Chorleywood Residents' Association
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Celebrating 50 yearse-CRA

An e-newsletter from the Executive Committee
Chorleywood Residents' Association
November 2018

 
This additional e-Newsletter is published by Chorleywood Residents' Association to help inform and support Residents with regards to the creation of the New Local Plan by Three Rivers District Council.

Given the importance of this topic to Chorleywood, please share this e-Newsletter with your contacts and encourage them to join our mailing list which they can do via our website.
Contents

Foreword

In our October e-Newsletter we highlighted that Three Rivers District Council (TRDC) had published a Potential Sites Document and that a period of non-statutory consultation would run for six weeks.  This has now been extended by two weeks with a revised closing date for submissions of 5:00pm on Friday 21st December 2018.

This is part of the creation of a New Local Plan.  This new Local Plan will directly influence planning decisions within TRDC, including Chorleywood, for the next 10-15 years.  

The first Local Plan e-Newsletter is available on the Email Archive page of our website.

We have also added a new Local Plan area under News on our website dedicated to the New Local Plan.  Here you can find further information about the consultation and the Potential Sites, as well as reviews of the sites by CRA. 


Call to action - Responding to the consultation

In this second Local Plan e-Newsletter, having undertaken an analysis of each of the sites against the National Planning Policy Framework (NPPF), which is the governments guidance to local authorities on planning matters, we provide some suggested comments that residents may wish to include in feedback they make to Three Rivers District Council on the plan proposals.

This is covered in this e-newletter and also on the Local Plan page on our website.

These are just suggestions for inclusion in residents’ responses. Please do not copy them verbatim but use your own words as this will have more impact on TRDC and add any other observations you may have. Our analysis against the NPPF criteria needs bolstering with your local knowledge.

Responses to the  consultation can be submitted in writing in one of the following ways:

  • By email to: trldf@threerivers.gov.uk
  • By post to: Economic & Sustainable Development, Three Rivers District Council, Three Rivers House, Northway, Rickmansworth, Herts  WD3 1RL 
You only have until 5:00pm on Friday 21st December 2018 to do this and it is vital that as many people as possible make their views known. 
 

Three Rivers District Council Website

This e-Newsletter reproduces some information from the Three Rivers District Council website.  Readers are reminded that TRDC is the definitive source and that information is subject to change.


Chorleywood Potential Sites and Map

As detailed in the first Local Plan e-Newsletter, the Potential Sites Document is for all 13 regions within TRDC.  Chorleywood is from page 48 to 53 of the document.  This is illustrated in the reproduction below.  There are two further sites in Loudwater not shown on this reproduction.  They can be seen on the full map on page 53 of the Potential Sites document


 


Summary of Sites

This is taken from the Potential Sites Document.

 
Site Ref  Address Indicative  Dwelling Capacity
 CFS16  Land at Chorleywood Station (station car park and adjoining land)  115-185
 CFS18  Hill Farm, Stag Lane, Chorleywood  130-215
 PCS4  East Green Street, Chorleywood  680-900
 OSPF3  Land at Heronsgate, Chorleywood 1120-1680
 CFS15  Alabama & Waverley, Chenies Road, Chorleywood  40-60
 CFS17  Birdwood, Land at Hill Farm, Stag Lane, Chorleywood  35-55
 CFS29  Land at 2 Sarratt Lane  25-40
 CFS30  Land rear of Branksome Lodge  15-30
 CFS57  Pheasants Ridge Gap, Berry Lane, Chorleywood  15-25
 CFS72  Solesbridge Lane, Chorleywood  5-10
 ACFS1  Heath House, Rickmansworth Road, Chorleywood  5-10
 ACFS5  Pond Field, Hall Farm, West Clayton  15-25
 ACFS6  Home Field, Berry Lane, West Clayton  10-20
 PCS6  Hall Farm, Berry Lane, Chorleywood  30-50
 PCS7  Hall Farm, Shepherds Lane, Chorleywood  25-40
 

CRA Review of Potential Sites - General Summary

The sites identified in Chorleywood are inconsistent with the following National Policy Planning Framework criteria:
  • Protecting Green Belt land
  • Promoting Healthy and Safe Communities
  • Promoting Sustainable Transport
  • Making Effective Use of Land
  • Meeting the Challenge of Climate Change, Flooding and Coastal Change
  • Conserving and Enhancing the Natural Environment
  • Conserving and Enhancing the Historic Environment
For more detailed information please refer to the table below which identifies the sites affected by each of the issues assessed against the framework.

You can also find a site by site assessment on the Local Plan pages of our website.


Issues affecting Sites
 
Issue Sites
The majority of sites identified are in Green Belt and, as they are open countryside, the land; 
  • has a positive impact in restricting the sprawl of the current village
     
  • has a positive effect in preventing neighbouring towns merging as the nearest major town / village. 
  • contributes to safeguarding the countryside by forming a barrier to encroachment into the Green Belt.
These characteristics are directly aligned to the purposes of Green Belt defined in the National Planning Policy Framework and, as such, development of these sites would go directly against the Green Belt policy defined in the framework.
CFS18, PCS4, OSPF3, CFS57, PCS6, ACFS6, PCS7 & ACFS5

CFS18 & OSPF3


CFS18, PCS4, OSPF3, CFS57, PCS6, ACFS6, PCS7 & ACFS5


 
The majority of sites identified are served by a very poor transport infrastructure as there is no effective public transport at the site and access to the site from Chorleywood village centre can only be achieved by use of public single track lanes with no pavement and insufficient width for cyclists and vehicles to use the road safely at the same time.  Use of these sites would inevitably increase the scope for conflict between pedestrians, cyclists and vehicles due to the narrow nature of the entry and exit roads. As such, this is not consistent with the NPPF recommendations under both "Promoting Healthy and Safe Communities" and "Promoting Sustainable Transport". CFS18, OSPF3, CFS17, CFS57, PCS6, ACFS6, PCS7 & ACFS5
Development of the sites would negatively impact public rights of way and bridle paths that border and / or cross the sites, both by potentially obstructing them and by removing opportunities of users to enjoy the open countryside.  As such, this is not consistent with the NPPF  recommendations under "Promoting Healthy and Safe Communities". CFS18, OSPF3
As all local schools and doctors surgeries are currently full, there is no realistic prospect that there would be sufficient capacity at either local schools or doctors surgeries to support the significant increase in population of the area that a development of this size would result in. Such a large number of residences would probably require new schools and doctors surgeries to be created but there is no spare land in the area to accommodate these. As such, development of this site would not be consistent with the NPPF recommendations under "Promoting Healthy and Safe Communities". All sites above 0.5 hectares
On site CFS16, the noise and vibration caused by the location being immediately adjacent to the railway & station negatively impacts the ability of the site to support healthy lifestyles as recommended by the National Planning Policy Framework (NPPF) under "Promoting Healthy and Safe Communities". CFS16
As single track roads with limited passing places, the access roads to the sites struggle to cope with existing traffic levels and have been labelled as unsuitable for HGVs. Adding additional traffic to these roads has the potential to result in gridlock, which is already experienced. CFS18, OSPF3, CFS17, CFS57, PCS6, ACFS6, PCS7 & ACFS5
Development of this site is not consistent with the NPPF recommendations under "Making Effective Use of Land" as;
  • in the main, the sites do not consist of brownfield land or under-utilised land or buildings sites, and
  • development of the sites would have a negative impact on access to the countryside which can currently be enjoyed at the site by use of a public rights of way and bridle paths.
CFS18, PCS4, OSPF3, CFS57, PCS6, ACFS6, PCS7 & ACFS5
 
CFS18, OSPF3


 
By virtue of the difficulties accessing the site as a pedestrian or cyclist requiring users to drive whenever they leave the site, this would have a negative impact on greenhouse gas emissions and therefore development of this site would be not consistent with the recommendations of the NPPF for "Meeting the Challenge of Climate Change, Flooding and Coastal Change". CFS18, OSPF3, CFS17, CFS57, PCS6, ACFS6, PCS7 & ACFS5
Development of the site can only be considered as having a negative impact on biodiversity due to their impact on Local Wildlife Sites and trees covered by a TPO. As such, development of this site would not be consistent with the NPPF recommendations under "Conserving and Enhancing the Natural Environment". CFS18, OSPF3, CFS57, PCS6, ACFS6, PCS7 & ACFS5
The sites are either
  • already contained in the AONB, or
  • are contained in an area that has been put forward by the Chilterns Conservation Board to be included in that area. This proposal is with Natural England for their consideration.
PCS4
 
All other sites
The sites are either adjacent to or include elements of the conservation areas and could only be considered as having a negative impact therefore on local heritage assets, as the conservation areas are noted for their widely spaced properties and rural feel. As such, development of this site would not be consistent with the NPPF recommendations under "Conserving and Enhancing the Historic Environment". All sites

Site CFS16, whilst not in Green Belt, has a series of issues specific to this site related to its position and current amenity, including:
 
The site is served by a single track road without a pavement or kerbs which cannot be widened due to the fact that it is surrounded by protected common land. This road in turn is accessed from Chorleywood Bottom and Common Gate Road both of which again are surrounded by protected common land and lack footpaths. All three roads are in the Chorleywood Common Conservation Area. CFS16
Development of the site would result in losing the station car park, a critical amenity for the area, either in the long term (if car parking of the same scale as currently exists is not included in any new development's design) or in the short term whilst development is undertaken (if car parking of the same scale as currently exists is included in any new development's design). There are no other local sites suitable to replace the car park in either the short or long term and, therefore, this would have a significant negative impact on the amenities of the village and users of Chorleywood station, potentially reducing the use public transport and increasing car journeys. CFS16
Topography of site, standing above the village centre, limits the height of development on the site. Developing the site above two levels would result in it being over dominant and could potentially fundamentally change the character of the village, as well has having a negative impact on the conservation areas either side. CFS16
The map appears to imply that development could include are across the existing TFL railway line and operational land which is would have a significant impact on the local transport infrastructure. The only way to achieve this would be to build over the lines / station and any such scheme would inevitably create buildings of a height and mass which would be totally unacceptable adjoining the Chorleywood Common Conservation Area and in terms of effect on the village centre / Chorleywood Station Estate Conservation Area CFS16
Not all of the site is really available for development due to the requirement for a large car park, limitations on the ability to excavate the site without potentially damaging the railway lines or trees covered by TPO's and the need for 24 hour access to equipment by railway staff. This would significantly reduce the number of dwellings that could be put on the site or result in density of dwellings exceeding credible levels. CFS16
Increasing density by building higher is limited without have a significant negative visual impact on the village centre and the two nearby conservation areas. CFS16
If the car park were to be buried, the costs of this would be very significant and could reduce the number of available spaces when the capacity of the existing car park already fails to meet current demand. CFS16
Any new residential units would need their own car parking spaces adding to the total number required. CFS16
Please encourage your contacts to join our mailing list in order to receive these important updates by using the Mailing tab on our website at www.chorleywoodresidents.co.uk
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This newsletter is for information purposes and may carry unedited items from other organisations within Chorleywood at editor's discretion and for that purpose only. No direct or indirect support of any items, organisations or views expressed is implied by the Association unless specifically stated.
 
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