheldreda
   5. Manor FarmINSERTED:; and
8. INSERTED:Detailed design and layout of the site to be informed by site-specific assessments to mitigate any landscape, heritage and Green Belt impacts to the fullest reasonable extent.

(1) MM 406

65

Paragraph 4.195

The area north of Stevenage is currently undeveloped farm land in the parish of Graveley. Adjoining land within Stevenage Borough to the south has been identified for development and this provides an opportunity for a coherent extension of the town to the north⁶⁷. A masterplanning exercise for this site will need to consider the INSERTED:collective implications of these DELETED:cross-boundary allocations and demonstrate appropriate solutions. This may lead to some facilities which will serve the whole development being located wholly within either North Hertfordshire's or Stevenage's administrative areas.

Footnote:

⁶⁷ Stevenage Borough Local Plan 2011-2031:Publication Draft (SBC, 2016)

For INSERTED:effectiveness following Matter 10 hearing session.

(2) MM 069

65

Paragraph 4.196

It is envisaged that principal access to the site will be in the form of a looped estate road, one end of which will be in Stevenage Borough. The northern end of this road will emerge at, or close to, the existing junction of the B197 at Graveley Road / North Road. A new arrangement, possibly a roundabout, will need to be provided. INSERTED:Any transport proposals should consider the effects on adjacent networks and communities such as Graveley, and propose suitable mitigation; the analysis should also consider cumulative impacts.

For INSERTED:effectiveness as proposed in ED105.

(5) MM 070

66

After paragraph 4.196 (new paragraphs)

INSERTED:The site will need to integrate provision for walkers, cyclists and public transport in line with the aims of the Stevenage Mobility Strategy. This will include connections to the wider sustainable travel network. These measures, along with wider transport and

For INSERTED:effectiveness following

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INSERTED:mobility proposals arising from development of the site, will be developed in consultation with Hertfordshire County Council and Stevenage Borough Council.

INSERTED:Development at this scale would normally generate a requirement for the on-site provision of a 2FE primary school. The relationship with the adjoining land in Stevenage means that, in this instance, it may be possible to co-locate education provision for the two schemes to ensure the most effective outcome.

INSERTED:Our evidence suggests that the three housing allocations to the north of Stevenage within the District will generate a requirement for two additional GPs^x. The most appropriate location and format for this provision will be determined in consultation with health service providers also having regard to existing and proposed patterns of provision within Stevenage.

INSERTED:The retail forecasts supporting the plan suggest that approximately 1,300m² of A-class floorspace could be accommodated within this site to meet the needs arising from the new housing^y. Equally it is recognised that Site NS1 is located in close proximity to existing and proposed convenience supermarkets and proposed local facilities within Stevenage. Any application should be supported by an up-to-date assessment of local retail requirements to ensure provision within this site is appropriately scaled to meet the needs generated by the development.

INSERTED:[x] North Hertfordshire Infrastructure Delivery Plan September 2016 (Updated January 2018)

INSERTED:[y] North Hertfordshire Retail Study Update (Nathaniel Lichfield & Partners, 2016)

Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED147)

(3) MM 071

66

Paragraph 4.200

INSERTED:The site is in close proximity to a number of heritage assets. Sensitive design and layout will be required to ensure that any harm to their settings is minimised. Assessment of any impact upon the historic environment must be comprehensive and should not stop at the administrative boundary. To the south-east of the site, the adjoining land within Stevenage Borough is known colloquially as 'Forster Country' in recognition of author EM Forster. His childhood home INSERTED:of Rook's Nest is INSERTED:Grade I listed with INSERTED:a large part of its INSERTED:historic

For INSERTED:effectiveness (NHDC Matter 10 statement).

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INSERTED:landscape setting protected by DELETED:a INSERTED:the St Nicholas' and Rectory Lane Conservation Area. INSERTED:This conservation area also contains and provides the setting for a Grade I listed, twelfth century church.

(6) MM 072

67

Policy SP17

Policy SP17: Site HT1 – Highover Farm, Hitchin

To ensure Plan is INSERTED:positively prepared, INSERTED:justified and INSERTED:effective following Matter 10 hearing session (ED95, ED146A)

Land to the east of Hitchin, as shown on the Proposals Map, is allocated as a Strategic Housing Site for approximately 700 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
2. Neighbourhood-level retail facilities providing approximately 500m2 (net) of A-class floorspace;
3. Principal access from Stotfold Road with DELETED:appropriate integration to the local highway network INSERTED:provision for sustainable modes of transport and comprehensive integration into the existing pedestrian and cycle, public transport and road networks;
4. At least 7 serviced plots for self-build development;
5. DELETED:On-site INSERTED:Approximately two hectares of land reserved for provision of a new primary school;
6. Appropriate separation distances from the adjoining railway embankment to safeguard residential amenity; DELETED:and
7. Lower density development and / or green infrastructure provision as informed by detailed landscape assessments at the north of the site to:
   1. Maintain appropriate visual and physical separation between Hitchin and Letchworth Garden City;
   2. Address surface water flood risk; and
   3. Respect the setting of the scheduled burrows to the north-east.
8. INSERTED:Sensitive consideration of other designated and non-designated heritage assets at Highover Farm including the Grade II listed Threshing Barn;
9. INSERTED:Undertake Contaminated Land Preliminary Risk Assessment, particularly relating to current and historic agricultural use; and
10. INSERTED:Undertake ecological appraisal in relation to Stotfold Road Verges and Hitchin Railway Banks Wildlife Sites.

Ref.

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(1) MM 073

67

Paragraph 4.205

A site at this scale will generate sufficient demand to support a new primary school on site. This will need to be at least 1FE in size. Further information on likely pupil yields, along with an understanding of any extent to which the nearby Highover JMI School may be able to meet future demands, will determine if it is necessary to DELETED:secure INSERTED:deliver a 2FE school on- site.

For INSERTED:effectiveness following Matter 10 hearing sessions

MM 074

68

After paragraph 4.208 (new paragraph)

INSERTED:The Highover Farm complex, at the south-west of the allocation site, is an important and long-evolved complex of agricultural buildings recognised on the Council's register of locally important heritage assets. In 2018, the Threshing Barn, which lies within this complex, was Grade II listed.

For INSERTED:consistency with national policy (ED146A).

(9) MM 075

69

SP18

Policy SP18: Site GA2 – Land off Mendip Way, Great Ashby

To ensure Plan is INSERTED:positively prepared, justified and INSERTED:effective following Matter 10 hearing session (NHDC Matter 10 statement, ED96, ED105, ED147)

Land to the north-east of Great Ashby within Weston parish, as shown on the - DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for approximately 600 homes. Planning permission for residential development will be granted DELETED:where INSERTED:provided that the following site-specific requirements are met:

1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
2. Neighbourhood-level DELETED:retail facilities providing approximately 500m² (net) of A1-class INSERTED:retail floorspace INSERTED:and other necessary medical and social infrastructure;
3. DELETED:Up to fINSERTED:Four hectares of land INSERTED:at the north of the allocation site, broadly bounded by Footpaths Weston 044 and Weston 027 and Dell Spring reserved for education DELETED:purposes INSERTED:use to accommodate DELETED:subject to up-to-date DELETED:assessments of need including, at minimum, 2FE of primary-age provision INSERTED:and 4FE of secondary age provision;

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4. Principal access from Mendip Way INSERTED:with:
   1. INSERTED:provision for sustainable modes of transport having regard to the Stevenage Mobility Strategy; and
   2. INSERTED:comprehensive integration into the existing pedestrian and cycle, public transport and road networks;

INSERTED:x. Transport Assessment to identify and secure measures to manage traffic flows arising from the development along Back Lane;

5. A detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.
6. At least 6 serviced plots for self-build development;
7. Structural planting along DELETED:the alignment of footpath Weston 044 INSERTED:site boundaries as informed by detailed landscape assessments to reinforce the revised Green Belt boundary and mitigate landscape impacts;
8. Address existing surface water flood risk issues, particularly running south- east from Dell Spring to Newberry Grove, through SUDs or other appropriate solution;
9. Appropriate mitigation, compensation and / or enhancement of key features of biodiversity including:
   1. Local wildlife sites at Tilekiln Wood, Parsonsgreen Wood, New Spring Wood, Brooches Wood and Claypithills Spring Wood; DELETED:and
   2. Identified protected species and priority habitatsINSERTED:; and
   3. INSERTED:Retention of green infrastructure connectivity and corridors to the wider countryside;

10. Integration of existing public rights of way within and adjoining the site to provide routes to the wider countryside including
    1. Footpaths Weston 027 and Weston 044 and Bridleway Weston 033 as features which help define the perimeters of the site; and
    2. Footpath Weston 029 as a potential green corridor through the site;
11. Provision of a green infrastructure corridor beneath the current alignment of the pylon lines INSERTED:to respect statutory safety clearance requirements for residential development; and

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11. Lower intensity development and / or green infrastructure provision to the north of the site to minimise harm to the setting of listed buildings.

(2) MM 076

69

Paragraph 4.211

Although this site will not generate a requirement for a local centre which forms part of the formal retail hierarchy, it will be necessary to provide neighbourhood-level shops and facilities to ensure that the new development is sustainable. INSERTED:Our evidence identifies that the three housing allocations to the north of Stevenage within the District will generate a requirement for two additional GPs. The most appropriate location and format for this provision will be determined in consultation with health service providers also having regard to existing and proposed patterns of provision within Stevenage.

For INSERTED:effectiveness following Matter 10 hearing sessions (ED96, ED147)

(1) MM 077

70

Paragraph 4.213

Development of this site provides the opportunity to address these issues. INSERTED:Reserving sufficient land within this site to deliver 2FE of primary-age INSERTED:and 4FE of secondary-age provision will DELETED:exceed INSERTED:meet the requirements arising from the site itself and INSERTED:also help alleviate pressures arising from existing and planned development in Great Ashby.

INSERTED:Together these will help to create a more sustainable residential neighbourhood at the north-east of Stevenage enabling more short-distance journeys to school.

For INSERTED:effectiveness following Matter 10 hearing session (NHDC Matter 10 statement)

(2) MM 078

70

Paragraph 4.214

DELETED:We will continue to work with the landowner and County Council to explore options for secondary school provision in this area. A modest level of secondary-age provision, potentially in the form of an all-through school, could provide a local solution for Great Ashby and create a more sustainable residential neighbourhood at the north-east of Stevenage. INSERTED:It is currently anticipated that the secondary element of a new school will not be required before the late 2020s at the earliest. To ensure an appropriately sized site, additional school playing fields would be required on land beyond the allocation boundary to the south-west of Footpath Weston 027 and Warrensgreen Wood towards Warrens Green Lane. This land is retained within the Green Belt to ensure appropriate control over any built structures.

For INSERTED:effectiveness (NHDC Matter 10 statement)

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(6) MM 079

70

After Paragraph 4.214 (new paragraphs)

INSERTED:The Stevenage Mobility Strategy aims to significantly increase the proportion of journeys undertaken on foot, by bike and by public transport over the plan period. Sites on the edge of Stevenage will need to make appropriate provision for sustainable modes of transport, and appropriate contributions to relevant sustainable travel schemes across the town, to ensure that they meet these aims.

INSERTED:There are local concerns that Back Lane, a narrow minor road which leads to Church Lane in Graveley, could be used by increased numbers of vehicles leaving the site, and that junctions in Graveley itself will suffer from congestion as a result of increased flows. This issue should be specifically addressed in the Transport Assessment for the site as part of the consideration of likely development impacts upon the wider highway network.

INSERTED:These measures, along with wider transport and mobility proposals arising from development of the site, will be developed in consultation with Hertfordshire County Council and Stevenage Borough Council.

For INSERTED:effectiveness following Matter 10 hearing session (ED96, ED105, ED147).

MM 080

70

Paragraph 4.215

INSERTED:Much of DELETED:TINSERTED:the revised Green Belt boundary has been drawn along the routeINSERTED:s of DELETED:a public rightINSERTED:s of way. Although DELETED:a clearly defined featureINSERTED:s, parts of DELETED:its INSERTED:their alignmentINSERTED:s cut across INSERTED:more open DELETED:fields INSERTED:land. Structural planting DELETED:here will reinforce the INSERTED:new boundary as well as providing visual containment of the development.

For INSERTED:effectiveness (NHDC Matter 10 statement)

MM 081

70

Paragraph 4.216

Distinct areas of woodland lie between the site and the existing development at Great Ashby. These should be sensitively incorporated into the development having regard to their status as local wildlife sites. These woodsINSERTED:, and the connections from them to the wider countryside, will be integral to the green infrastructure of the siteINSERTED:.DELETED:, which INSERTED:This will also include incorporation of key rights of way.

For INSERTED:effectiveness (NHDC Matter 10 statement)

(1) MM 082

70

Paragraph 4.217

A green infrastructure corridor currently runs through Great Ashby following the alignment of the overhead power lines. This should additionally be carried through the new development to provide a continuous link through the neighbourhood to the wider countryside. INSERTED:The width of the corridor will be informed by the health and safety clearance requirements imposed by National Grid (or any other relevant body).

For INSERTED:effectiveness following Matter 10 hearing session (ED96,

Ref.

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ED147)

(44) MM 083

71

Policy SP19

Policy SP19: Sites EL1, EL2 & EL3 – East of Luton

To ensure Plan is INSERTED:positively prepared,justified and INSERTED:effective (LP3, MOU5, NHDC

Matter 10 statement, ED54, ED83, ED144)

Land to the east of Luton, as shown on the DELETED:Proposals INSERTED:Policies Map, is allocated as a Strategic Housing Site for a new neighbourhood of approximately 2,100 homes.

Planning permission for residential-led development will be granted INSERTED:provided that DELETED:where the following site-specific measures requirements are met:

1. A INSERTED:comprehensive and deliverable DELETED:site masterplan INSERTED:for the whole allocation to be DELETED:approved INSERTED:developed in collaboration with the Council and key stakeholders and secured prior to the DELETED:submission INSERTED:approval of any detailed matters;
2. A new local centre with additional neighbourhood-level provision providing around 250m2 (net) class A1 convenience retail provision and 850m2 of other A- class floorspace INSERTED:and other necessary social infrastructure;
3. Structural planting to create a sense of place, integration into the surrounding landscape and to reinforce a long-term, defensible Green Belt boundary to the east and mitigate landscape impacts;
4. Principal access to be taken from Luton Road and integrated into Luton's existing highway network via Crawley Green Road INSERTED:with:
   1. INSERTED:Provision for sustainable modes of transport;
   2. INSERTED:Comprehensive integration into the existing pedestrian and cycle, public transport and road networks; and
   3. INSERTED:Appropriate transport mitigation measures secured to address impacts upon Luton
5. DELETED:Up to 4FE of primary-age and INSERTED:4FE of secondary-age education provision to ensure the needs arising from this allocation can be met within the site INSERTED:with any secondary education solution designed so as not to preclude the potential for future expansion;
6. DELETED: DELETED:At least 21 serviced plots for self-build development; INSERTED:Appropriate mechanism(s) to ensure that all the affordable housing derived from the 1,950 homes for Luton's unmet needs address affordable housing needs from Luton Borough;

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7. Built development contained within the Breachwood Ridge and avoiding adverse impacts on the wider landscape of the Lilley Valley or the Chilterns AONB as informed by detailed landscape assessments;
8. Integration of existing public rights of way within and adjoining the site to provide routes to the wider countryside including:
   1. Footpath Offley 001 as a route from south-east Luton to the rural area; and
   2. Footpaths Offley 039, Offley 002 and Offley 003 as potential north-west to south-east green corridors through the site;
9. Address existing surface water flood risk issues, particularly along the south- western perimeter of the site, through SUDs or other appropriate solution;
10. Appropriate noise mitigation measures, to potentially include insulation and appropriate orientation of living spaces;
11. INSERTED:Appropriate DELETED:Mmitigation, compensation and / or enhancement of key features of biodiversity as informed by detailed assessments including:
    1. The INSERTED:adjoining local wildlife sites at Stubbocks Wood; and
    2. Priority deciduous woodland habitat at Brickkiln Wood; DELETED:and
12. Sensitive integration of existing settlements and heritage assets, including
    1. Minimising the visual impacts of development upon the historic parts of Cockernhoe, including relevant listed buildings;
    2. Using the location of the Mangrove Green and Cockernhoe areas of archaeological significance to inform a site-wide green infrastructure strategy; and
    3. Retaining an appropriate setting to the adjoining Putteridge Bury;
13. INSERTED:Undertake Contaminated Land Preliminary Risk Assessment, particularly relating to historic landfill; and
14. INSERTED:Detailed drainage strategy identifying water infrastructure required and mechanism(s) for delivery.

MM

72

Paragraph 4.219

Three adjoining sites are identified to the East of Luton totalling 2,100 dwellings. Around

For

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084

150 homes will meet requirements arising from within North Hertfordshire, with the remaining 1,950 homes addressing needs that cannot be physically accommodated within Luton. INSERTED:The contribution towards unmet needs from Luton will include the provision of both market and affordable homes. The District Council will work with Luton Borough Council to secure appropriate mechanisms for nomination rights in any legal agreement(s) relating to the site(s).

INSERTED:effectiveness

(1) MM 085

72

Paragraph 4.222

Our assessments show that this level of development can be accommodated without a significant adverse impact on the wider highway networks of Luton and Hertfordshire [70]. This will be achieved, in part, by ensuring that education needs arising from the allocation will be met within the site itself. INSERTED:In the period beyond 2028, it may prove necessary to expand secondary provision to ensure wider education needs across the rural west of the District can be met. This matter will be kept under review and subject to further investigation and / or planning application(s) at the appropriate time.

[70] East of Luton Urban Extension Stage 2 – Traffic Modelling Results (AECOM, 2016); Preferred Local Plan Model Testing (AECOM, 2016)

For INSERTED:effectiveness following Matter 10 hearing sessions

MM 086

72

After paragraph 4.222 New paragraph

INSERTED:The sites will need to integrate provision for walkers, cyclists and public transport in line with the aims of the NHDC Transport Strategy and the sustainable travel strategy set out in the Luton Local Plan. This will include connections to the wider sustainable travel network.

For INSERTED:effectiveness (NHDC Matter 10 statement).

MM 087

72

After paragraph 4.225 New paragraph

INSERTED:East of Luton lies within the Thames Water area with wastewater draining to their facility at East Hyde south east of Luton. Previous work identifies that this treatment works should have sufficient capacity to accommodate this planned development, it is recognised that upgrades to the existing infrastructure network may be required.

INSERTED:Scheme promoters should work with Thames Water, and together, to identify the likely nature of infrastructure required to ensure this can be programmed appropriately.

For INSERTED:effectiveness (NHDC Matter 10 statement)

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SECTION 3

DEVELOPMENT MANAGEMENT POLICIES

CHAPTER 5

ECONOMY AND TOWN CENTRES

(2) MM 088

75

ETC1

Policy ETC1: Appropriate uses in Employment Areas

To ensure the Plan is INSERTED:effective and INSERTED:justified following Matter 13 hearing session (ED51, ED56, ED150)

Within the INSERTED:safeguarded DELETED:allocated Employment Areas, INSERTED:and the Employment Allocations (BA10 and RY9), as shown on the INSERTED:Policies DELETED:Proposals Map, planning permission will be granted DELETED:where INSERTED:provided:

1. DELETED:Within those parts of the Employment Areas designated for business use only, development is for Use Class B1;
2. DELETED:Elsewhere within Employment Areas, development is for Use Classes B1, B2 or B8;

   DELETED:cINSERTED:For allocated sites any relevant site-specific criteria are met; and

   DELETED:dAny Use Class B8 development is easily accessible from the primary road network.

Planning permission for other INSERTED:employment-generating uses will be granted as an exception to the above criteria INSERTED:provided they are:

1. Ancillary to the above uses;
2. Essential to the continued operation of an established premises;
3. Would bring comparable benefits to a B-class use in the same location; or
4. Would make use of a site that would otherwise be likely to become or remain vacant for an extended period of time.

MM 089

75

5.4

DELETED:Within the employment areas, certain areas will be reserved for B1 uses such as offices, research and development and light industry only. Due to the constrained nature of the District's Town Centres, and the competition from other land uses, much of the new office development anticipated over the plan period is likely to be within Employment Areas.

To ensure the Plan is INSERTED:effective and INSERTED:justified; (ED51)

(4) MM 090

77

ETC2

Policy ETC2: Employment development outside Employment Areas INSERTED: and Employment Allocations BA10 and RY9

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 13 hearing statement (NHDC

Planning permission for employment uses outside of allocated Employment Areas INSERTED:and Employment Allocations BA10 and RY9 will be granted DELETED:where INSERTED:provided that:

1. DELETED:they are located consistently with the principles of sustainable development; INSERTED:the proposal is:

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1. INSERTED:within a defined settlement boundary or the built core of a Category B village; DELETED:or
2. INSERTED:for small scale offices or other small employment development; and DELETED:or
3. INSERTED:is appropriate to the location in terms of size, scale, function, catchment area and / or historic and architectural character; and

2. DELETED:The proposal is appropriate to the area in terms of size, scale, function, catchment area and / or historic and architectural character;

   DELETED:c there would be no significant adverse impacts on living conditions.

3. DELETED:if major in scale, evidence is provided that there are no more suitable sites within the existing Employment Areas.

The Council will only permit the loss of existing employment uses on unallocated sites, where it can be demonstrated that:

1. the land or premises is no longer required to meet future employment needs of either the local community or the DistrictINSERTED:, demonstrated through evidence of at least twelve months of active marketing;
2. the existing use has a significant adverse impact on the amenities of surrounding land uses; or
3. the existing use is detrimental to highway safety.

Matter 13 Statement, ED56, ED150, Para. 25 NPPF)

(1) MM 091

77

5.9

There are a number of employment sites across North Hertfordshire that are outside the designated Employment Areas INSERTED:and Employment Allocations but which provide sources of local employment and services. These are in other parts of the main towns including town centres, in INSERTED:the villages identified for growth, category A villages, and sometimes within category B and C villages or in the countryside following the re-use or redevelopment of agricultural buildings. Some have been there for a long time and may not be in the most appropriate location while others exist perfectly well adjacent to other uses such as residential and / or in their wider setting. INSERTED:Planning Applications seeking non-employment uses on such sites will need to be supported with evidence that at least twelve months of active marketing has been undertaken. This will include an assessment of market signals, including that the marketing has been conducted appropriately given the terms,

For INSERTED:effectiveness and INSERTED:consistency with national policy (ED56, ED150))

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INSERTED:rental values and / or sales values of the site and similar properties, the benefits of the proposed uses and the impact on the community of such a loss of employment land.

(1) MM 092

77

ETC3

Policy ETC3: New retail, leisure and other main town centre development

For INSERTED:effectiveness; following Matter 14 hearing sessions (ED56, ED117, ED151)

Planning permission for new retail, leisure and other main town centre development will be granted INSERTED:provided that DELETED:where:

1. the sequential test is passed;
2. INSERTED:where the town centre development is outside of the town centre, an impact assessment INSERTED:is DELETED:are provided based on DELETED:locally set INSERTED:the following minimum floorspace thresholds demonstrating there is no unacceptable harm to the vitality or viability of a designated INSERTED:town centre:
   • INSERTED:Hitchin: 2,500 gross sq.m and above;
   • INSERTED:Letchworth Garden City: 1,000 gross sq.m gross and above;
   • INSERTED:Baldock, Royston and elsewhere: 500 gross sq.m and above

3. within retail allocation sites, as shown on the DELETED:Proposals INSERTED:Policies Map, any relevant site-specific criteria are met;
4. the proposal is appropriate to the area in terms of use, size, scale, function, catchment area, historic and architectural character; and
5. there would be no significant adverse impact upon living conditions.

(1) MM 093

78

5.16

Nevertheless, the first preference for the location of leisure facilities encompasses a wider area than retail as leisure uses should not be re-directed from the wider town centre areas to the primary shopping area. DELETED:Therefore, the first preference for leisure facilities includes both the primary shopping area and wider town centre area.

For INSERTED:consistency with national policy (ED56, ED117, ED151)

MM 407

78

5.17

DELETED:For other town centre uses the test will start at number two in the list above.

For INSERTED:consistency with national policy (ED56, ED117, ED151)

MM 094

78

5.19

This Plan identifies thresholds for the application of the impact test in North Hertfordshire's towns in line with our evidence⁷⁶. Applications for main town centre uses

For INSERTED:effectiveness; (ED56, ED117,

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on sites outside the town centres, not otherwise in accordance with the development plan and exceeding the thresholds INSERTED:in Policy ETC3 DELETED:below must also be assessed against the impact considerations set out in Government guidance before planning permission will be granted.:

• DELETED:Hitchin: 2,500m² and above
• DELETED:Letchworth Garden City: 1,000m² and above
• DELETED:Baldock, Royston and elsewhere: 500m² and above

Footnote76

North Hertfordshire Town Centre and Retail Study Update (NLP, 2016)

ED151)

(2) MM 095

79

ETC4

Policy ETC4: Primary Shopping Frontages

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions; (ED56, ED117, ED151)

Town Centre boundaries for Hitchin, Letchworth Garden City and Royston are shown on the DELETED:Proposals INSERTED:Policies Map. Within the designated Primary Shopping Frontages, planning permission will be granted at ground-floor level:

1. for retail A1 uses; or
2. DELETED:Exceptionally for an A3 DELETED:or similar use if DELETED:they do INSERTED:it does not, individually or cumulatively, undermine the retail function of the centre DELETED:and where the proposal will attract people to the centre, enhancing INSERTED:in the daytime or detract from the centre's vitality and viabilityINSERTED:.

(2) MM 096

79

ETC5

Policy ETC5: Secondary Shopping Frontages

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions (ED56, ED117, ED151)

In the Secondary Shopping Frontages of Hitchin, Letchworth Garden City, Baldock and Royston, as shown on the DELETED:Proposals INSERTED:Policies Map, planning permission will be granted at ground-floor level:

1. for retail, professional services and restaurants (A1, A2INSERTED:, DELETED:or A3INSERTED:, A4 and A5); or
2. DELETED:exceptionally for other main town centre uses if DELETED:they do, INSERTED:it does not individually or cumulatively, undermine the retail function of the centre DELETED:and where the DELETED:proposal will attract people to the centre, enhancing INSERTED:or detract from the centre's vitality and viability.

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MM 097

80

5.24

For Secondary Frontages, the policy is more flexible, allowing retail, office and DELETED:restaurant INSERTED:food/beverage uses (A1, A2INSERTED:, DELETED:and A3INSERTED:, A4 and A5) uses based on their contribution to vitality and viability and their ability to attract people to the centre. DELETED:Other uses such as pubs (A4) and hot food takeaways (A5) can add to an areas attractiveness and vitality, however, control is needed to ensure that these uses do not detract from the centre and affect the shopping pattern.

For INSERTED:effectiveness consequential to MM096 (ED56, ED117, ED151)

MM 098

80

5.25

Evidence in the form of predicted footfall, opening times and linked trips will be required for any application seeking to meet the exception criteria. Where a shop unit has been vacant for an extended period of time (normally at least DELETED:six months INSERTED:one year), documentary evidence should demonstrate that all reasonable attempts to sell or let the premises for the preferred use(s) have failed.

For INSERTED:effectiveness; (ED56, ED117, ED151)

(1) MM 099

80

ETC6

Policy ETC6: Local Centres

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions (ED56, ED117, ED151)

Within Local Centres, as shown on the INSERTED:Policies DELETED:Proposals Map or identified in approved masterplans INSERTED:for the strategic site allocations, planning permission will be granted where:

1. it is for use class A1, A2, A3, A4, A5, D1 or D2 at ground floor level;
2. DELETED:The centre would continue to provide a range of uses with the majority of units being retained in A1 use INSERTED:any change of use from class A1 would maintain the general vitality and viability of the centre; and
3. INSERTED:the centre would continue to provide a range of uses with a majority of units being retained in A1 use so as to not undermine the provision of local shopping facilities. DELETED:Any change of use from class A1 would:
   1. DELETED:maintain the general vitality and viability of the centre; and
   2. DELETED:not seriously diminish the provision of local shopping facilities.

Proposals for over 500INSERTED:sq.m DELETED:m² gross will not generally be suitable in local centres.

(2) MM 100

81

ETC7

Policy ETC7: DELETED:Scattered LocalINSERTED: communityshops and services in towns and villages

For INSERTED:effectiveness; following Matter 14 hearing session (ED56, ED117,

Planning permission for small-scale proposals providing new shops and services DELETED:will be granted within existing settlements to serve the INSERTED:day-to-day needs of the local community DELETED:as an exception to the sequential approach set out in Policy ETC3(a) INSERTED:will be

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INSERTED:granted where:

• INSERTED:The site is within a defined settlement boundary;
• INSERTED:In the case of Category B villages, the site is within the built core; or
• INSERTED:In the case of Category C settlements, the proposed development meets the criteria of Policy CGB2b.

Planning permission for the loss or change of use of any shops, services or facilities outside the defined retail hierarchy will be granted where:

1. there is another shop, service or facility of a similar use available for customers within aINSERTED:n 800m DELETED:convenient walking distance; and
2. the proposed replacement use would complement the function and character of the area.

An exception to criterion (a) above will only be permitted if it can be demonstrated that the unit INSERTED:is no longer required to meet the needs of the local community, including through evidence of at least twelve months active marketing.DELETED:has remained vacant for a year or more, and documentary and viability evidence has been provided that all reasonable attempts to sell or let the premises for similar uses in that period have failed.

ED151)

MM 101

81

5.34

New facilities of an appropriate scale and location within DELETED:Category A and Category B villages INSERTED:towns, villages and smaller settlements will generally be supported INSERTED:subject to meeting the criteria of Policy CGB2b where applicable DELETED:without the need for sequential testing of alternate locations.

For INSERTED:effectiveness; (ED56, ED117, ED151)

MM 408

81

Paragraph 5.36

These facilities should be protected wherever possible and the policy seeks to prevent their loss. However, where it can be shown such facilities are no longer needed and not viable, then permission may be granted for a change of use. INSERTED:Planning Applications seeking a change of use that is not for shops, services or similar facilities will need to be supported with evidence that at least twelve months of active marketing has been

For INSERTED:effectiveness, consequential to MM100

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INSERTED:undertaken. This will include an assessment of market signals, including that the marketing has been conducted appropriately given the terms, rental values and / or sales values of the site and similar properties, the benefits of the proposed use(s) and the impact on the community of such a loss of shops, services or similar facilities.

MM 102

82

ETC8

Policy ETC8: Tourism

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 14 hearing sessions (ED56, ED117, ED151)

Planning permission for tourism-related development will be granted DELETED:as an exception,

INSERTED:subject to the sequential approach set out in Policy ETC3 where it:

1. increases the attractiveness of the District as a tourist destination;
2. improves visitor accommodation; or
3. delivers sustainable tourist and visitor attractions in appropriate locations.

DELETED:In the rural area outside settlement boundaries proposals will need to evidence why they can not be accommodated within existing settlements and how they will support the rural economy.

MM 103

82

5.41

DELETED:Although INSERTED:The district of North Hertfordshire is INSERTED:itself not a major tourist destination. INSERTED:However, there are a wide range of attractions in the District, particularly those based on heritage and the countryside. Some, such as Letchworth, the world's first Garden City, Royston Cave and the British Schools INSERTED:and Museum in Hitchin are unique. Knebworth House and INSERTED:its grounds INSERTED:are a major day visitor destination INSERTED:in the region and INSERTED:unique nationally in their capacity for INSERTED:large music. INSERTED:The inclusion of a tourism policy reflects this sector's growing significance as a form of economic development, and its potential to diversify both urban and rural economies.

For INSERTED:effectiveness and INSERTED:consistency with national policy (LP3)

CHAPTER 6

COUNTRYSIDE AND GREEN BELT

(2) MM 104

84

Policy CGB1

Policy CGB1: Rural Areas beyond the Green Belt.

For INSERTED:legal compliance and INSERTED:effectiveness following Matter 15 hearing session

In the Rural Areas beyond the Green Belt, as shown on the DELETED:Proposals INSERTED:Policies Map, planning permission will be granted DELETED:where INSERTED:provided that the development:

1. is infillINSERTED:ing development which does not extend DELETED:within the built core of a Category B village;

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2. meets a proven local need for community facilitiesINSERTED:, DELETED:and services or DELETED:rural INSERTED:affordable housing INSERTED:in an appropriate location;
3. is strictly necessary for the needs of agriculture or forestry;
4. relates to an existing rural building;
5. is a modest proposal for rural economic development or diversification; or
6. would provide land or facilities for outdoor sport, outdoor recreation and cemeteries that respect the generally open nature of the rural area.

(ED55, ED152)

(1) MM 105

84

Paragraph 6.1

The Rural Area beyond the Green Belt covers the countryside to the east INSERTED:and north of the District that lies outside of the towns and DELETED:Category A INSERTED:larger villages identified in Policy SP2. These areas do not meet the necessary criteria to be designated as Green Belt, but it is still necessary to impose restraints on development to prevent inappropriate schemesINSERTED:^x.

INSERTED:[x] The Council's definition of "Rural Areas beyond the Green Belt" is not intended to replicate the NPPF definition of "rural areas" which also includes development within villages, as covered by other policies of this Plan.

For INSERTED:effectiveness following Matter 15 hearing session (ED55, ED152)

MM 106

84

Paragraph 6.2

INSERTED:Policy CGB1 sets out the broad typologies of development considered acceptable within the Rural Area Beyond the Green Belt. Where schemes INSERTED:fall within DELETED:meet one or more of the DELETED:criteria INSERTED:categories above, they will be judged against other relevant policies of the Plan.

For INSERTED:effectiveness in interpreting Policy CGB1

MM 107

84

Policy CGB2

Policy CGB2: Exception sites in rural areas

For INSERTED:effectiveness and INSERTED:consistency with national policy; Consequential modification to MM108

DELETED:Planning permission for community facilities and services or affordable housing

• DELETED:Adjoining Category A villages;
• DELETED:Beyond the built core of Category B villages; or
• DELETED:Within Category C settlements

DELETED:will be granted where:

1. DELETED:It meets a proven local need as identified through a parish survey or other relevant study;
2. DELETED:There are no reasonable alternate, suitable and available sites within the defined settlement boundaries of relevant towns or Category A villages or the built core of relevant Category B villages;

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3. DELETED:The proposal would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings;
4. DELETED:The proposed development would not have a substantial adverse impact on the openness or general policy aims of the Green Belt or Rural Area beyond the Green Belt; and
5. DELETED:The public benefit of the proposal outweighs any harm that might arise against these aims.

DELETED:The provision of limited market housing to cross-subsidise schemes under this policy will be granted planning permission in exceptional circumstances where it can be demonstrated that the level of market housing proposed is strictly necessary to make the required development deliverable and would accord with criteria (d) and (e) of this policy.

(8) MM 108

84

Policy CGB2 – New policies

Policy CGB2a: Exception sites for affordable housing in the Green Belt

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 15 hearing session (ED55, ED152)

INSERTED:Planning permission for limited affordable housing in the Green Belt

• INSERTED:Adjoining Category A villages; or
• INSERTED:Beyond the built core of Category B villages;

INSERTED:will be granted provided that the land is identified for such development in a Neighbourhood Plan or:

1. INSERTED:it meets a proven local need as identified through a parish survey or other relevant study;
2. INSERTED:there are no reasonable alternate, suitable and available sites:
   1. INSERTED:within the defined boundaries of the relevant Category A settlement or the built core of the relevant Category B village; or
   2. INSERTED:otherwise within a reasonable travelling distance (by various modes) of the location where the need has been identified;
3. INSERTED:the proposal would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings;
4. INSERTED:the proposed development would not have a substantial adverse impact on the openness or general policy aims of the Green Belt; and

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5. INSERTED:the public benefit of the proposal outweighs any harm that might arise against these aims.

INSERTED:Development permitted in Category C settlements within the Green Belt under Policy SP2 will also need to meet criteria (a) to (e) above.

Policy CGB2b: Community facilities, services and affordable housing in the Rural Area Beyond the Green Belt

INSERTED:Planning permission for community facilities, services or affordable housing in the Rural Area Beyond the Green Belt

• INSERTED:Adjoining Category A villages; or
• INSERTED:Beyond the built core of Category B villages

INSERTED:will be granted provided that the land identified for such development in a Neighbourhood Plan or:

1. INSERTED:it meets a proven local need as identified through a parish survey or other relevant study;
2. INSERTED:there are no reasonable alternate, suitable and available sites:
   1. INSERTED:within the defined boundaries of the relevant Category A settlement or the built core of the relevant Category B village; or
   2. INSERTED:otherwise within a reasonable travelling distance (by various modes) of the location where the need has been identified;
3. INSERTED:any affordable housing would meet relevant criteria of Policy HS2, particularly in relation to need, affordability and retention of dwellings;
4. INSERTED:the proposed development would not have a substantial adverse impact on the openness or general policy aims of the Rural Area beyond the Green Belt; and
5. INSERTED:the public benefit of the proposal outweighs any harm that might arise against these aims.

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INSERTED:Development permitted in Category C settlements in the Rural Area Beyond the Green Belt under Policy SP2 will also need to meet criteria (a) to (e) above

INSERTED:The provision of limited market housing to cross-subsidise schemes under this policy will be granted planning permission in exceptional circumstances where it can be demonstrated that the level of market housing proposed is strictly necessary to make the required development deliverable and would accord with criteria (d) and (e) of this policy.

MM 109

85

Paragraph 6.5

This Plan proactively identifies a range of development allocations across the District. These will all be expected to contribute towards affordable housing provision INSERTED:and, where justified, new infrastructure resulting in a significant boost in new homes INSERTED:and facilities for local needs.

To ensure the Plan is INSERTED:positively prepared

MM 110

85

Paragraph 6.6

However, on occasion a small-scale need may still be identified for affordable housing or other types of community facilities to meet rural needs which cannot be met within the main townsINSERTED:,DELETED:and INSERTED:the villages INSERTED:identified for growth or on allocated sites. This policy continues North Hertfordshire's historic approach of allowing specified development on exception sites.

For INSERTED:effectiveness; Consequential modification to MM010

(2) MM 111

85

Paragraph 6.9

A number of the settlements identified in Policy SP2 are located relatively closely to one another and it may be possible to meet any such needs more sustainably in nearby settlements. In justifying the exception site, applicants should have regard to actual and potential sites INSERTED:both within the parish where development is proposed and in other, nearby locations. In assessing compliance with criterion b of the policies, the Council will have regard to potential alternate sites within both a 15 minute drive time and a 30 minute journey time using passenger transport where the locations are connected by a route providing at least five services per weekday.;

• DELETED:Within the parish where the development is proposed
• DELETED:In immediately adjoining parishes and towns; and
• DELETED:otherwise within a reasonable travelling distance (by various modes)

To aid in interpretation of proposed Policies CGB2a and CGB2b and for INSERTED:effectiveness following Matter 15 hearing session

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DELETED:of the location where the need has been identified.

(2) MM 112

86

Policy CGB3

Policy CGB3: Rural workers' dwellings

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 15 hearing (ED55, ED152)

Planning permission for INSERTED:isolated new homes INSERTED:in the countryside to support DELETED:existing agricultural, forestry and other rural businesses will be granted DELETED:where INSERTED:provided that:

1. there is a clearly established existing functional need;
2. the unit and the rural business concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound, and should remain so;
3. the functional need could not be fulfilled by another existing dwelling on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned; and
4. the proposal responds appropriately to the site's local context INSERTED:and the needs of the business in terms of design, scale and function.

INSERTED:Where accommodation is proposed in association with a new business, applicants will need to demonstrate the business is viable with secure future prospects as an exception to criterion (b).

INSERTED:If a new home is deemed essential to support a rural business, it should first be permitted through a time-limited permission, or temporary accommodation such as a caravan. Permission for permanent dwellings will normally only follow in the event of a persistent need.

INSERTED:Any temporary or permanent home will be restricted to the occupancy of a worker associated with the business. Planning permission for the removal of agricultural occupancy conditions will only be granted where:

1. the circumstances which led to the imposition of the relevant condition(s) have significantly changed;
2. the building is demonstrably not required or suitable for an agricultural or rural business use; and
3. it is clearly evidenced that there is no further need in the locality for an

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agricultural worker's dwelling.

INSERTED:Where proposals are for development that would be inappropriate in the Green Belt, this policy will be used to help consider and assess any case of very special circumstances.

MM 113

86

Paragraph 6.17

DELETED:If a new home is deemed essential to support a rural business, it should first be permitted through a time-limited permission, or temporary accommodation such as a caravan.

DELETED:Permission for permanent dwellings will normally only follow in the event of a persistent need. Any temporary or permanent home will be restricted to the occupancy of a worker associated with the business.

For INSERTED:effectiveness; Consequential modification to MM112 [CGB3]

(2) MM 114

87

Policy CGB4

Policy CGB4: Existing DELETED:rural buildings INSERTED:in the Rural Area Beyond the Green Belt

For INSERTED:effectiveness and INSERTED:consistency with national policy following Matter 15 hearing session (ED55, ED152)

Planning permission for the re-use, replacement or extension of buildings in the DELETED:Green Belt or Rural Area beyond the Green Belt will be granted DELETED:where INSERTED:provided that:

1. any existing building to be converted INSERTED:for re-use does not require major extension or reconstruction;
2. the resultant building(s) do not have a materially greater impact on the openness, purposes or general policy aims of the DELETED:Green Belt or Rural Area beyond the Green Belt than the original building(s); and
3. any outbuilding(s) are sited as close as possible to the main building(s) and visually subordinate to them.

(1) MM 115

87

After paragraph 6.21 (new paragraph)

INSERTED:National policy provides clear guidance on proposals for the re-use, replacement or extension of buildings in the Green Belt which will be used, alongside the detailed design policies of this plan for relevant applications.

For INSERTED:effectiveness; Consequential to MM114

(1) MM 116

87

Paragraph 6.22

INSERTED:We consider that a broadly consistent approach is also justified in the Rural Area Beyond the Green Belt to DELETED:In these cases, we will ensure that INSERTED:similar proposals do not cause harm DELETED:to the rural area. Such harm may come from a variety of sources. The extension, alteration or replacement of buildings can change their character negatively, for example where a modest cottage, over time, becomes a mansion.

For INSERTED:effectiveness; Consequential to MM114

MM

88

Policy CGB5

Policy CGB5: Urban Open Land

For INSERTED:effectiveness

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117

In areas of Urban Open Land, as shown on the DELETED:Proposals INSERTED:Policies Map, planning permission will be granted DELETED:where INSERTED:provided that the development:

1. would provide land or limited ancillary built facilities for:
   1. outdoor sport, outdoor recreation or cemeteries;
   2. rural land uses or buildings appropriate in an urban fringe location; or
   3. landscapingINSERTED:, essential transport infrastructure or other earthworks associated with the development of adjoining allocated sites;
2. is low intensity in nature; and
3. would maintain openness and respect the transition from the urban area to the rural area beyond.

following Matter 10 (Baldock) hearing session and for INSERTED:legal compliance following Matter 15 hearing session (ED55, ED152)

MM 118

88

Paragraph 6.28

However it is also recognised that, in appropriate circumstances, this land could provide opportunities for the location of INSERTED:access roads or other transport infrastructure, general landscaping, school playing fields, sports pitches or other low-intensity uses associated with nearby development and / or the adjoining settlements. Where such uses are sought within Urban Open Land, all reasonable attempts should be made to maintain openness and careful consideration should be given to the scale of any ancillary INSERTED:buildings and treatments such as boundary fencing or bunding.

For INSERTED:effectiveness; Consequential modification to MM117; Omission in Proposed Submission LP

CHAPTER 7

TRANSPORT

(16) MM 119

89

Policy T1

Policy T1: Assessment of transport matters

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED153);

Planning permission will be granted INSERTED:provided that DELETED:where:

1. development would not DELETED:adversely INSERTED:lead to highway safety problems or cause unacceptable impactINSERTED:s upon INSERTED:the highway INSERTED:network DELETED:and safety;
2. mechanisms to secure any necessary sustainable transport measures and / or improvements to the existing highway network are secured in accordance with Policy SP7;
3. suitable Transport Statements, Transport Assessments and / or Travel Plans along with supporting documents are provided where required; and
4. for major developments, applicants demonstrate (as far as is practicable) how:
   1. the proposed scheme would be served by public transport; DELETED:and
   2. safe, direct and convenient routes for pedestrians and cyclists will be

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providedINSERTED:; and

3. INSERTED:comprehensive integration into the existing pedestrian and cycle, public transport and road networks will be secured.

(3) MM 120

90

Policy T2

Policy T2: Parking

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED153, NHDC

Matter 16 statement)

Planning permission will be granted INSERTED:provided that: DELETED:where:

1. parking INSERTED:for residential development is provided in accordance with the minimum standards set out INSERTED:in Appendix 4 of this Plan;

INSERTED:x. parking for non-residential development is provided having regard to the standards for non-residential development set out in the relevant Supplementary Planning Document;

2. proposals have regard to relevant Supplementary Planning Documents, strategies or advice and;
3. applicants clearly identify how they provide for all likely types of parking demand INSERTED:and demonstrate that parking will be safe and of a design and layout that will function satisfactorily.

INSERTED:Variations from these standards will only be considered where applicants can demonstrate that the accessibility, type, scale, mix and use of the development; the availability of and opportunities for public transport; local car ownership levels; and on-street conditions justify such variations.

MM 121

91

Paragraph 7.15

DELETED:Residential INSERTED:Parking standards INSERTED:for residential car and cycle parking are set out in Appendix 4 of this Plan. Parking provision in accordance with these standards will generally meet the day to day needs of the occupiers but without over provision. Relevant applications will be required to meet these standards. Recommended standards for other uses, and other types of parking, DELETED:including cycle parking, are set out in supplementary guidance⁸⁶. This document also provides general guidance on issues such as design and layout.

Footnote:

⁸⁶ Vehicle Parking at New Development Supplementary Planning Document (NHDC, 2011)

For INSERTED:effectiveness following Matter 16 Hearing Session (ED55, ED153);

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MM 122

91

After paragraph 7.16 (new paragraph)

INSERTED:The policy also introduces some flexibility in the application of the standards. Where development proposals seek to reduce the standard, applicants will be required to demonstrate justification for such variation based on the principles of the NPPF (paragraph 39) and taking into consideration impact on on-street conditions such as highway safety, available on-street capacity as well as likely pedestrian and environmental impacts.

For INSERTED:effectiveness; Consequential to MM121 following Matter 16 hearing session.

CHAPTER 8

HOUSING STRATEGY

(2) MM 123

92

Policy HS1

Policy HS1: Local Housing Allocations

For INSERTED:legal compliance and INSERTED:effectiveness following Matter 8

and Matter 15 hearing sessions.

Local Housing Allocations are listed by parish and settlement in Chapter 13 and shown on the DELETED:Proposals INSERTED:Policies Map. Planning permission for residential development and associated infrastructure on these sites will be granted DELETED:where INSERTED:provided that:

1. development broadly accords with the indicative number of homes shown;
2. proposals successfully address site specific INSERTED:policy considerations; and
3. unless site-specific INSERTED:policy considerations state otherwise, a variety of homes are provided in accordance with the general policy requirements of this Plan.

Planning permission for other uses will be refused.

MM 124

92

8.2

The remainder will be delivered through Local Housing Allocations within and adjoining the District's towns and villages. These are individually set out in the INSERTED:policies in the Communities chapter of this Plan.

For INSERTED:effectiveness; Consequential amendment to MM123 [HS1]

(5) MM 125

92

Policy HS2

Policy HS2: Affordable housing

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

Planning permission for new homes will be granted DELETED:where INSERTED:provided that:

1. Affordable housing DELETED:provision is
   1. DELETED:maximised having regard to INSERTED:Provided in accordance withINSERTED:the INSERTED:following targets INSERTED:subject to viability DELETED:set in this policyINSERTED::

INSERTED:Size of site (gross dwellings)

INSERTED:11 – 14 dwellings

INSERTED:15 – 24 dwellings

INSERTED:Target percentage of dwellings to be affordable

INSERTED:25%

INSERTED:35%

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:25 or more dwellings

INSERTED:40%

2. DELETED:made INSERTED:delivered on-site INSERTED:unless robustly justified; INSERTED:and
3. INSERTED:genuinely affordable to local people where rents or prices are linked to open-market values

2. The size, type and tenure of any affordable housing INSERTED:meets DELETED:has regard to:
   1. the Council's INSERTED:expectation DELETED:starting point for negotiation that 65% of INSERTED:the affordable housing required by criterion (a)(i) DELETED:homes will be rented and 35% other forms of affordable housing;
   2. the housing needs of the area INSERTED:including needs identified by relevant local authority housing register data, Neighbourhood Plans and any settlement- or parish-level surveys or assessments; and
   3. DELETED:the likely affordability of any affordable housing provision in real terms; iv. DELETED: relevant local authority housing register data; and
   5. the requirements of Policy HS3 and INSERTED:will contribute to an appropriate DELETED:the proposed mix of housing across the site as a whole;

3. the affordable housing is secured for first and subsequent occupiers through an appropriate condition or legal agreement providing for
   1. the retention of dwellings through the Council, a registered provider or similar body agreed with the Council; and
   2. where appropriate, review mechanisms
4. relevant Supplementary Planning Documents, strategies or advice have been taken into account.

Where development of a site is phased or divided into separate parts, or could reasonably be considered part of a larger development which would exceed the thresholds, it will be considered as a whole for the purposes of affordable housing provision.

DELETED:Size of site (gross dwellings) DELETED:Target percentage of dwellings to be

DELETED:affordable

DELETED:11 – 14 dwellings DELETED:25%

DELETED:15 – 24 dwellings DELETED:35%

DELETED:25 or more dwellings DELETED:40%

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

(3) MM 126

93

Paragraph 8.8

Affordable housing is provided for those who cannot access open market housing. It includes social rented and affordable rented housing and intermediate housing, such as shared ownership schemes INSERTED:or other models where they meet the definition of Affordable Housing set in national policy. Affordable Housing is normally delivered in partnership with Registered Providers who assume long-term responsibility for the homes and can include schemes built through Community Land Trusts or other forms of co-operative provision. It is secured with planning conditions and legal agreements to make sure that the benefit of the housing continues in the long term.

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

(1) MM 127

94

Paragraph 8.11

Our general expectation is that any affordable housing provision required and secured under this policy will be made on site. Although sites of between 10 and 14 units will deliver relatively low numbers of affordable homes, Registered Providers operating in the District are normally willing to take on these small groups of new homes. The onus will be firmly upon the applicant to DELETED:demonstrate that any exceptional circumstances exist to INSERTED:robustly justify off-site provision INSERTED:or contributions in lieuINSERTED:. DELETED:or, on INSERTED:On Strategic Housing Sites, INSERTED:or other large schemes, a phased approach to affordable housing delivery INSERTED:will normally only be agreed where this is critical to ensuring viability and / or the provision of supporting infrastructure. The justification for any of these approaches will need to demonstrate how the scheme would contribute to the objective of delivering mixed and balanced communities.

For INSERTED:consistency with national policy

(2) MM 128

94

Paragraph 8.12

Our normal approach will be to request 65% rented tenures and 35% other tenures for affordable housing to meet the needs of local people INSERTED:and ensure viability. DELETED:This will be used as a starting point for negotiation, but this INSERTED:This may change as the plan period progresses INSERTED:in response to new evidence or to reflect site-specific circumstances.

For INSERTED:effectiveness; Consequential amendment to MM125

(6) MM 129

94

Paragraph 8.13

The strength of local house prices means that affordable housing products which are linked to open-market sales or rental values will remain out of reach for many households and this issue will need to be taken into consideration. INSERTED:Affordable rent for larger (3+ bed) properties will normally be capped at below 80% of the local market rent. For shared ownership products, the most appropriate initial purchase percentages will be assessed on a case-by-case basis based upon local sales values. The Council will also consider the

For INSERTED:effectiveness; To provide additional information to aid interpretation of Policy HS2(a)(iii)

Ref.

Page (LP1)

Policy / Paragraph

Modification

Reason / source

INSERTED:likely impacts of any proposed service (or other) charges in determining affordability.

(as amended)

(3) MM 130

94

After paragraph 8.15 (new paragraph)

INSERTED:All affordable housing will be secured through legal agreements. Where appropriate, these agreements will include mechanisms to ensure that those with local connections are given appropriate priority in the allocation of homes. This is particularly relevant for schemes outside of the main towns where occupants of affordable housing on both allocated and exception sites may need to demonstrate a connection either to the parish in which the housing is to be provided, or to another nearby parish where a specific need for affordable housing has been identified. A local connection to the District is normally required to be eligible for inclusion on the housing waiting list.

For INSERTED:effectiveness following Matter 8 hearing session (ED54, ED144)

(3) MM 131

95

Policy HS3 (a)(i)