Local Plan 2011-2031 Proposed Submission Draft

The development is probably inevitable and therefore it is essential that the features in the area are maintained and protected. The plan already indicates a number of areas needing protection, especially along the border of Folly Alder Swamp (LNS) and the woodland associated with the Broadmeadow Estate flood management. These do need to be protected. In future development, it is essential that the housing does not encroach closely to the tree line. This has been a problem with the Broadmeadow estate with a loss of some 30 trees that have had to be felled to protect the houses that were built too close to the woodland. A fund should be established to provide the adjacent landowner(s) with funds to undertake tree work resultant on the development.
Water and sewage management is a concern, and appropriate arrangements must be in place to handle these. The sewage system is already overloaded from this area so that spillages occur further down the pipeline into the St Ipollyts Brook during heavy rain. Discharge of rainwater must be managed through the existing system on Broadmeadow to ensure a limited discharge into the St Ipollyts Brook, with overspill into the reservoir, or a similar alternative must be implemented to prevent downstream flooding.
In addition to appropriate landscaping of the site as viewed from the London Road, a shelter belt of trees should be provided to shield the Broadmeadow Estate, and to maintain the current footpath.
It is unclear where the traffic from the site will exit the site. It is assumed that it would be on to the London Road which would require another roundabout to be built, but this is too close to the current exit from the Broadmeadow site. Access through the Broadmeadow site would be problematic.

While in general the site choice is defensible, there are a number of issues realting to access which have not been defined. In particulat whether the site would open onto Waterdell Lane or directly onto Half Handkerchief Lane and thence onto London Road which has poor sight lines and is in a 40mph area.
Second, any development on the site should ensure that adequate screening is assured for St Ibbs Lodge and Queenborough houses and also that the demarkation between the site and the Parish Hall is properly secure
Third that the existing public right of way across the site is maintained and enhanced.
Finally, and most importantly, there is a potential Heritage issue with the site. At the eastern corner at the junction of Half Handkerchief and London Road there is an Ice House. These structures, generally dating from the 18th century are becoming rarer and I am unaware of any with reasonable access in the northern part of Hertfordshire. Many have been destroyed. This example is delapidated, but the main chamber is intact and with some work could be renovated and stabilised, and I would suggest that firstly it is protected during the construction work and then is properly secured for the future. It should be noted that there is a deep chamber in the Ice House with no exit, and as such it would constitute a hazzard for children. Therefore the structure should be fitted with a secure door. Further it should be investigated as a possible bat hibernation site, and many have been found in the past to contain significant colonies. With reduced opportunities for hibernation the secure door should be bat friendly.

Most of the issues are well handled and sensible requirements are included. My main concern, other than the large size of the development in what is a small village is the risk of flooding downstream of the development. While I agree that SUDs and other measures should limit the risk, the issue remains that the current stream is already inadequate, constrained by high banks and often blocked by debris and rubbish. Therefore one necessary task which should be included in the plan is to ensure that the watercourse is restructured and properly maintained. This should be included as one of the obligations of the development.