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Review of the Green Belt for the Preparation of Local Development Framework (LDF)
Final Report
March 2008
Borough of Broxbourne
Borough of Broxbourne
Review of the Green Belt for the Preparation of Local Development Framework (LDF)
Final Report
March 2008
Borough of Broxbourne
Review of the Green Belt for the Preparation of Local Development Framework (LDF)
Final Report
March 2008
Scott Wilson 6 Greencoat Place
London SW1P 1PL
Tel: +44 (0)207 798 5000 Fax: +44 (0)207 798 5001
Email: [email protected]& rob.willis@scottwilson
www.scottwilson.com
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TABLE OF CONTENTS
1 EXECUTIVE SUMMARY 42 INTRODUCTION 113 POLICY REVIEW 134 FUNCTIONAL REVIEW 335 GREEN BELT STUDIES & BEST PRACTICE REVIEW 376 GREEN BELT REVIEW METHODOLOGY & CRITERIA 407 RESULTS AND ANALYSIS 468 CONCLUSIONS AND RECOMMENDATIONS 69
GLOSSARY 90
APPENDICESAppendix 1: Final methodology and criteria Appendix 2: Results and analysis against the three PPG2 purposes by sub area Appendix 3 Details by sub area for Green Belt Purpose 3. Safeguarding the countryside from encroachment Appendix 4: Assessment of Green Belt sub area boundaries Appendix 5: Constraints and opportunities assessment Appendix 6: Schedule of proposed Green Belt alterations Appendix 7: Long-term areas of search
MAPSMap 1 Purpose 1 Results- role of sub areas in checking the unrestricted sprawl of large built-up areas Map 2 Purpose 2 Results- role of sub areas in preventing neighbouring towns from merging into one another Map 3 Purpose 3 Results- role of sub areas in assisting in safeguarding the countryside from encroachment Map 4 Performance of sub areas against Green Belt purposes 1, 2 and 3 Map 5 Weak points in the Broxbourne Green Belt inner boundary Map 6 Proposed Option 1 changes Map 7 Proposed Option 2 changes Map 8 Long term areas of search
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1 EXECUTIVE SUMMARY
1.1.1 The Borough of Broxbourne commissioned Scott Wilson planning consultants to conduct a single issue Green Belt Review in order to provide the context and information to inform potential changes to the Green Belt as part of their Local Development Framework process. Any changes to the Green Belt would need to be incorporated into Broxbourne’s Development Planning Documents and follow all relevant statutory plan-making processes.
1.1.2 Central to the formulation of this Review is the advice contained in Planning Policy Guidance Note 2: Green Belts, which provides national guidance related to matters such as the aims, purposes and boundaries of Green Belt land. A full policy review was undertaken of plans and documents that relate to Green Belts. Some of the key regional and local policies that were taken into account include:
� the draft East of England Plan recommends in Policy SS7 that a local review of Broxbourne’s Green Belt is carried out;
� Broxbourne’s Core Strategy; Issues and Options, May 2007 discussed under Theme 3: Green Belt and Countryside raised three issues related to a review of the Green Belt; and
� Borough of Broxbourne Local Plan Second Review 2001-2011 policy GBC1, in accordance with Structure Plan policies 5 and 7, set out four areas to be excluded from the Green Belt and proposed these areas for employment and educational uses as well as one area that would create a more defensible boundary.
1.1.3 A Functional Review was carried out to examine the broad context of the study in terms of the state of Broxbourne’s existing Green Belt. A literature review of Green Belt studies was conducted to help determine relevant and robust methodology and criteria that would accurately reflect the local circumstances of Broxbourne.
1.1.4 The methodology for the Review has been formulated in close collaboration with the Borough of Broxbourne, and in consultation with key stakeholders. All the Green Belt land in the Borough was split up into broad areas and then further divided up into sub-areas in order to make assessment more manageable and analysis more clear, and to ensure all Green Belt land was included in the review. The assessment is essentially separated into three key stages:
� assessment of Green Belt land against three of the five Green Belt purposes; � assessment of the strength of the current inner Green Belt boundary; and � assessment of the constraints and sustainable development opportunities to
inform an appropriate policy approach to land that is proposed to be removed from the Green Belt.
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Results
1.1.5 The Green Belt of Broxbourne checks the unrestricted sprawl of built up areas (Green Belt Purpose 1) in a number of ways:
� Towards the north-west of the Borough, the Green Belt provides a barrier between the Broxbourne urban area and the open Green Belt, it maintains the open character of the open Green Belt, and separates the urban area of Broxbourne from Hertford Heath.
� To the south-west, Green Belt land separates a number of clustered distinct existing settlements between the large urban area of Broxbourne and Cuffley. It also provides a barrier between the Broxbourne urban area and the open Green Belt, and maintains the open character of the open Green Belt.
� To the East of the Borough, the Green Belt provides a barrier between the large urban area of Broxbourne and a number of distinct settlements to the east of the Borough boundary. It also checks unrestricted sprawl into the open Green Belt towards the middle of the eastern side of the Borough.
1.1.6 There is a small number of Green Belt sites that do not perform a clear purpose in preventing urban sprawl; they just separate land within the same urban area. These are all located around the edge of the large urban area of Broxbourne.
1.1.7 The Green Belt of Broxbourne prevents neighbouring distinct settlements from merging into one another (Green Belt Purpose 2) in a number of specific locations:
� Towards the north-west of the Borough, the Green Belt predominantly provides a barrier between the large urban area of Broxbourne and communities around Hertford Heath.
� To the mid-west of the Borough, the Green Belt provides a barrier within and between the large urban area of Broxbourne, a number of smaller clustered settlements, and the village of Cuffley, to the west of the Borough.
� To the south of the Borough, Green Belt land provides a barrier between the large urban area of Broxbourne and the London Borough of Enfield.
� To the east of the Borough, the large urban area of Broxbourne neighbours Green Belt land which forms part of the Lee Valley Regional Park, and provides a barrier between the large urban area of Broxbourne and a number of settlements to the east of the Borough.
1.1.8 Overall, the Green Belt in Broxbourne appears to play a moderate role in terms of countryside value (Green Belt Purpose 3), although a number of sub areas achieve high scores in relation to the specific areas assessed. Specific issues to note include:
� A small number of international nature designations to the east and to the west of the Borough, with a broader spread of local wildlife sites in all Green Belt
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Areas. Green Belt Area B, to the west of the Borough, and E, to the east, perform particularly strongly in relation to nature conservation value;
� All sub areas across the Green Belt have some tree cover, although only a few contain protected trees and areas of ancient woodland;
� There is a predominance of greenfield land in the Green Belt. Some sub areas contain some brownfield land, and a number of sub areas are made up entirely of previously developed land, especially in the tight cluster of settlements in and around Green Belt Area C;
� The overwhelming majority of Green Belt sub areas are of moderate agricultural value, with two notable areas of high quality agricultural value in Green Belt Areas B and D.
Strongly performing sub areas
1.1.9 The majority of sub areas play a strong role (i.e. achieve the full points) for at least one of the Green purposes.
1.1.10 Sub areas that are located away from the urban area tend to perform well against the Green Belt purposes because:
� they play a strong role in preventing urban sprawl, being located in open Green Belt where it is important that the Green Belt designations are retained; and
� due to their location, they tend to be more likely to achieve high countryside value, more likely to be greenfield, to contain protected sites and woodland.
1.1.11 Sub areas that are located close to the urban area, between two or more distinct settlements score highly overall due to their key role in preventing sprawl between settlements.
Poorly performing sub areas
1.1.12 Poorly performing sub areas tend to be those that are located around the edge of the urban area, and that are surrounded on three sides by existing built development. These are often created by irregular, incremental development around the edge of the urban area, which has led to enclosed areas of Green Belt land, and hence as a result has significantly reduced their purpose. These sub areas do not play a strong role in preventing sprawl or separating existing settlements as, in practice, they represent enclosed spaces that bear little relation to the open Green Belt or to distinct settlements. Map 4 of the Review shows the location of these sub areas.
Boundary analysis
1.1.13 The strength of the Green Belt boundary in the inner Green Belt is variable. The A10 dual carriageway to the west of the large urban area of Broxbourne, and the rail line immediately east provide very strong barriers to encroachment. There are
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also a number of areas where the boundary is marked by strong features such as distributor roads and thick tree lines.
1.1.14 However, a significant number of weak areas of the inner Green Belt boundary were found. This was especially the case where the Green Belt boundary ran along the rear gardens of homes or curtilages of existing buildings with no clear or permanent barrier between the two. These are shown in Map 5 of the Review.
1.1.15 As a result of this, the Review considered how the Green Belt inner boundary could be realigned to improve its defensibility and resilience, as well as to identify the removal of those sub areas that no longer perform a strong role under purposes defined by PPG2. In addition to this analysis, a further assessment was made of development constraints and sustainable development opportunities.
1.2 Summary of Recommendations for the Broxbourne Green Belt
1.2.1 Two main options are proposed for future Green Belt policy in Broxbourne. Option 1 suggests potential changes to the Green Belt that may generally be considered in the short to medium term (current plan period up to 2031). The change options include: re-designating Green Belt land to other protection policies, safeguarding land and allocating land to meet any identified development needs. Option 2 suggests potential changes to the Green Belt that would generally relate to post 2031. These changes are proposed to ensure enough land is safeguarded for future needs, improve the overall Green Belt boundaries and to ensure further incremental changes are not needed in the future. Excessively tightly drawn Green Belt boundaries around built-up areas will not secure the degree of permanence that Green Belts should have.
1.2.2 The timescales suggested for Options 1 and 2 are not absolute and there may be sites from either that may need to be brought forward due to location, sustainability or regeneration factors. It should also be noted that any land that is released from the Green Belt will be determined by the Borough of Broxbourne in the light of development needs to defined by the East of England Plan and by the Council through the Local Development Framework process, including the examination of the evidence base and outcomes from any required Sustainability Appraisals, especially on Development Plan Documents on Site Specific Allocation of Land.
Option 1
1.2.3 Option 1 proposes discreet adjustments to the Green Belt boundary to be carried out in order to strengthen the Green Belt boundary, along with the removal of poorly performing areas, but without significant losses of Green Belt land. Option 1 would have the benefit of avoiding wholesale losses and represents an opportunity to improve the defensibility of the Green Belt boundary. These areas of land may also create some limited opportunities to provide sites to meet current development needs, and to safeguard land to meet possible future needs in the short to medium term (i.e. up to 2031), if required. See paragraph 1.3 for more
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details regarding possible future uses for sites removed from the Green Belt under Option 1.
1.2.4 Map 6 of the Review shows where a number of discreet alterations to the Green Belt would enable the removal of poorly performing areas of Green Belt, and the creation of a strengthened inner Green Belt boundary.
Option 2
1.2.5 Option 2 builds on Option 1, but would involve the additional removal of larger areas of Green Belt land in order to create an even stronger and a long-term defensible Green Belt boundary. These alterations are shown on Map 7 of the Review. These alterations provide further opportunity to safeguard land to meet possible future development needs (i.e. post 2031), if required. Again, see Paragraph 1.3.3 for details regarding potential future uses for sites removed form the Green Belt under Option 2.
Long Term Areas of Search
1.2.6 Option 1 provides a way to improve the function and defensibility of the Broxbourne Green Belt over the short term whilst Option 2 goes further and is presented as medium term solution. The Borough of Broxbourne may wish to consider wider, long-term measures to substantially improve the permanence and robustness of the Green Belt to ensure no further changes or review is required before 2031, or over an even longer timescale.
1.2.7 The report indicates three large areas where significant removal of land from the Green Belt would enable the Council to establish permanent inner Green Belt boundaries that would prevent encroachment in these areas in the long term. However, this would also lead to the loss of significant amounts of open Green Belt land, which may not be seen as necessary even in the long term. The three areas of land are indicated on Map 8 of the Review. These areas of search provide more substantial opportunities to remove areas from the Green Belt to safeguard land for future protection and development needs post 2031.
1.3 Development, Protection and Safeguarding Policies
1.3.1 Removal from the Green Belt does not mean that there are no means to protect the land, nor does it mean that the site would be automatically developed. Indeed, it is considered that this Review provides the opportunity for the Council to ensure improved protection of some sites by providing policies that better suit their characteristics in terms of social, economic and environmental significance, as opposed to Green Belt status, where the land no longer performs a clear Green Belt purpose.
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1.3.2 A basic assessment of constraints and opportunities highlighted the need to ensure that a more suitable policy framework is put in place to ensure that land removed from the Green Belt is considered more appropriately in terms of protection, safeguarding, and, where appropriate, development.
1.3.3 The following key recommendations are therefore made relating to the policy approach towards land removed from the Green Belt:
� Appropriate policies should be put in place to protect land of community value, including designated open space and allotments;
� Appropriate policy protection must be given to land of environmental; importance, including areas of high landscape character and local wildlife sites;
� A schools policy should be introduced to address the future development needs of schools that are suggested to be removed from the Green Belt; and
� Where appropriate some land could be safeguarded to serve development needs in the longer term (i.e. post 2021 and 2031), and
� Poorly performing Green Belt land with weak boundaries and no major development constraints may be allocated for development to meet current needs that cannot be accommodated within the built-up areas, subject to development needs and Sustainability Appraisal.
1.3.4 The recommendations in this review should be used in conjunction with other Local Development Framework evidence base documents, including any required sustainability appraisals. This will help to inform and shape Broxbourne’s planning strategy in relation to its Green Belt, and wider issues of growth and sustainable development. For example, the Council would need to use urban capacity and Strategic Housing Land Availability Assessment information in conjunction with the recommended land options in this Green Belt Review to determine the amount of land that would need to be removed from the Green Belt to meet development needs in this plan period to 2021, up to 2031 as well as post 2031.
1.3.5 Full assessments of development constraints and a Sustainability Appraisal will be required to address the suitability of potential development sites, including any Green Belt land discussed in this Review.
1.3.6 The LDF evidence base should also include a detailed analysis of the policy context in which the Core Strategy and Site Specific Allocations of Land DPDs are being prepared. Broxbourne should therefore ensure an appropriate review has been undertaken of the policies, plans, programmes, strategies and initiatives (PPPSIs) with an influence on the content of these DPDs (this is also a discrete task required as part of the SA process). This review should assist Broxbourne in taking forward options and preferred options for the Borough. These would likely include the need to accommodate the housing allocation set out in the RSS. The review will also highlight the objectives of other organisations and service providers which Broxbourne will pursue through their DPDs (i.e. these could include objectives relating to health, the local economy or biodiversity). Taking
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account of these objectives in formulating and delivering LDFs is at the heart of the concept of spatial planning.
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2 INTRODUCTION
2.1 Context of the Review
2.1.1 Planning Policy Guidance 2: Green Belts (PPG2) advise that Green Belts are established via development plans and fixed by structure plans, under the former planning system. Green Belt matters are now dealt with in Regional Spatial Strategies. Planning Policy Statement 11: Regional Spatial Strategies (PPS11) and Planning Policy Statement 12: Local Development Frameworks (PPS12) make the hierarchy of plans clear. The Borough of Broxbourne’s Local Development Documents must be in accordance with the East of England Plan (Regional Spatial Strategy) policies. The Secretary of State’s decision on the Panel’s Report in regard to Green Belts made it clear in Policy SS7 that:
“A more local review will be required in Broxbourne. These reviews will have to satisfy national criteria for Green Belt releases, accord with the spatial strategy, and ensure that sufficient land is identified to avoid the need for further review to meet development needs before 2031.”1
2.1.2 It is acknowledged that the starting point for the review of Broxbourne’s Green Belt is the advice contained in PPG2. However the local spatial context of Broxbourne’s Green Belt must be considered in developing the approach used in this review. Past linear development patterns, horticultural activities and rural areas of the Borough have all contributed to the existing state of Broxbourne’s Green Belt. The Metropolitan Green Belt around London is large and very complex and perhaps atypical of other Green Belt areas around historical settlements, such as Cambridge or York. Therefore it is important that advice in PPG2 has been interpreted to fit with Broxbourne’s existing local context.
2.2 Scope of Review
2.2.1 The scope of the review has been limited to the Borough of Broxbourne itself, due to limits of East of England Plan policy SS7. However Broxbourne is within the Metropolitan Green Belt, so its Green Belt flows into the surrounding Councils’ administrative areas. Therefore, generally, the review has examined all Green Belt land within the Borough, but in the question of coalescence, account has been taken of settlements just outside Broxbourne.
2.3 Purpose of Review
2.3.1 Scott Wilson was appointed by the Borough of Broxbourne in May 2007 to undertake a local review of Broxbourne’s Green Belt. The Green Belt review was conducted in a logical and transparent manner. The purpose of the review is to produce a final report that will form part of the evidence base for the Borough of Broxbourne’s LDF.
1 Government Office for the East of England (December 2006) The Secretary of State’s Proposed Changes to the Draft Revision to the Regional Spatial Strategy for the East of England and Statement of Reasons, Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 93-94
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This will allow the Council to consider options and preferred options for the Green Belt land and boundaries as part of their Local Development Framework (LDF) Core Strategy and Site Allocations Development Plan Documents (DPDs).
2.4 Using the Green Belt Review Report
2.4.1 Scott Wilson is providing independent advice using guidance from government publications. However, the contents of this report represent the views of the consultants, which might not necessarily be supported by the Council or via consultation on future DPDs. In order to implement the proposals for Green Belt and other related planning policies, the Council will need to take them through the statutory development plan process. This must include a public consultation and a sustainability appraisal of DPDs on any likely social, environmental or economic effects. Whilst this report provides a robust evidence base to support the development plan process, it does not reflect the final changes to the Green Belt, which may be brought forward in the future.
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3 POLICY REVIEW
3.1 Introduction
3.1.1 The policy review provides an overview of national, regional and local policies and plans.
3.2 National Context
Planning For a Sustainable Future; White Paper (2007)
3.2.1 The Planning White Paper reiterates the Government’s support for Green Belts. It states:
7.62 Green Belts perform an important function in preventing urban sprawl, preventing towns from merging into one another, safeguarding the countryside from encroachment, preserving the setting and character of historic towns and helping urban regeneration. The Government is committed to the principles of the Green Belt and will make no fundamental change to planning policy as set out in Planning Policy Guidance Note 2.
7.63 Policy is that, once designated, inappropriate development should only take place in Green Belts in very special circumstances. Where development has the potential to enhance the surrounding area by improving community access to open green space, providing additional recreational facilities, or enhancing biodiversity and wildlife, these are material factors that should be weighed into the balance by decision makers when planning applications are determined.
7.64 Decisions on Green Belt boundaries should be made through the development plan process as current policy allows for. To ensure that future development takes place in the most appropriate and sustainable locations it is also important that planning authorities should, where appropriate, continue to review Green Belt boundaries when they are drawing up their development plans, as current planning policy allows them to do, and as has already been undertaken in some areas.”2
Planning and Compulsory Purchase Act 2004
3.2.2 The Planning and Compulsory Purchase Act 2004 introduced major changes to the planning system. Local Planning Authorities (LPAs) should act “with the objective of contributing to the achievement of sustainable development.”3 LPAs should also have regard to national policies and advice documents issued by the Government (also see PPS1 and PPS12 below).
2 HM Government (The Secretary of State for Communities and Local Government; The Secretary of State for Environment, Food and Rural Affairs; The Secretary of State for Trade and Industry and The Secretary of State for Transport) (2007) Planning for a Sustainable Future; White Paper, pp. 117-118 3 Planning and Compulsory Purchase Act 2004, Section 39
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Sustainable Communities: People, Places and Prosperity (2005)
3.2.3 The aims of the Office of the Deputy Prime Minster (ODPM) Sustainable Communities’ strategy are provision of:
� A decent, affordable home;
� A community in which to live and work;
� The chance to develop skills and interests;
� Access to jobs and excellent services; and
� The chance to get engaged in the community and to make a difference.
3.2.4 The report reviews what progress the Government has made since 2003 in delivering change. It explains how 19,000 hectares have already been added to the Green Belt - an area roughly equivalent to the size of Liverpool. Current plans also have proposals for 12,000 more hectares of Green Belt land. The target for 60% of all new development should be built on brownfield land has increased in England from 56% in 1997 to 67% in 2003. Density rates have also increased from 25 dwellings per hectare in 1997 to 33 dwellings per hectare in 2003. This means more homes are being built on less land.4
PPS1: Delivering Sustainable Development (2005)
3.2.5 PPS1 in paragraph 5 states, “Planning should facilitate and promote sustainable and inclusive patterns of urban and rural development by:
� making suitable land available for development in line with economic, social and environmental objectives to improve people’s quality of life;
� contributing to sustainable economic development;
� protecting and enhancing the natural and historic environment, the quality and character of the countryside, and existing communities;
� ensuring high quality development through good and inclusive design, and efficient use of resources; and
� ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community.”5
3.2.6 PPS1 in paragraph 26 states that “in preparing plans, planning authorities should:
4 ODPM (2005a) Sustainable Communities: People, Places and Prosperity, p. 25 5 ODPM (2005b) Planning Policy Statement 1: Delivering Sustainable Development, paragraph 5, p. 2
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� Recognise the needs and broader interests to secure a better quality of life for the community as a whole.
� Ensure plans have appropriate time scales ….
� Not impose disproportionate costs, in terms of environmental and social impacts, or by nature constrain otherwise beneficial economic or social development.
� Have regard to the resources needed to implement plan proposals.
� Take account of the range of effects (both negative and positive) on the environment, as well as the positive effects of development in terms of economic benefits and social well being ….
� Ensure plans and policies are based on analysis and evidence ….
� Take full account of the need for transparency, information and participation.
� Recognise that the impact of proposed development may adversely affect people who do not benefit directly… .”6
PPG2: Green Belts (1995, amended 2001)
3.2.7 PPG2 makes it clear that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. Green Belts help to shape the pattern of urban development around London, regional and sub-regional scale. They can assist in moving towards more sustainable patterns of urban development.
3.2.8 PPG2 paragraph 1.5 states, “there are five purposes of including land in Green Belts:
� To check the unrestricted sprawl of large built-up areas;
� To prevent neighbouring towns from merging into one another;
� To assist in safeguarding the countryside from encroachment;
� To preserve the setting and special character of historic towns; and
� To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.”7
3.2.9 Local planning authorities should have regard to a timescale longer than the plan period when considering proposals that affect Green Belt policies. “They should satisfy themselves that Green Belt boundaries will not need to be altered at the end of the plan period. In order to ensure protection of Green Belts within this longer timescale, this will in some cases mean safeguarding land between the urban area and the Green Belt which may be required to meet longer-term development needs.”8 The correct procedure to do this is through the review of the
6 ODPM (2005b) Planning Policy Statement 1: Delivering Sustainable Development, paragraph 26, pp. 10-117 ODPM (1995, amended 2001) Planning Policy Guidance 2: Green Belts, paragraph 1.5, p. 5
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Development Plan (i.e. in this case the East of England Plan and Broxbourne’s LDF). More detailed guidance on safeguarded land is given in Annex B of PPG2.
3.2.10 The purposes of the Green Belt set out above will provide the fundamental basis for the review of Broxbourne’s Green Belt and shape the methodology of the review (also see Section 6 of the report).
The Town and Country Planning (Green Belt) Directive 2005
3.2.11 The ODPM issued a formal Direction that required local planning authorities to refer to him certain planning applications involving inappropriate development in the Green Belt. However, the Direction begins by reiterating the Government’s support of Green Belts and does not alter the policies in PPG2.9 Circular 11/2005 is annexed to this Directive and provides detailed criteria for referring planning applications for inappropriate development in the Green Belt, as defined by PPG2. This will help the Secretary of State to decide which planning applications to call in and which potentially have a more significant and harmful impact on the Green Belt. This advice is more relevant to shaping policies in Broxbourne’s Core Strategy and Development Control Development Planning Document (DC DPD).
PPS3: Housing (2006)
3.2.12 The Government intends that everyone should have the opportunity of a decent home. Local planning authorities should plan to meet the housing requirement of the whole community, which they can afford, in a community where they want to live. They should also address providing a mix of different types of housing, making efficient and effective use of land, and use flexible response to the supply of land, including use of previously developed land, where appropriate.
3.2.13 There is an allowance for affordable housing within the Green Belt on sites known as rural exception and when it is supported by a local planning policy.10
PPS7: Sustainable Development in Rural Areas (2004)
3.2.14 The Government’s objectives for rural areas are:
� To raise the quality of life and the environment in rural areas;
� To promote more sustainable patterns of development;
� To promote the development of English regions by improving their economic performance; and
� To promote sustainable, diverse and adaptable agriculture sectors.
8 ODPM (1995, amended 2001) Planning Policy Guidance 2: Green Belts, paragraph 2.12, p. 89 ODPM (2005c) Circular 11/2005 The Town and Country Planning (Green Belt) Direction 2005, paragraph 1, p. 110 CLG (2006) Planning Policy Statement 3: Housing, paragraph 30, p. 11
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3.2.15 Local planning authorities should ensure that planning policies in LDDs address land uses and opportunities found in the countryside around urban areas. It is also important to consider access for people who live and work in urban areas to enjoy the countryside, to secure environment improvements and to facilitate the provision of appropriate sport and recreation facilities.11
3.2.16 In regard to farm diversification, “local planning authorities should, where relevant, give favourable consideration to proposals for diversification in Green Belts where the development preserves the openness of the Green Belt and does not conflict with the purposes of including land within it.”12
PPG8: Telecommunications (2001)
3.2.17 Telecommunications developments are likely to be inappropriate in the Green Belt unless they maintain openness.13
PPS9: Biodiversity and Geological Conservation (2005)
3.2.18 Local planning authorities should ensure that “biological and geological diversity are conserved and enhanced as an integral part of social, environmental and economic development”. Also there is a need “to conserve, enhance and restore the diversity of England’s wildlife and geology as well as to contribute to rural renewal and urban renaissance”. Developments should “take account of the role and value of biodiversity in supporting economic diversification and contributing to a quality environment”. LDDs show designated sites of important biodiversity and geodiversity as well as primary habitats.
3.2.19 Planning Policy Statement 9: Biodiversity and Geological Conservation (PPS9) sets out national planning policies on the protection of biodiversity and geological conservation. Circular 06/05: Biodiversity and Geographical Conservation - Statutory Obligations and Their Impact Within the Planning System provides administrative guidance on the application of the law in England relating to planning and nature conservation. This Guide complements those publications and provides good practice guidance on ways regional planning bodies and local planning authorities can help deliver the national policies in PPS9 and comply with legal requirements set out in the Circular.
11 CLG (2004) Planning Policy Statement 7: Sustainable Development in Rural Areas, paragraph 26, p. 1512 CLG (2004) Planning Policy Statement 7: Sustainable Development in Rural Areas, paragraph 30 (iii), p. 1613 ODPM (2001) Planning Policy Guidance 8: Telecommunications, paragraph 17, p. 6
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3.2.20 The Guide defines ‘green infrastructure’ as “the sub-regional network of protected sites, nature reserves, greenspaces and greenway linkages. The linkages include river corridors and flood plains, migration routes and features of the landscape which are important as wildlife corridors. Green infrastructure should provide for multi-functional uses i.e. wildlife, recreational and cultural experience, as well as delivering ecological services such as flood protection and microclimate control. It should also operate at all spatial scales from urban centres through to open countryside.”14
3.2.21 There is an interaction between advice in PPS9, green infrastructure and Green Belts in relation to protecting the countryside, nature conservation interest as well as providing opportunities to access the open countryside and outdoor sport and recreation facilities near urban areas.
PPS10: Planning for Sustainable Waste Management (2005)
3.2.22 The waste authority is Hertfordshire County Council who will prepare minerals and waste Development Plan Documents for the entire county, including Broxbourne. PPS10, advises that plans should “protect green belts but recognise the particular locational needs of some types of waste management faculties when defining Green Belt boundaries”.15
PPS11: Regional Planning (2004)
3.2.23 This guidance introduces the new regional planning arrangements that are intended to deliver policy better at the regional level and address sub-regional issues. The Regional Spatial Strategy (RSS) is the East of England Plan, which was published in 2004 and the Examination in Public (EiP) Panel’s report was published in June 2006 (see Regional Context section below for recommendation on Green Belt policy SS7). RSSs provide a broad development strategy for the region over a fifteen to twenty year period. The RSS should consider the following topics: identifying the location and scale of new housing, transport, infrastructure, economic development, agriculture, mineral extraction, waste treatment and disposal, and environmental priorities, including strategic Green Belt matters. 16
PPS12: Local Development Frameworks (2004)
3.2.24 This guidance “sets out the Government’s policy on the preparation of local development documents which will comprise the local development framework. The local development framework is not a statutory term; however it sets out in the form of a ‘portfolio’, the local development documents which collectively deliver the spatial planning strategy for the local planning authority’s area.”17
14 ODPM (2006) Planning for Biodiversity and Geological Conservation – A Guide to Good Practice, Glossary, p. 6115 ODPM (2005) Planning Policy Statement 10: Planning for Sustainable Waste Management, paragraph 3, p. 616 ODPM (2004a) Planning Policy Statement 11: Regional Spatial Strategies, Annex A, p. 4217ODPM (2004b) Planning Policy Statement 12: Regional Spatial Strategies, paragraph 1.1, p. 1
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3.2.25 PPS12 states, “the development plan will consist of:
i. regional spatial strategies prepared by the regional planning bodies …and ii. Development Plan Documents prepared by district councils ….”18
3.2.26 In the case of Broxbourne, the development plan is the East of England Plan and Broxbourne’s Development Plan Documents (DPDs - e.g. Core Strategy, Site Specific Allocations of land and Greater Brookfield Area Action Plan). Broxbourne’s DPDs must generally conform to national and regional plans, policies, and guidance (see Local Context below for details of local policies). All DPDs should be prepared in a participatory, transparent, accountable manner and be based on an appropriate evidence base. Therefore the Green Belt review will form part of the evidence base needed for developing Broxbourne’s DPDs.
3.2.27 PPS12 specifically advises that “adopted proposals maps should: identify areas of protection, such as nationally protected landscape and local nature conservation areas, Green Belt land and Conservation Areas.”19
PPG13: Transport (2001)
3.2.28 The objective of the guidance in PPS13 “is to integrate planning and transport at the national, regional, strategic and local levels to:
� promote more sustainable transport choices for both people and for moving freight;
� promote accessible jobs, shopping, leisure, facilities and services by public transport, walking and cycling; and
� reduce the need to travel, especially by car.”20
3.2.29 In order to promote a more sustainable pattern of development, allocation of housing sites should generally follow a sequential approach that starts with previously developed land and buildings within urban areas, then urban extensions, and finally new development around nodes in good transport corridors. When local planning authorities are assessing the suitability for housing development they should, amongst other things, consider their location and accessibility “to jobs, shops and services by modes other than the car, and the potential for improving such accessibility”.21
3.2.30 PPG13 notes that in rural areas “the potential for using public transport and for non-recreational walking and cycling is more limited than in urban areas. However, the need for the same overall policy approach outlined in paragraphs 18 to 31 is as great in rural areas as it is in towns in order to help promote social inclusion, and reduce isolation for those that do not use a car for transportation. The objective should be to ensure, subject to paragraph 43, that jobs, shopping, leisure facilities
18 ODPM (2004b) Planning Policy Statement 12: Regional Spatial Strategies, paragraph 1.7, p. 319 ODPM (2004b) Planning Policy Statement 12: Regional Spatial Strategies, paragraph 2.21 i, p. 1020 ODPM (2001) Planning Policy Guidance 13: Transport, paragraph 4, p. 4-521 ODPM (2001) Planning Policy Guidance 13: Transport, paragraph 14, p. 8
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and services are primarily sited at the most accessible locations in the local area, or where accessibility will be improved as a result of the local transport plan provision or other measures that the local authority intends to take. This will require an integrated approach to plan location decisions, service delivery and transport provision.”
3.2.31 PPG13 provides advice about employment in rural areas and transport, which is especially relevant to the context of Broxbourne. Paragraph 43 states:
“In order to reduce the need for long-distance out-commuting to jobs in urban areas, it is important to promote adequate employment opportunities in rural areas. Diversification of agricultural businesses is increasingly likely to lead to proposals for conversion or reuse of existing farm buildings for other business purposes, possibly in remote locations. PPG7 indicates that for development related to agriculture and for farm diversification, appropriate new buildings may also be acceptable. In plan policies and development control decisions, local authorities should encourage farm diversification proposals particularly, but not exclusively, where this enables access by public transport, walking and cycling. They should be realistic about the availability, or likely availability, of alternatives to access by car.”22
PPG15: Planning and the Historic Environment & PPG16: Archaeology and Planning (1990)
3.2.32 The objectives of PPG15 are to identify and protect historic buildings and conservation areas, and other elements of the historic environment. It also explains the role the planning system plays in their protection and complements the guidance on archaeology in PPG16.23
3.2.33 The character, distinctiveness and setting of the historic environment in urban and rural areas need to be conserved and protected. There should be an assessment of the wider historic landscape and protection should be given to the most important components as well as encourage developments that maintain the overall historic character. The historic environment is also important for leisure and recreation.
3.2.34 PPG15 in the change of use section states that “advice on the planning aspects of re-use and adaptation of rural buildings is given in PPG 7 (paragraph 2.15 and Annex D). English Heritage has also issued guidance entitled The Conversion of Historic Farm Buildings. Special considerations apply in Green Belts (see PPG 2).”24 In rural areas “policies to strengthen the rural economy through environmentally sensitive diversification may be among the most important for its conservation”.25
22 ODPM (2001) Planning Policy Guidance 13: Transport, paragraph 43, p. 1623 Department of Environment and Department of Heritage (1994) Planning Policy Guidance 15: Planning and the Historical Environment, paragraph 1.1, p. 624 DoE and DH (1994) PPG 15, paragraph 2.19, p. 11 25 DoE and DH (1994) PPG 15, paragraph 2.26, p. 12
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3.2.35 PPG16 sets out policies on archaeological remains on land, and how they should be preserved and recorded both in an urban setting and in the countryside. “Development plans should reconcile the need for development with the interests of conservation including archaeology. Detailed development plans (ie local plans and unitary development plans) should include policies for the protection, enhancement and preservation of sites of archaeological interest and of their settings. The proposals map should define the areas and sites to which the policies and proposals apply.”26 Broxbourne has a number of Areas of Archaeological Interest and Scheduled Ancient Monuments marked on its Local Plan Proposals Map 2001-2011 (December 2005) that are sited within its Green Belt.
PPG17: Planning for Open Space, Sport and Recreation (2002)
3.2.36 Open space, sport and recreation facilities can help improve the quality of people’s lives. “Planning permission may be granted in the Green Belt for proposals to establish or to modernise essential facilities for outdoor sport and recreation where the openness of the green belt is maintained.”27 However non-essential facilities, where very special circumstances have not been demonstrated, should be considered inappropriate development that would harm the Green Belt. Particular advice is given on floodlighting and need to consider the protection of local amenity and where proposed towers or pylons are in the Green Belt to examine the impact on openness.28
PPG21: Tourism (1992) and A Planning Framework for Tourism (2006)
3.2.37 This guidance was cancelled in 2006, but reference should be made to the Department for Community and Local Government (DCLG) Good Practice Guide to Planning for Tourism (July 2006). This provides advice on the value of tourism to the economy, suitable locations for attractions, enhancements, proactive planning, developing tourism strategies and plans, devising good tourism policies and access by sustainable means. Of particular relevance to Broxbourne is the development of rural tourism in regard to farm diversification and rural regeneration, which largely falls within the Green Belt.29
PPS22: Renewable Energy (2004)
3.2.38 This guidance sets out the role of planning related to renewable energy policies and schemes. In terms of schemes in the Green Belts it states, “elements of many renewable energy projects will comprise inappropriate development, which may impact on the openness of the Green Belt. Careful consideration will therefore need to be given to the visual impact of projects, and developers will need to demonstrate very special circumstances that clearly outweigh any harm by reason
26 ODPM (2001) Planning Policy Guidance 16: Archaeology and Planning, paragraph 15, p. 827 ODPM (2002) Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation, paragraph 30, p. 728 ODPM (2002) PPG17, paragraph 19, p. 529 DCLG (2006) A Planning Framework for Tourism, paragraphs 3.24-3.25, pp. 20-21
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of inappropriateness and any other harm if projects are to proceed. Such very special circumstances may include the wider environmental benefits associated with increased production of energy from renewable sources.”30
PPS25: Development and Flood Risk (2006)
3.2.39 This guidance instructs local planning authorities to consider flood risk alongside other spatial planning issues to avoid inappropriate development in areas of high risk of flooding. Local planning authorities should appraise, manage and reduce the risk of flooding in preparing DPDs as well as work in partnership with the Environment Agency and other operator authorities or stakeholders. There is a need to follow a sequential approach to demonstrate that there are no reasonably available sites with a lower probability of flooding for a particular land use when allocating land in LDDs.
3.2.40 PPS25 advises, under the heading of reducing risks, to make use of “opportunities offered by new development to reduce the causes and impacts of flooding e.g. surface water management plans; making the most of the benefits of green infrastructure for flood storage”.31 In Broxbourne the Green Belt is a large part of the green infrastructure of the Borough and contains key areas of the floodplain that adjoins the built-up areas.
Register of Surplus Public Sector Land
3.2.41 Communities and Local Government (CLG) identifies registers of surplus public sector land as a source of possible sites for inclusion in DDP. English Partnership has created and maintains The Register of Surplus Public Sector Land on behalf of the CLG and in collaboration with other government departments, their sponsor bodies and other public sector organisations. The Register provides a single reference point for all participating public sector organisations on the available national supply of surplus land and helps to ensure wider government objectives, including housing needs and regional economic and housing strategies factored into land disposal decisions. A wide range of public sector organisations have supplied information to the Register. Every three months English Partnerships publishes site details from the Register of Surplus Public Sector Land. The Register dated March 2007 included three sites that totalled 2.24 hectares in Hoddeson, Broxbourne, which are all owned by the Highways Agency and located within the Green Belt.32
30 ODPM (2004c) Planning Policy Statement 22: Renewable Energy, paragraph 13, p. 1131 CLG (2006) Planning Policy Statement 25: Development and Flood Risk, paragraph , p. 32 http://www.englishpartnerships.co.uk/rspsl.htm, The Register of Surplus Public Sector Land - September 2007
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3.3 Regional Context
Draft East of England Plan
3.3.1 The Regional Spatial Strategy (RSS) for Broxbourne is the draft East of England Plan (EEP), which was published in 2004 and intended to cover the period up to 2021. The EEP is a spatial strategy to provide a framework for Local Authorities in the region to produce plans and strategies relating to land use. Once the final plan is approved it will provide the statutory framework for local authorities to produce their detailed development planning documents (DPDs).
3.3.2 The EiP Panel report was published in June 2006. In the Panel’s report in regard to the Green Belt it states that “for Broxbourne it is clear that the development in prospect will entail more local review of Green Belt boundaries”.33 The Panel’s recommended version of draft Policy SS7 “would result in significant change in local terms, but we consider that they can be implemented without fundamentally eroding the principles and functioning of the Green Belt”.34
3.3.3 The Secretary of State’s (SoS) decision on the EiP’s Panel Report in regard to the Green Belt and Broxbourne is set out in the box below.
Policy SS7: Green Belt
The broad extent of Green Belts in the East of England is appropriate, and will be maintained. However, strategic reviews of Green Belt boundaries are needed in the following areas to meet regional development needs at the most sustainable locations:
� Stevenage, involving land in Stevenage and North Hertfordshire; � Hemel Hempstead, involving land in Dacorum and probably St Albans District; � Harlow, involving land in Harlow, East Hertfordshire and Epping Forest Districts; and � Welwyn/Hatfield, involving land in Welwyn Hatfield District and potentially St Albans
District.
A more local review will be required in Broxbourne.
These reviews will have to satisfy national criteria for Green Belt releases, accord with the spatial strategy, and ensure that sufficient land is identified to avoid the need for further review to meet development needs before 2031. …35
33 East of England RSS Panel (June 2006) East of England Plan Panel Report, paragraph 4.23, p. 28 34 East of England RSS Panel (June 2006) East of England Plan Panel Report, paragraph 4.23, p. 2835 Government Office for the East of England (December 2006) The Secretary of State’s Proposed Changes to the Draft Revision to the Regional Spatial Strategy for the East of England and Statement of Reasons, Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 93-94
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3.3.4 The SoS recommended supportive text to Policy SS7 is set out in the box below.
3.29 Extensive areas of the region are designated as Green Belt to constrain the growth of large urban areas, prevent coalescence, safeguard the countryside, preserve the setting of historic towns and assist urban regeneration. However the following exceptional circumstances justify strategic Green Belt reviews at the general locations identified in policy SS7:
(1) Policy SS2 directs strategically significant development to major urban areas for sustainability reasons that apply equally to urban areas within as well as beyond the Green Belts. Tightly drawn Green Belt boundaries, while assisting urban concentration, have made it increasingly difficult to meet development needs, particularly for housing, resulted in greater dispersal of development and thereby contributed to unsustainable travel patterns;
(2) The scale of the region’s housing needs and the aim to achieve a better balance between supply and demand in all areas, including in regard to the London Arc where demand is particularly strong and affordability problems particularly acute;
(3) In providing sustainable locations for growth, the former new towns to the north of London have: • a good record of balancing new housing with employment growth and
are well-placed on strategic communications routes, making them both attractive for business investment and accessible to the London jobs market;
• relatively good existing infrastructure compared with smaller and older settlements, which further expansion can make efficient use of; and
• complex regeneration challenges, which the additional investment in infrastructure and services related to growth will contribute to addressing.
3.30 The reviews will result in significant change locally but can be made without eroding the principles and overall functioning of the Green Belt.
3.31 The local review in Broxbourne should support the regeneration of towns in the Lee valley while avoiding their coalescing further.36
3.3.5 What is made clear by Policy SS7 is that a local review of Broxbourne’s Green Belt should be carried out and hence the purpose of this Green Belt Review. However it stresses that sufficient land is identified to meet all land use needs, so no further reviews or changes to the Green Belt should occur before 2031. This point is important in terms of the extent of potential changes to Broxbourne’s Green Belt in order to avoid taking individual sites out of the Green Belt to meet various needs, such as housing, which has occurred in past plan periods. It suggests that the current Green Belt boundary that is tightly drawn around the built-up area will need to be carefully examined and, if necessary, altered to allow for long term future growth and a defensible boundary.
36 GOEE (December 2006), Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 94-95
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3.3.6 The Panel’s report also considered the London Arc West as a “complex polycentric area over which neighbouring Greater London has long exerted a powerful influence”. It goes onto say that Broxbourne has a strong relationship with the Lee Valley area in London and East Hertfordshire, but not Harlow. Some key matters for the Borough are the Green Belt, green infrastructure and regeneration issues of the Lee Valley. On this basis the Panel recommended its inclusion in the London Arc new policy LA1 and text, which the SoS accepted with some modification (see box below).
The London Arc
13.41 Excluding Essex Thames Gateway (which has related but distinct issues and is dealt with through its own sub-regional policies) the London Arc comprises the areas closest to and most strongly influenced by London. For the purposes of this RSS and its monitoring, it is defined as the whole of the districts of Broxbourne, Dacorum, Hertsmere, St Albans, Three Rivers, Watford, and Welwyn Hatfield within Hertfordshire and the districts of Brentwood and Epping Forest within Essex.
Policy LA1: London Arc
(1) Within the London Arc Sub-Region the emphasis will be on: • retention of long-standing Green Belt restraint, supported by more positive
’green infrastructure’ use of neglected areas in accordance with Green Belt purposes; and • urban regeneration, including the promotion of greater sustainability within the
built-up areas, particularly measures to increase the use of non-car modes of transport. …
13.43 The London Arc is a complex polycentric area of market towns, commuter settlements and 20th Century new towns over which London has a powerful influence. Long-standing Green Belt policies have sought to restrain the outward spread of the capital, and preserve the existing urban structure. These areas face a particular set of issues and pressures, which are distinct within the East of England but shared with parts of the South East.
13.44 The area is characterised by a generally buoyant economy, although there are pockets of poor performance and deprivation, particularly within the new towns. There is very strong housing demand and development pressures are intense. There is considerable pressure on the area’s road and rail networks reflecting both the high levels of movement to and from London and the complex movements for shopping, employment, education, leisure etc between the towns. There is a need to strike a balance between the key priorities of restraining urban sprawl, enhancing the countryside and meeting development needs in sustainable ways. This will be done by retention and enhancement of the Green Belt and by accommodating development through a strong emphasis on effective use of the land within existing urban areas and selective Green Belt review. 37
37 GOEE (December 2006), Part 2: Modified Text of RSS incorporating Proposed Changes, p. 213
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3.3.7 The numbers of jobs estimated for London Arc area are indicative targets that broadly align with housing. This is another important aspect for Broxbourne to consider in regard to the need for employment land, ability to accommodate it within the built-up area and potential impact on the Green Belt. The SoS recommended Policy E1 and text are set out in the box below.
Policy E1: Job Growth 2001-2021
The following indicative targets for net growth in jobs for the period 2001-2021 are adopted as reference values for monitoring purposes and guidance for regional and local authorities, EEDA and other delivery agencies in their policy and decision making on employment matters. Local development documents should provide an enabling context to achieve these targets. They may be revised through the review of RSS in conjunction with review of the Regional Economic Strategy or, exceptionally, through testing as part of LDD preparation.
District groupings Hertfordshire London Arc - Hertfordshire [Three Rivers/Watford/Hertsmere/ Broxbourne/Dacorum/St Albans Welwyn Hatfield 50,000
North and East Herts including Stevenage [North Herts/Stevenage/E Herts] 18,000
Total 68,000 EAST OF ENGLAND 452,000 38
3.3.8 The Panel disagreed with the draft East of England Plan proposal for 2,500 dwellings in the Green Belt at Broxbourne because they felt it would add to the coalescence of existing urban edge of Broxbourne, Cheshunt and Hoddesdon and continuous urban sprawl for modest housing gains. This point was accepted by the SoS. Broxbourne assessed the Borough’s urban capacity to be 4,710, which would deliver the bulk of draft Policy H1 allocation of 5,100. Whilst the Panel did not agree to a substantial increase in Broxbourne’s housing allocation, it did decide there was capacity to increase draft Plan’s Policy H1 by 500 dwellings, so Broxbourne’s allocation would be 5,600 (280 per annum). The Panel confirmed that the detailed planning to meet this allocation is a matter for the LDF process. The SoS basically accepted this approach and recommended Policy H1 with specific reference to Broxbourne. Policy H1 is set out in the box below.
38 GOEE (December 2006), Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 102-104
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Policy H1: Regional Housing Provision 2001 to 2021
In the East of England as a whole provision will be made for at least 508,000 additional dwellings over the period 2001 to 2021.
District allocations in this policy should be regarded as minimum targets to be achieved, rather than ceilings which should not be exceeded.
Local planning authorities should seek as soon as possible to (a) achieve at least the annual average development rates for the period 2006 - 2021 and (b) make up any accumulated shortfall from 2001 onwards.
They should aim to exceed the annual average rates for 2006 - 2021 if more housing can be delivered without breaching environmental limits and infrastructure constraints, by:
• Increasing density, consistent with criteria in PPS3; • Encouraging opportunities on suitable previously developed sites; • Making best use of policies on exceptions sites to provide affordable
housing in rural areas;
To plan for continuous delivery of housing for at least 15 years from the date of adoption, the first round of local development documents should make the assumption that the annual average rate of provision during the early years after 2021 will be the same as for 2006 to 2021.
The minimum regional housing provision will be distributed as follows:
Minimum Dwelling Provision, 2001 to 2021 (net increase, with annual average rates in brackets)
Broxbourne Area / District Total to
build April 2001 toMarch 2021
Of which already built April 2001-March 06
Minimum still to build April 2006 to March 2021
5,600 1,950 (390) 3,650 (240)39
3.3.9 It should be noted that the Government Office for the East of England announced on 13 June 2007 that further work will be conducted in order to assess the East of England Plan (Draft Alterations to the Regional Spatial Strategy for East of England) against the requirements of the European Habitats Directive. This will delay the East of England Plan, but the Government Office believes that this work needs to be considered before the Plan can be finalised.
39 GOEE (December 2006), Part 2: Modified Text of RSS incorporating Proposed Changes, pp. 117-118
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3.4 Local Context
Hertfordshire Structure Plan to 2016
3.4.1 Hertfordshire County Council reached the deposit stage with rolling forward the Hertfordshire Structure Plan to 2016. However due to the Planning and Compensation Act 2004, the review of the Structure Plan was abandoned as under the new system the Structure Plan is replaced by the RSS (East of England Regional Plan).
Hertfordshire Structure Plan Review 2001-2011, adopted April 1998
3.4.2 Hertfordshire’s overall strategic policy framework for all the local authorities is contained in the Hertfordshire Structure Plan. However it should be noted that the final East of England Plan will eventually replace the Hertfordshire Structure Plan Review 2001-2011, which contains a number of ‘saved’ policies that should still be taken into account in planning decisions.
3.4.3 Policies 1 (Sustainable Development) and 5 (Green Belt) are not ‘saved policies, and thus are not material to planning decisions. However, they do provide a context in terms of the most recent county-level guidance on Green Belt issues. The Structure Plan states that “the Green Belt now covers approximately 63% (81,317 area in hectares) of the County outside built-up areas”.40 Policy 1 Sustainable Development emphasised that policies and local plans should be consistent with the principles of sustainable development. Policy 1 sets out eight general aims and the last aim will be to “conserve the County’s critical capital and other important environmental assets, including its landscape, ecological, built and archaeological heritage, and safeguard the County’s area of Green Belt”.41
3.4.4 The Structure Plan explains that the Metropolitan Green Belt around London was first proposed in 1935 and the 1947 Town and Country Planning Act enabled Green Belt proposals to be incorporated into the first development plans. Government guidance was first published in 1955. This Structure Plan was prepared in accordance with PPG2 (1995). The Structure Plan Policy 5 Green Belt including safeguarded land is set out in the box below.
PREVIOUS STRUCTURE PLAN POLICY 5: GREEN BELT
A Green Belt will be maintained in the south of the County as part of a Green Belt about 12-15 miles deep around London with limited extensions along main radial corridors and around towns, as indicated on the Key Diagram. … The precise boundaries of the Green Belt, as modified in accordance with the following provisions of this policy, shall be as defined in district local plans.
40 Herefordshire County Council (adopted April 1998) Herefordshire Structure Plan Review 1991- 2001, paragraph 46, p. 14 41 Herefordshire County Council (adopted April 1998) Herefordshire Structure Plan Review 1991- 2001, p. 29
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Boundary Reviews linked to Policies 6 and 7 Boundaries of the Green Belt around towns may be reviewed in local plans to identify settlements listed in Policy 6 [i.e. Broxbourne: Cheshunt, Hoddesdon and Waltham Cross] for the purposes of limited peripheral development under Policy 7 [i.e. through planned regeneration]. In addition, minor adjustments may be considered in reviews to secure a more sustainable pattern of development and activities within these settlements. …
Safeguarded Land Any land released from the Green Belt in accordance with this policy but not planned for development during the period of the local plan should be safeguarded in that Plan, and generally referred to as ‘safeguarded land’ or as an ‘area of special restraint’.42
….
3.4.5 Therefore previous Structure Plan policies in relation to the Green Belt did allow for some review and boundary alterations, especially if the change would result in more sustainable patterns of development and if linked to regeneration that would bring benefits to a town.
Broxbourne Local Plan 2001-2011, adopted December 2005
3.4.6 Broxbourne covers a relatively small area of land (54.6 sq km/20 sq mile). It is characterised by a dense urban corridor along the north-south axis of the Borough. The western area of the Borough is open countryside and is largely within the Metropolitan Green Belt. The eastern edge of the Borough adjoins the Lee Valley Corridor and is also within the Metropolitan Green Belt. A wide range of policy designations, such as landscape character, nature conservation and floodplain, covers both these areas of Green Belt.
3.4.7 “The Green Belt boundary proposed in this Plan has been redefined to:
� ensure that green belt protection continues to be afforded to land which meets the five stated purposes for including land within the green belt;
� protect the Borough’s most important landscape and wildlife habitats;
� be readily recognisable on the ground by following natural features or clear demarcation lines wherever possible;
� meet the needs of the Borough to 2011 where these cannot be met elsewhere from land within the urban area.”43
3.4.8 Broxbourne’s Local Plan policy states,
“GBC1 Revisions to Green Belt boundary
42 Herefordshire County Council (adopted April 1998) Herefordshire Structure Plan Review 1991- 2001, pp. 38-3943 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, paragraph 2.4.1, p. 35
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To provide for the development needs of the Borough as set out in Policies 5 and 7 of the adopted Hertfordshire Structure Plan Review 1991-2011, and to ensure a clearly identifiable and defensible Green Belt Boundary on the ground, the Council is making revisions to the existing Green Belt Boundary to exclude the following:
(I) Land adjacent to the North Bank of the rivers Lynch and Lee at Hoddeson, South Essex Road (see Employment and Education chapter)
(II) Land at Hertfordshire Regional College, Turnford (see Employment and Education chapter).
(III) Land at Cheshunt School, College Road, Cheshunt (see Employment and Education chapter).
(IV) Land at Whitehaven, Burton Land and Primrose Cottage, St James (to ensure a clearly identifiable and defensible boundary).
The resultant boundary of the Green Belt is defined on the proposals map.
Within the Green Belt there will be a presumption against development other than defined in Policy GBC2.”44
3.4.9 The Council reduced the number of changes to the Green Belt boundary from the First to Second Deposit. This was mainly due to the Urban Capacity Study (2002), which showed less land was needed for development to meet the Borough’s needs. The remainder of Chapter 2: Green Belt and Countryside covers policies related to development within the Green Belt, agricultural uses, travelling showpeople sites, dwellings in the Green Belt, rural diversification and countryside protection policies.
Chapter 6 of the Local Plan sets out proposals for the development of Greater Brookfield, a predominant site to the west of the large urban area of Broxbourne which contains Canada Fields, Brookfield Farm and Brookfield Retail Park and the New River Trading Estate. Paragraph 6.1.2 of the Local Plan states that “the intention is to continue the development of Greater Brookfield as a centre for retail and indoor leisure uses”.45
Borough of Broxbourne, Local Development Framework, Core Strategy, Issues and Options, May 2007
3.4.10 The consultation period on the above document ran from 16 May to 27 June 2007. Theme 3: Green Belt and Countryside points out that the East of England Plan recommends a local review of Broxbourne’s Green Belt as part of the LDF, “particularly where there are opportunities to contribute to the regeneration of the area. Any changes to the Green Belt boundary should be for the long term, which may mean looking beyond 2021”.46
44 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, p. 3645 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, p. 11246 Borough of Broxbourne (May 2007) Local Development Framework; Core strategy; Issues and Options, Theme 3: Green Belt and Countryside, p. 14
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3.4.11 The objectives in the Community Plan include protection of wildlife sites, improving access, protection of the countryside from development, maintenance of the Green Belt to restrict sprawl and provision of green spaces. One issue raised by the local community is to resist the loss of any Green Belt land, lack of open space in Waltham Cross, improvements to sports pitches and connections to the local countryside, especially Lee Valley Park.
3.4.12 The options for the future related to the Green Belt and the countryside focus on three issues/questions:
� “Issue 3.1 - What should be the criteria for reviewing sites in the Green Belt?
� Issue 3.2 - What approach should be taken with former nursery sites?
� Issue 3.3 - How should access to the green belt be encouraged for leisure purposes?
� Issue 3.4 - How should biodiversity in the Borough be conserved and enhanced?”47
3.4.13 The Borough of Broxbourne will consider the responses to the four issues above along with the recommendations in this Green Belt Review in order to shape the LDF.
3.5 Conclusion
3.5.1 The following points can be drawn from the policy analysis.
� The advice contained in PPG2: Green Belts is key to formulating and informing the review of Broxbourne’s Green Belt.
� The draft East of England Plan recommends the local review of Broxbourne’s Green Belt boundaries in order to accommodate sustainable forms of development that will meet the needs of the local community.
� The Hertfordshire Structure Plan 2001-2011 policies 5-7 accepted some adjustments to the Green Belt in Broxbourne, especially to achieve limited development on the periphery of Cheshunt and Hoddeson that will assist regeneration objectives.
� The Borough of Broxbourne Local Plan Second Review 2001-2011 policy GBC1, in accordance with Structure Plan policies 5 and 7, set out four areas to be excluded from the Green Belt and proposed these areas for employment and educational uses as one area that would create a more defensible boundary. It is interesting to note that only small incremental changes were made to the Green Belt boundary to
47 Borough of Broxbourne (May 2007) Local Development Framework; Core strategy; Issues and Options, Theme 3: Green Belt and Countryside, pp. 15-16
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allow for more immediate development rather than looking to more long term future development needs of the Borough.
� Broxbourne’s Core Strategy; Issues and Options, May 2007 discussed under Theme 3: Green Belt and Countryside raised three issues related to the review of the Green Belt. These comments should be considered as part of this review in order to gain a better understanding of the local people’s views that have implications on Green Belt matters.
3.5.2 The present Green Belt Review has been undertaken to provide context and information to inform potential changes to the Green Belt in the future. Any changes would be done through Broxbourne’s Development Planning Documents process.
3.5.3 The policy review highlights that Broxbourne will also need to consider:
� other national and regional statements, policies and plans for different types of development that may have an effect on the Green Belt;
� other studies and documents, such as the Landscape Character Assessments, Housing, Employment or Educational Studies, Strategic Flood Risk Assessment and the Accommodation of Gypsies and Travellers in Northern and Eastern Hertfordshire report;
� the Sustainability Appraisal, Strategic Environmental Assessment, Appropriate Assessment;
� determine the amount of land required for development to meet the long term needs of the Borough including looking beyond 2021, which may mean the need to consider designating some safeguarded land; and
� where land is shown to no longer meet Green Belt purposes and/or the boundary is weak then consideration will need to be given to potentially removal of land from the Green Belt and re-designation of the land that may include safeguarded land, environmental protection policies or allocation for development.
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4 FUNCTIONAL REVIEW
4.1 Introduction
4.1.1 The fundamental aim of the Green Belt policy is to prevent urban sprawl and maintain the permanence and essential character of Green Belts (PPG2, paragraphs 1.4 and 2.1). However redefining Green Belt boundaries may be required to provide for future sustainable development, especially in line of recommended Policy SS7 in the draft East of England Plan.
4.1.2 It is important to understand the role of the existing Green Belt in Broxbourne before coming to a conclusion on the current function of Green Belt land in the Borough.
4.2 Role of Broxbourne Green Belt
4.2.1 Broxbourne shares a boundary with the London Borough of Enfield. It is located within the Metropolitan Green Belt, which was first proposed in 1935, and the 1947 Town and Country Planning Act, and enabled Green Belt proposals to be incorporated in the first development plans. The original Green Belt in Hertfordshire was based on proposals in Abercrombie’s Greater London Plan of 1944. It covered a ring around the London that was south of a line roughly from Hemel Hemstead to St. Albans and Hertford. The Hertfordshire Structure Plan reviews have extended the Green Belt adding 5,000 hectares along the Stort corridor as far as Bishop’s Stortford.
4.2.2 The primary role of the Metropolitan Green Belt is to stop the growth of London from continuously growing into the surround countryside. The Green Belt around Broxbourne is characterised by rural agricultural areas, open countryside with high landscape value and important natural areas. The Green Belt also contains Broxbourne Woods part of a Special Area of Conservation (SAC), Sites of Special Scientific Interest (SSSIs), National Nature Reserves (NNRs), the Lee Valley Corridor (includes a Special Protection Area (SPA) and RAMSAR site for their importance of the area for birdlife) plus 100 or so local wildlife significance. All these areas are marked on Broxbourne Local Plan Proposals Map.
4.2.3 On one hand Green Belts should aim to meet the five purposes (paragraph 1.5, PPG2) and on the other hand Green Belt land has a role to play in fulfilling the following objectives (paragraph 1.6, PPG2):
� “to provide opportunities for access to the open countryside for the urban population;
� to provide opportunities for outdoor sport and outdoor recreation near urban areas;
� to retain attractive landscapes, and enhance landscapes, near to where people live;
� to improve damaged and derelict land around towns;
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� to secure nature conservation interest; and
� to retain land in agricultural, forestry and related uses”.
4.2.4 Paragraph 1.17 in PPG2 goes onto to advise that “the extent to which the use of land fulfils these objectives is however not itself a material factor in the inclusion of land within the green belt, or in its continued protection. ... The purposes of including land in Green Belts are of paramount importance to their continued protection, and should take precedence over the land use objectives”. It is important to keep this in mind in reviewing Green Belt land, so the quality and use is not mixed up with the core purposes of the Green Belt.
4.3 Existing Broxbourne Green Belt
4.3.1 Broxbourne Local Plan 2001-2011 defines the Council’s objectives for their Green Belt and countryside. The Council aims:
“(I) to protect the countryside from unnecessary or inappropriate development;(II) to protect and enhance the appearance of the countryside and conserve and
positively management important landscape features; (III) to increase and promote public access to the countryside; (IV) to afford appropriate degrees of protection to nationally and locally
designated wildlife sites; (V) to provide a robust policy framework for tackling any remaining, or future,
areas of dereliction; and (V) to ensure that any development which is considered appropriate in the green
belt is carefully assimilated into the countryside by means of its siting, its very careful design and its good quality landscape.”48
4.3.2 The Council objectives for its Local Plan Green Belt policies go beyond the advice contained in PPG2, but they are correctly designed to reflect local considerations as well as aspirations. The consultation on Broxbourne’s Core Strategy consultation paper may reveal additional or different roles that the Green Belt performs or could perform in the future.
4.3.3 Broxbourne lies within the Metropolitan Green Belt that provides separation between London and surrounding countryside. Broxbourne’s inner Green Belt boundary is drawn tightly around built-up areas.
4.3.4 The south eastern end of Broxbourne contains a built-up area of Waltham Cross that adjoins the M25 and then the built-up area continues into the London Borough of Enfield. Other than the definitive edge of the M25, this area did not benefit from controlling sprawl or preventing neighbouring areas from merging.
48 Borough of Broxbourne (8th December 2005) Local Plan Second Review 2001-2011, paragraph 2.2.1, pp. 33-34
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4.3.5 The northern edge of Broxbourne contains part of Hailey and Woolenbrook that are surrounded by Green Belt. The Green Belt in this area does provide a separation between Ware and Hertford.
4.3.6 The eastern edge of Broxbourne contains a thin strip of Green Belt that runs along side the Lee Valley Park where the Green Belt continues in Epping Forest District Council in the County of Essex. There are three Green Belt areas along the western side of the railway line and protrude into Broxbourne’s built-up area.
4.3.7 The western area of Broxbourne contains the largest area of Green Belt along with landscape character areas and other natural conservation policy designations. There are three residential areas set within the Green Belt and the surrounding land provides a separation between Broxbourne and neighbouring Welwyn Hatfield. There are nature conservation areas, agricultural land holdings, farms, cemeteries, schools and various dispersed residential properties in the north-western area of Broxbourne.
4.4 Planning Decisions Related to the Green Belt
4.4.1 The Borough of Broxbourne stated that there were no planning or appeal decisions that related to the function or scope of this review of their Green Belt. The London Green Belt Council contains countrywide appeal decisions that relate to Green Belt matters that include a wide range of topics from agriculture to transport.49 Most appeal decisions appear to relate to detailed local circumstances or fundamentally conflict with the advice contained in PPG2 in regard to openness and inappropriate development in the Green Belt.
4.5 Conclusion on Current Function of Broxbourne Green Belt
4.5.1 A visual examination of the shape and pattern of Broxbourne shows a tight inner Green Belt boundary around two built-up areas: the core built-up area along the A10 and a general extension of development to the west towards neighbouring Welwyn Hatfield. The tight boundary has resulted in encroachment and in some areas this has not maintained the degree of permanence that Green Belts should have. Over time this has also resulted in some areas of Green Belt land being surrounded by development on three sides hence reducing the overall openness. These areas have been examined in detail in Section 7.
4.5.2 Broxbourne’s Green Belt beyond the built-up area is rural in nature with open lands and woodlands as well as farms, existing and former horticultural and stables and large institutions set within the Green Belt. On first examination, it appears that this pattern of development around areas, such as St. James and Goff’s Oak, does not maintain the purpose or openness of the Green Belt. This is in part due to decline of the horticultural industry within Broxbourne, which subsequently led to many of the buildings, especially greenhouses, falling into disuse resulting in some being redeveloped. Also on a more detailed examination this pattern is more akin
49 See http://website.lineone.net/~greenbelt/appeals-%20agriculture.htm#top, Broxbourne: stable refused for being major reconstruction in 2001
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to ‘existing villages’ in the Green Belt and many large fields do in fact maintain the openness of the Green Belt, but not in an overall Borough wide scale. This is a reflection of local circumstances of Broxbourne’s Green Belt, which must form the starting point for the review as well as relevant local methodology and criteria.
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5 GREEN BELT STUDIES & BEST PRACTICE REVIEW
5.1 Introduction
5.1.1 It is interesting to note that the Government has never published any specific guidance on how to conduct a Green Belt review. Therefore in the absence of any specific government guidance on how to carry out such a review, the natural starting point is the advice contained in PPG2: Green Belts.
5.2 Green Belt Studies
5.2.1 There has been discussion about Green Belts in various studies, reports and debates. Some of the main parties to publish documents that have contributed to discussions about the Green Belt are:
� Martin Elson (1986, 1993, 2001 & 2002)50
� RTPI (2000 & 2002)51
� TCPA (1994, 1996 & 2002)52
� Scottish Executive (2004) Review of Green Belt Policy in Scotland
� Natural England (October 2007) Policy Position on Housing Growth and Green Infrastructure: Pre-scoping paper on Principles and
� Callcutt (November 2007) The Callcutt Review of housebuilding delivery.
5.2.2 The Callcutt review under the heading of Urbanisation and the Green Belt states:
“A number of our contributors argued that, as urban development only accounts for a total of 11.2% of all land in England, there is no threat of “concreting over the countryside.”
50 Elson, Martin, 1986, 'Green belts - conflict and mediation in the urban fringe', Heinemann, London Elson, Martin; Walker, S & MacDonald, R, 1993, 'The Effectiveness of Green Belts', report for the (former)
Department of the Environment, HMSO, London.. Elson, Martin & Nichol, Lucy, 2001, 'Strategic Gap and Green Wedge Policies in Structure Plans Research Report', January, (Executive Summary from DETR, London, tel. (020) 7944 3973) http://www.planning.detr.gov.uk/sggwpsp (OFL on 21.2.01) Elson, Martin & Nichol, Lucy, 2001.'Gaps and wedges versus belts' (on the Oxford Brookes University report for the DETR), Planning 1405, 9.2.01. Elson, Martin & Downing, Lesley, 2002, 'Major Developed Sites: A Policy Review', Oxford Brookes University, May, available from Cassandra Blake, tel. (01865) 483491. (GP5511.ELS) Elson, Martin, 2002, 'Modernising green belts - some recent contributions', Town and Country Planning 71 (10), November, pp266-267.
51 Royal Town Planning Institute (RTPI) 'Green belt policy review: Discussion Paper', September 2000. 'Modernising green belts: a discussion paper', May 2002 (Oversize Pamphlet GP5511 ROY)(OFL on 10.5.02) and 'Green Belts: A Fresh Approach', 2002.
52 Town and Country Planning Association (TCPA), London: 'Inner Green Belt boundaries should be fixed', Town and Country Planning, May 1994. 'The People: Where Will They Go?', 1996. (OFL) 'Green Belts', Policy Statement, 2002. ‘Turn Green Belts into ‘Eco-Belts’ say TCPA’, Press Release, 3 August 2005.
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The threat is exaggerated; but the counter-argument can be challenged. 11.2% may not seem like a large proportion, but in Western Europe only the Netherlands and Belgium are more urbanised than England. Recent analysis by Land Use Consultants for the Campaign to Protect Rural England (CPRE) showed that between the 1960s and the 1990s the area of England suffering from visual and noise intrusion rose from 25% to 40% and by 2007 had reached 50%. The protection of the countryside is a legitimate concern to which public policy should respond.”53
5.2.3 Communities and Local Government Local Planning Authority Green Belt Statistics: England 2006 states:
“In 2004 the area of Green Belt in England amounted to 1,678,200; however, in 2006 this is now 1,631,800 hectares. Taking into account the amount of Green Belt in New Forest District Council that became part of the New Forest National Park and the removal of Green Belt in Test Valley Borough Council due to the designation of the National Park (47,300 hectares), there has been a new increase of 900 hectares when compared with the 2004 Green Belt figures.”54
5.3 Green Belt Reviews
5.3.1 There are also Green Belt reviews that have been carried out for various local authorities and regions, such as:
� Edinburgh (Llewelyn-Davies 1998) � Nottingham-Derby (Baker Associates 1999)� Cambridge (Cambridge City Council & Cambridge Futures 2000 &
Cambridge City Council 2002), � South West Regional Assembly (Colin Buchanan 2006) Strategic Green Belt
Review; Final Report � Cheltenham (AERC 2007)
5.3.1 The review of literature provides examples of good practice, methodology, criteria and lessons learned. The most relevant elements have been extracted to shape and inform the approach to the review of Broxbourne’s Green Belt.
5.3.2 What the literature review revealed is that it is important to adapt the methodology and criteria, so it reflects local circumstances and the defined scope of the review. It is vital that the methodology is sound, which generally means that it should be based around assessment of the Green Belt purposes in paragraph 1.5 in PPG2. The criteria used to assess Green Belt land are generally designed to be SMART (Specific, Measurable, Achievable, Realistic and Time-base) along with a reality check or public consultation to ensure the criteria reflect the situation on the ground.
53 Callcutt Review Team (2007) The Callcutt Review of housebuilding delivery, Chapter 5- Viability and Potential, p. 44 54 Communities and Local Government and National Statistics (31 January 2007) Local Planning Authority Green Belt Statistics, Statistical Release GB-2006, p. 2
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5.3.3 The recommendations from this Green Belt review only forms part of the evidence base in which the Borough of Broxbourne needs to consider in shaping the sustainable pattern of development to meet current and future needs. It important to understand why a single issue reviews of the Green Belt is being conducted. This would allow the overall scope of the review to be better defined and understood. In the case of Broxbourne, the East of England Plan recommended a local Green Belt review in order to assist with regeneration, which is a fairly unspecific and wide ranging topic. On the face of it Broxbourne’s Green Belt review is not necessarily needed to meet large scale needs, such as for housing or employment. However there seems to be a need to contribute to sustainable development objectives, regenerations of horticultural areas, improve land management, creation of linked green infrastructure, better definition of defensible boundaries and safeguarding land for longer term development needs to secure the permanence of the Green Belt.
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6 GREEN BELT REVIEW METHODOLOGY & CRITERIA
6.1 Introduction
6.1.1 The methodology and criteria for this Green Belt Review was developed through discussions with the Borough of Broxbourne planning officers and a questionnaire sent to key stakeholders. The comments and proposed changes resulting from the consultation on the draft questionnaire are available on request from Broxbourne Borough Council.
6.1.2 The Borough of Broxbourne planning officers agreed the final methodology and criteria proposed by Scott Wilson that were used to conduct the desk based and field assessment of Green Belt land. The final methodology and criteria are attached in Appendix 1.
6.1.3 All Green Belt land has been judged against three of the five purposes of the Green Belt as defined in PPG2 (see Section 5.4 for an explanation of why Purposes 4 and 5 will not be tested), and has been assessed in terms the strength of the boundary. Those sub areas that were found to be weak in meeting Green Belt purposes were then subjected to an additional assessment of development constraints and sustainable development opportunities (see Section 7).
6.2 Methodology for Defining Areas & Sub Areas
6.2.1 The Green Belt land was divided into areas and sub areas to make the review more manageable and to ensure that all land is assessed in a fair and transparent manner. This also enabled the review to make a recommendation on each sub-area.
6.2.2 The areas themselves do not have specific meaning, but are used as a management tool to ensure all land in the Green Belt is examined. The sub-division of land is based on physical features listed in the criteria below.
6.2.3 The division of areas into sub-areas will generally adhere to the following criteria:
� OS parcels not split and where possible major development curtilages to be included as a separate sub-area;
� sub-areas should generally be of similar character and land use (e.g. recreation, agriculture, etc);
� sub areas should not cross area boundaries; � sub areas should not cut across motorways, A, B or C classified roads or
railway lines; � no woodland or main areas of trees should be split between sub- areas; � sub areas where possible should not cross main rivers, streams or flood land; � sub areas where possible should not cross strong hedgerows denoting field
boundaries; � existing housing, defined settlement areas and urban developments should not
be split between sub-areas;
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� sub areas should take account of significant changes in landscape and landform;
� sub areas may be smaller where they are located close to existing development or protrude into the built-up area.
6.3 Criteria for Boundary analysis
6.3.1 Paragraph 2.9 of PPG2 advises that boundaries should be clear and based on strong physical features. The criteria used to divide Green Belt land adhere to criteria that ensure parcels of land respect clear geographical boundaries: Paragraph 2.9 of PPG2 further advises that Green Belt “boundaries should be clearly defined, using readily recognisable features such as roads, streams, belts of trees or woodland edge”.
6.3.2 In analysing Green Belt boundaries, the boundaries of each Green Belt area have been categorised into ‘strong’ and ‘weak’, depending on the permanence and resilience of the boundary.
6.3.3 Analysis of aerial photographs, maps and fieldwork were used to determine the boundary categories. If a boundary was found to be ‘strong’ then it would be viewed as defensible for the foreseeable future. If a boundary was found to be ‘weak’ then the assessment would work outwards to establish where there were potentially any ‘strong’ boundaries, especially where it would link to the existing Green Belt boundaries in a seamless or neat manner. This is intended to inform potential alterations to the Green Belt boundaries that would make them defensible over the longer term.
6.3.4 The classification of a boundary was based on:
� a ‘strong’ boundary is one that will remain over the long term and is extremely difficult to alter or destroy, especially by planning decision or appeal;
� a ‘weak’ boundary is one that is visible, but can be easily altered or destroyed by physical means or by planning decision or appeal.
6.3.5 Table 6.3.1 below sets out how Green Belt boundaries were classified, reflecting the principles set out above.
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Strong WeakMotorways Functioning mainline railway lines Disused railway lines District distributor roads forming boundary (not bisecting Green Belt)
Other classified roads Private/unmade roads Rights of way
Rivers, watercourses and significant drainage features
Park boundaries
Prominent physical features (i.e. ridgeline, non-intermittent waterways)
Power lines
Protected hedgerows / woodlands Tree-lines public footpaths Non protected hedgerows / woodlands
Residential settlements with clear define physical boundaries (not back gardens)
Residential curtilages / back garden
Non-residential development with weak or indeterminate boundaries
Other development with strong established boundaries
Recreational field boundaries
Cemeteries Table 6.3.1 Defensible Boundary Classification
6.3.6 The results of the boundary assessment have informed potential alterations that would make the Green Belt boundaries permanent and defensible over a long period. These results are set out in Section 7.5.
6.4 Criteria for Purpose Analysis
6.4.1 Points have been awarded for each purpose against specific criteria, in order to assess the contribution of each Green Belt sub area in a consistent manner. This section sets out how the Review assessed Green Belt sub areas in the context of the five Green Belt purposes set out in PPG2:
� check the unrestricted sprawl of large built-up areas;� prevent neighbouring towns from merging into one another;� assist in safeguarding the countryside from encroachment; � preserve the setting and special character of historic towns;� assist in urban regeneration, by encouraging the recycling of derelict and other
urban land.
Purpose 1 - Check the unrestricted sprawl of large built-up areas
6.4.2 The assessment awards points to those areas of Green Belt that stop development from taking place in a direction that would represent sprawl into open Green Belt, or between existing distinct settlements (see Glossary) that would lead to the unrestricted loss of Green Belt land, or the agglomeration of built settlements. These scenarios reflect the Broxbourne context, which contains a number of settlements,
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which, although not towns, are distinct and are at serious risk of coalescence as a result of previous incremental development that has taken place in the Broxbourne Green Belt (see Section 5). The scenarios also help to establish where Green Belt land helps to check unrestricted sprawling development by keeping land permanently open.
6.4.3 Five points were therefore awarded to Green Belt sub areas that:
� provide a barrier between an existing large urban area and open green belt; OR � are surrounded by Green Belt land on all sides; OR � provide a barrier between two or more distinct existing settlements.
6.4.4 No points were awarded to sub areas that provide a barrier between two or more parts of the same large urban area.
Purpose 2 - Prevent neighbouring towns from merging into one another
6.4.5 This criterion gives the most points to those areas of Green Belt land that provide a crucial buffer between distinct existing settlements. This reflects the value of Green Belt land in preventing separate settlements from merging (see also paragraph 6.4.2 above).
6.4.6 Points were therefore awarded according to distance between distinct existing settlements that each Green Belt sub area separates. Points were awarded on a sliding scale, with maximum points awarded to those sub areas that separate distinct settlements that are under 0.5 kilometres apart, and just one point awarded to those sites separating distinct settlements that are over 2 kilometres apart.
Purpose 3 - Assist in safeguarding the countryside from encroachment
6.4.7 This criterion gives the most points to those areas that perform clear countryside purposes. This reflects the key importance of Green Belt designations in preventing encroachment on land of countryside value, whilst enabling further scrutiny of those areas of land that are not of clear countryside value.
6.4.8 Points were awarded according to the relative significance of each sub area in terms of nature conservation value (i.e. international, national or local nature designations), trees (i.e. whether each sub area contains protected woodland or trees, or contains any tree cover), greenfield land (i.e. whether land is greenfield or brownfield), and agriculture (i.e. agricultural grade of land). For each of these areas, five, three or 0 points were awarded, depending on the significance of the features within the site.
Purpose 4 - Preserve the setting and special character of historic towns
6.4.9 This criterion was not assessed because Broxbourne is not a historic town and therefore this PPG2 criterion does not apply to the Borough. A number of consultees agreed that this purpose does not apply to the context of Broxbourne. It is recognised that the Borough does contain a number of conservation areas, some of which are adjacent to the Green Belt. These have been assessed as part of the
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development constraints of land in sub-areas that performs poorly against the Green Belt purposes.
Purpose 5 - Assist in urban regeneration, by encouraging the recycling of derelict and other urban land
6.4.10 It is unnecessary to score land against this purpose. All land within the Green Belt assists with this purpose, as the vast majority of built development is to be located in the urban area in accordance with site allocations and government advice. There is also a general presumption against inappropriate development within the Green Belt. Therefore all Green Belt land would gain the same score. However, after all Green Belt land is scored, then areas that have a low score will then be assessed against environmental constraints and opportunities that will include derelict land, and the potential of the land to assist in urban regeneration.
6.5 Weighting of scores
6.5.1 Green Belt Purpose 3 has more definable criteria, which would result in a higher total number of points (Purposes 1 and 2 have a maximum of 5 points whereas Purpose 3 has a maximum of 20 points). If the scores were not weighted, then Purpose 3 would always come out as the most important purpose. In order to address this issue, a weighting system will be applied to ensure that each purpose holds equal importance in the initial scoring exercise. The chart below shows the values to allow Green Belt purposes to be weighted.
Green Belt purpose
1 2 3
Maximumpoints per purpose
5 5 20
Weight 1 1 0.25 EqualisingValue
5 5 5
Table 6.5.1 Weighting of Scores
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6.6 Summary
6.6.1 The methodology for the Review has been formulated in consultation with key stakeholders and close collaboration with the Borough of Broxbourne planning officers.
6.6.2 Broxbourne’s Green Belt has been split up into broad Areas, which are themselves split up into sub-areas in order to make assessment more manageable and analysis more clear.
6.6.3 The assessment is essentially separated into three key stages:
1) assessment of Green Belt land against three of the five Green Belt purposes;
2) the assessment of the strength of the current inner Green Belt boundary; and
3) an assessment of the constraints and sustainable development opportunities to inform an appropriate policy approach to land that is proposed to be removed from the Green Belt.
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7 RESULTS AND ANALYSIS
7.1 Green Belt Purposes and Boundaries
7.1.1 The results are analysed for each of three Green Belt purposes in Sections 7.2 - 7.5. Appendix 2 provides the details of all three purposes by sub area. Appended Maps 1-3 show the result of each Green Belt purpose. Map 4 shows the combine results for all three Green Belt purposes. The purpose section is followed by Section 7.5 that examines the strength and weakness of the Green Belt boundary. Appendix 4 provides the detailed assessment of the inner Green Belt boundary whilst appended Map 5 shows the location of weak Green Belt boundaries.
7.2 Green Belt Purpose 1: to check the unrestricted sprawl of large built-up areas
7.2.1 This section discusses the performance of each Green Belt Area against Green Belt Purpose 1. Appendix 2 shows the detailed results of all three purposes by sub area. Appended Map 1 shows how each sub area performs against Purpose 1 across the Borough as a whole.
Purpose 1 - Green Belt Area A
7.2.2 The vast majority of sub areas in Green Belt Area A successfully perform a valuable Green Belt purpose.
7.2.3 Green Belt Area A is predominantly located in an area of open Green Belt, meaning that many sub areas either provide a barrier between the urban area of Broxbourne and the open Green Belt, or are located further away from the urban area, and area surrounded by Green Belt land on all sides. These sub areas therefore play an important function in preventing the open Green Belt from being subject to sprawl.
Criterion Definition Number of sub areas
Points
Provides a barrier between an existing large urban area and open green belt;
11 5
Is surrounded by Green Belt land on all sides;
7 5
Provides a barrier between two or more distinct existing settlements;
3 5
Role of Green Belt area in preventing sprawl from taking place
Provides a barrier between two or more parts of the same large urban area.
5 0
Table 7.1.1 Green Belt Purpose 1 - Area A
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7.2.4 A small number of sub areas also prevent sprawl between the large urban area of Broxbourne and the distinct existing settlement in Hertford Heath. These are located to the very north east of the Borough, close to Hertford Heath (which is located outside the Borough).
7.2.5 The irregular shape of the boundary of the large urban area of Broxbourne means that there are a number of areas where Green Belt land is enclosed by built development, and therefore does not perform a purpose in preventing unrestricted sprawl:
� To the very north-west, existing homes and a Local Plan housing allocation strongly enclose sub areas A5 and A6.
� In the Hoddesdon area, two Sub Areas (A20 and A21) present a barrier between two existing parts of the same urban area.
� Sub area A12 is also enclosed by housing on three sides.
Purpose 1 - Green Belt Area B
7.2.6 The vast majority of the sub areas in Green Belt Area B again successfully perform a valuable Green Belt purpose. This Green Belt Area is located to the west of the Borough, and lies between the large urban area of Broxbourne and open green belt land to the north and west. Sub-areas therefore predominantly provide a barrier between the urban area and the open Green Belt, or are themselves surrounded by Green Belt land on all sides.
Criterion Definition Number of sub areas
Points
Provides a barrier between an existing large urban area and open green belt;
13 5
Is surrounded by Green Belt land on all sides;
8 5
Provides a barrier between two or more distinct existing settlements;
0 5
Role of Green Belt area in preventing sprawl from taking place
Provides a barrier between two or more parts of the same large urban area.
0 0
Table 7.1.2 Green Belt Purpose 1 - Area B
7.2.7 Just one of the Green Belt Areas separates two parts of the same urban area. A small section of Green Belt Sub Area B5 lies between two parts of the urban area, and therefore represents a partially enclosed space.
Purpose 1 - Green Belt Area C
7.2.8 The vast majority of the sub areas in Green Belt Area C successfully perform a valuable Green Belt purpose. This Green Belt Area is located between the large urban area of Broxbourne and Cuffley, and also contains a number of smaller, clustered settlements. The majority of the Green Belt Sub Areas therefore perform the purpose of separating at least two distinct settlements, preventing unrestricted sprawl between them.
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Criterion Definition Number of sub areas
Points
Provides a barrier between an existing large urban area and open green belt;
10 5
Is surrounded by Green Belt land on all sides; 2 5 Provides a barrier between two or more distinct existing settlements;
23 5
Role of Green Belt area in preventing sprawl from taking place
Provides a barrier between two or more parts of the same large urban area.
2 0
Table 7.1.3 Green Belt Purpose 1 - Area C
7.2.9 To the north of the Green Belt Area, a small number of Green Belt Sub Areas are located between the large urban area of Broxbourne and the open Green Belt. Thus 10 sub-areas in this location perform the purpose of providing a barrier between an existing large urban area and open green belt. In this open location, two sub-areas are also surrounded on all sides by Green Belt land.
7.2.10 Sub area 33 and sub area C32 separate two parts of the same settlement- the Goffs Oak area.
7.2.11 Further, it is considered that small sections of three sites separate two or more parts of the same large urban area of Broxbourne (sub area C17, C19 and C20). Although this is not sufficient to make the whole sub-area lose points, it raises the option of realigning the boundary. These small areas currently represent enclosed spaces that do not play a role in preventing unrestricted urban sprawl.
Purpose 1 - Green Belt Area D
7.2.12 Land in Green Belt Area D performs a number of purposes in terms of preventing urban sprawl. This is because it has land next to the large urban area of Broxbourne, close to other distinct existing settlements, and also next to and within the open Green Belt.
Criterion Definition Number of sub areas
Points
Provides a barrier between an existing large urban area and open green belt;
6 5
Is surrounded by Green Belt land on all sides;
11 5
Provides a barrier between two or more distinct existing settlements;
8 5
Role of Green Belt area in preventing sprawl from taking place
Provides a barrier between two or more parts of the same large urban area.
4 0
Table 7.1.4 Green Belt Purpose 1 - Area D
7.2.13 To the north of the Green Belt Area, sub areas contribute to the separation of the large urban area of Broxbourne, Burton Lane/ Goffs Lane and Goffs Oak. Further to the south and east, sub areas separate the large urban area of Broxbourne from the open Green Belt to the west.
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7.2.14 A number of sub areas in the south west of the Green Belt Area are located in the open Green Belt, and are therefore surrounded on all sides by Green Belt land.
7.2.15 Four sub areas, adjacent to the large urban area of Broxbourne, separate two parts of the same urban area.
Purpose 1 - Green Belt Area E
7.2.16 Green Belt Area E plays an important role in providing a barrier to the east of the Borough, preventing the large urban area of Broxbourne from sprawling eastwards into neighbouring settlements and open Green Belt land outside of the Borough.
Criterion Definition Number of sub areas
Points
Provides a barrier between an existing large urban area and open green belt;
9 5
Is surrounded by Green Belt land on all sides; 0 5 Provides a barrier between two or more distinct existing settlements;
18 5
Role of Green Belt area in preventing sprawl from taking place
Provides a barrier between two or more parts of the same large urban area.
1 0
Table 7.1.5 Green Belt Purpose 1 - Area E
7.2.17 Green Belt Area E is tightly knit to the eastern edge of the large urban area of Broxbourne. As such, no sub- areas are surrounded on all sides by Green Belt land.
7.2.18 The Green Belt Sub Areas towards the north and to the very south of Green Belt Area E provide an important barrier between Broxbourne and a number of small distinct settlements to the east of the Borough. These settlements include St Margarets to the north east, and Lower Nazeing to the east, as well as a number of smaller settlements. To the south east is the larger urban area of Waltham Abbey.
7.2.19 A number of Green Belt Sub Areas also provide a barrier between the large urban area of Broxbourne and The Lee Valley Park, a large expanse of open space between Lower Nazeing and Waltham Abbey.
7.2.20 Just one Green Belt Sub Area does not perform a clear role in preventing sprawl. Sub Area E15 is effectively enclosed on three sites by the large urban area of Broxbourne.
Purpose 1 - Overview of Results
The Function of the Green Belt in Broxbourne against Green Belt Purpose 17.2.21 The Green Belt of Broxbourne checks the unrestricted sprawl of built up areas within
the Borough in a number of ways. Towards the north west of the Borough, the Green Belt provides a barrier between the large urban area of Broxbourne and the open Green Belt, maintains the open character of the open Green Belt, and separates the urban area of Broxbourne from Hertford Heath.
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7.2.22 To the south west of the Borough, Green Belt land separates a cluster of distinct existing settlements between the large urban area of Broxbourne and Cuffley to the west of the Borough. It also provides a barrier between the large urban area of Broxbourne and the open Green Belt to the south and west, and further away from the urban area, maintains the open character of the open Green Belt.
7.2.23 To the East of the Borough, the large urban area of Broxbourne neighbours Green Belt land which forms part of the Lee Valley Regional Park, and provides a barrier between the large urban area of Broxbourne and a number of distinct settlements to the north-east and south-east of the Borough boundary. It also checks unrestricted sprawl into the open Green Belt towards the middle of the eastern side of the Borough.
Sites that do not perform a clear role under Purpose 1 7.2.24 The research has found that there is a small number of Green Belt sites that do not
perform a clear purpose in preventing urban sprawl, instead separating land within the same urban area. These are all located around the edge of the large urban area of Broxbourne.
Whole sites Parts of sites A5 and A6 B5 A12 C17 A20 C19 A21 C20 C32C33D6, 7 and 8 D13E15
Table 7.1.6 Green Belt Purpose 1 - Summary of poorly performing sub areas
7.3 Green Belt Purpose 2: To prevent neighbouring towns from merging into one another
7.3.1 This section discusses in detail the performance of each Green Belt Area against Purpose 2. Appendix 2 shows the detailed results of all three purposes by sub area. Appended Map 3 shows how each sub area performs against Purpose 2 across the Borough as a whole.
Purpose 2 - Green Belt Area A
7.3.2 The majority of sub areas in Green Belt Area A achieve low scores for this purpose, reflecting the location of the area, much of which faces onto open Green Belt land to the west.
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Criterion Definition Number of sub areas
Points
i. 0 – 0.5 km 1 5 ii. 0.5 – 1 km 9 4 iii. 1 – 1.5 km 1 3 iv. 1.5 – 2 km 3 2
Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates
v. > 2 km 12 1
Table 7.2.1 Green Belt Purpose 2 - Area A
7.3.3 Sub areas to the north of the Area achieve higher scores. This is because of their location between the large urban area of Broxbourne and housing in Hertford Heath.
Purpose 2 - Green Belt Area B
7.3.4 Green Belt Area B is located between the large urban area of Broxbourne and the open Green Belt to the west. As such, none of the Sub Areas within Green Belt Area B separate distinct settlements that are within 2 kilometres of one another. Thus none of the sub areas secure additional points under Green Belt Purpose 2.
Criterion Definition Number of sub areas
Points
i. 0 – 0.5 km 5 ii. 0.5 – 1 km 4 iii. 1 – 1.5 km 3 iv. 1.5 – 2 km 2
Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates
v. > 2 km 21 1
Table 7.2.2 Green Belt Purpose 2 - Area B
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Purpose 2 - Green Belt Area C
7.3.5 The majority of sub areas in Green Belt Area C achieve high scores in relation to Purpose 2. This is due to the proximity of these sub areas to a number of distinct existing settlements, including the large urban area of Broxbourne to the east, Cuffley (outside of the Borough) to the west and, in between, a cluster of smaller settlements.
Criterion Definition Number of sub areas
Points
i. 0 – 0.5 km 18 5 ii. 0.5 – 1 km 9 4 iii. 1 – 1.5 km 0 3 iv. 1.5 – 2 km 2 2
Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates
v. > 2 km 8 1
Table 7.2.3 Green Belt Purpose 2 - Area C
7.3.6 It is the proximity of these settlements, and the role of the Green Belt sub areas as barriers between them, that gives the majority of the sub areas in Green Belt Area C such high scores under this Green Belt purpose.
7.3.7 The few sub areas with low scores in this Green Belt area are located to the north of the area, where there are no distinct existing settlements.
Purpose2 - Green Belt Area D
7.3.8 Sub Areas within Green Belt Area D are more varied in terms of their relationship with surrounding settlements: � Towards the north of the Green Belt Area, sub areas provide a barrier between
the distinct settlements of Goffs Oak, Burton Lane/ Goffs Lane and the large area of Broxbourne.
� Towards the south east, sub areas provide a barrier between the large urban area south of Broxbourne and the large urban area of Broxbourne itself.
� Towards the south and south west of the Green Belt Area, the area separates existing settlements in Broxbourne and the open Green Belt, and therefore do not have a role in preventing neighbouring towns from merging.
Criterion Definition Number of sub areas
Points
i. 0 – 0.5 km 4 5 ii. 0.5 – 1 km 5 4 iii. 1 – 1.5 km 6 3 iv. 1.5 – 2 km 6 2
Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates v. > 2 km 7 1
Table 7.2.4 Green Belt Purpose 2 - Area D
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Purpose 2 - Green Belt Area E
7.3.9 The majority of sub areas in Green Belt Area E perform a strong role in separating the large urban area of Broxbourne from other, distinct existing settlements outside of the Borough boundary.
Criterion Definition Number of sub areas
Points
i. 0 – 0.5 km 15 5
ii. 0.5 – 1 km 7 4 iii. 1 – 1.5 km 4 3 iv. 1.5 – 2 km 0 2
Shortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates
v. > 2 km 2 1 Table 7.2.5 Green Belt Purpose 2 - Area E
7.3.10 Towards the north and south of this Green Belt Area, there are a number of settlements on the other side of the Borough boundary, many of which are located close to the urban area of Broxbourne. Towards the north are a number of smaller distinct settlements, and to the south is the larger urban area of Waltham Abbey. The high scores achieved by the sub areas towards the north and to the very south of Green Belt Area E reflect their role in separating these settlements.
7.3.11 Four Green Belt Sub Areas around the middle of the Green Belt Area (sub area D24 to 27) separate the large urban area of Broxbourne from the open Green Belt, and as such achieve low scores against this Green Belt purpose.
Purpose 2 - Overview of Results
The Function of the Green Belt in Broxbourne against Green Belt Purpose 27.3.12 The research has indicated that the Green Belt of Broxbourne prevents neighbouring
distinct settlements form merging into one another in a number of specific locations:
� Towards the north-west of the Borough, the Green Belt predominantly provides a barrier between the large urban area of Broxbourne and the housing in Hertford Heath.
� To the mid-west of the Borough, the Green Belt provides a barrier between the large urban area of Broxbourne, a number of smaller clustered settlements, and the village of Cuffley, to the west of the Borough.
� To the south west of the Borough, Green Belt land provides a barrier between the large urban area of Broxbourne, the M25 and Enfield, to the south.
� To the east of the Borough, the large urban area of Broxbourne neighbours Green Belt land which forms part of the Lee Valley Regional Park, and provides a barrier between the large urban area of Broxbourne and a number of settlements to the east of the Borough.
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Sub Areas that do not perform a clear role under Purpose 27.3.13 The research has found that a number of Green Belt sub areas do not perform a
clear purpose in terms of separating existing settlements.
7.3.14 The majority of these are located in areas where the large urban area of Broxbourne moves into large areas of open Green Belt, where there are no further settlements against which to provide a barrier. These tend to be located towards the north-west, very south west and mid-east of the Borough.
7.3.15 As shown against Green Belt Purpose 1, there is also a small number of sub areas that provide a barrier between two parts of the same settlement, and thus in practice play little part in separating distinct settlements. These are located around the edge of existing settlements and are spread around the Borough.
7.3.16 Sites that do not perform a clear role under Purpose 2 (i.e. achieve a score of two or less are:
� Green Belt Area A: A7, A8, A14-26 � Green Belt Area B: B1-21 � Green Belt Area C: C2-C9, C36 and C37 � Green Belt Area D: D10, D11, D15, D16D19-D26, D28 � Green Belt Area E: E25, E26
7.4 Green Belt Purpose 3: To assist in safeguarding the countryside from encroachment
7.4.1 This section discusses in detail the performance of each Green Belt Area against Purpose 3. Appendix 3 is the detailed results of Purpose 3 on countryside value by sub area. Appended Map 4 shows how each sub area performs against Purpose 3 across the Borough.
Purpose 3 - Green Belt Area A
7.4.2 The sub areas in Green Belt Area A achieve moderate results in terms of countryside value, with all but two sub areas achieving scores between 6 and 14 out of a possible 20. One sub area achieves a score of 16, whilst another scores just three.
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Criterion Definition Number of sub areas
Points
1. Yes – statutory nature conservation designation
1 5
ii. Yes – local natureconservation designation
4 3
a) Nature conservation value
iii. No specific nature designation
21 0
b) Trees and woodland
i. Yes – ancient or protected woodland, forests, trees or hedgerows
9 5
ii. Yes – unprotected trees 17 3 iii. No trees present 0 0
i. Greenfield land 12 5 ii. Predominantly Greenfield land (over 50%)
5 3 c) Greenfield land
iii. Previously developed land (brownfield)
9 0
i. Grade 1 or 2 5 ii. Grade 3 or below 25 3
c) Agriculture
iii. No agricultural use 1 0 Table 7.3.1 Green Belt Purpose 3 - Area A
7.4.3 The significant majority of sub areas do not contain- and are not within- designated areas of nature conservation. However, sub area 23 contains an SAC and SSSI (Wormley-Hoddesdonpark Wood North), as well as a number of designated local wildlife sites. This comparatively large sub area is therefore of highly significant value in nature conservation terms.
7.4.4 Four further sub areas contain local wildlife sites. These are located to the north-west of Green Belt Area A, immediately north of sub area A23.
7.4.5 A number of sub areas in Green Belt Area A contain protected trees (7 sub areas) and ancient woodland (2 sub areas). All of the remaining sub areas contain less significant tree cover. This means that, overall, all of the sub areas within this Green Belt Area achieve moderate to high scores under this indicator.
7.4.6 The picture is more balanced in terms of Greenfield land, with a significant proportion of Green Belt sub areas containing some previously developed land.
The nine brownfield sites are in a variety of locations, with a variety of uses, including school buildings and grounds, housing, and a conference centre and grounds Just under half of the sub areas in this Green Belt area are entirely greenfield.
7.4.7 The sub areas in Green Belt Area are of moderate agricultural quality.
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Purpose 3 - Green Belt Area B
7.4.8 Green Belt Area B achieves moderate to high scores in terms of countryside value. 17 out of 21 sub-areas achieve scores of between 11 and 18, with 7 sub areas scoring over 15 points out of a possible 20. Four sub areas achieve scores of 6 out of 20.
Criterion Definition Number of sub areas
Points
1. Yes – statutory nature conservationdesignation
1 5
ii. Yes – local nature conservation designation
9 3
a) Nature conservation value
iii. No specific nature designation 11 0
i. Yes – ancient or protected woodland, forests, trees or hedgerows
11 5
ii. Yes – unprotected trees 10 3
b) Trees and woodland
iii. No trees present 0 0
i. Greenfield land 12 5 ii. Predominantly Greenfield land (over 50%)
3 3 c) Greenfield land
iii. Previously developed land (brownfield) 6 0
i. Grade 1 or 2 4 5 ii. Grade 3 or below 17 3
c) Agriculture
iii. No agricultural use 0 0 Table 7.3.2 Green Belt Purpose 3 - Area B
7.4.9 Green Belt Area B is of considerable nature conservation value. One sub area (B1) contains an SAC (Wormley-Hoddesdonpark Woods) and SSSI (Wormley-Hoddesdonpark Wood North), as well as a number of wildlife sites. Nine further sub areas also contain local wildlife sites.
7.4.10 Just under half of sub areas in Green Belt Area B contain ancient woodland (two sub areas) or protected trees (nine sub areas), and over half of sub areas are entirely greenfield land, with a further three being predominantly greenfield land.
7.4.11 Six small sub-areas are predominantly previously developed land, a number of which are housing and gardens, along with some farm buildings and school buildings.
7.4.12 Most of Green Belt Area B is of moderate agricultural value, although four sub areas are of high value.
7.4.13 It should be noted that sub area B9, is by far the largest sub area in Green Belt Area B. Taking up almost half of the Green Belt Area, it performs a strong role for Green Belt Area B under Purpose 3 as:
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� it contains a number of local wildlife sites;� it contains ancient woodland (Spring Wood), along with a number of protected
trees; and� it is entirely greenfield and is of high agricultural value.
Purpose 3 - Green Belt Area C
7.4.14 Sub Area C achieves moderate results in terms of nature conservation value, with 33 sub areas achieving scores between 5 and 15 out of a possible 20 (27 of which score below 10). 4 further sub-areas score between 16 points out of a possible 20.
Criterion Definition Number of sub areas
Points
1. Yes – statutory nature conservation designation 1 5 ii. Yes – local nature conservation designation 5 3
a) Nature conservation value iii. No specific nature designation 31 0
i. Yes – ancient or protected woodland, forests, trees or hedgerows
9 5
ii. Yes – unprotected trees 28 3
b) Trees and woodland
iii. No trees present 0 0
i. Greenfield land 8 5 ii. Predominantly Greenfield land (over 50%) 13 3
c) Greenfield land
iii. Previously developed land (brownfield) 16 0
i. Grade 1 or 2 0 5 ii. Grade 3 or below 37 3
c) Agriculture
iii. No agricultural use 0 0 Table 7.3.3 Green Belt Purpose 3 - Area C
7.4.15 There is a slight locational division between high scoring and lower-scoring sub-areas, with the larger areas located away from the cluster of settlements around Goffs Oak (i.e. located to the north and west of the area) tending to achieve the higher scores. Three out of the four higher scoring sub-areas (C1, C3 and C31) are in these larger sub areas.
7.4.16 Sub area C1 contains an SAC (Wormley-Hoddesdonpark Woods) and SSSI (Wormley-Hoddesdonpark Wood North), and five further sub areas contain local wildlife sites. However, given that there are 37 sub areas in total it is considered that overall this Green Belt Area plays only a moderate role in relation to nature conservation.
7.4.17 All of the sub areas in Green Belt Area C contain trees, and nine sub areas contain significant tree cover, either in terms of ancient woodland (two sub areas) or protected trees (seven sub areas).
7.4.18 Most sub areas contain some previously developed land, with 16 being entirely brownfield. This reflects the location of this Green Belt Area, close to and in-between
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a number of adjacent settlements. These predominantly previously developed sub areas include 7 nurseries, housing and gardens, and school buildings and grounds.
7.4.19 All of the land in Green Belt Area C is of moderate agricultural value.
Purpose 3 - Green Belt Area D
7.4.20 Green Belt Area D again appears to be of moderate countryside value overall. 25 out of 27 sub area score between 5 and 15 out of a possible 20 points, although 13 of these score above 10 points. Two sub areas score 16 points. This overall average performance is reflected in the results below.
Criterion Definition Number of sub areas
Points
1. Yes – statutory nature conservation designation 0 5 ii. Yes – local nature conservation designation 8 3
a) Nature conservation value iii. No specific nature designation 19 0
i. Yes – ancient or protected woodland, forests, trees or hedgerows
5 5
ii. Yes – unprotected trees 22 3
b) Trees and woodland
iii. No trees present 0 0
i. Greenfield land 11 5 ii. Predominantly Greenfield land (over 50%) 8 3
c) Greenfield land
iii. Previously developed land (brownfield) 8 0
i. Grade 1 or 2 5 5 ii. Grade 3 or below 22 3
c) Agriculture
iii. No agricultural use 0 0 Table 7.3.4 Green Belt Purpose 3 - Area D
7.4.21 The majority of sub areas are not protected nature conservation areas, although eight contain local wildlife sites. Six sub areas contain protected trees: the remaining sub areas do contain some (unprotected) tree cover.
7.4.22 There is a fairly even split between sites that are greenfield, predominantly greenfield, and brownfield. However, it should be noted that the four largest sub areas, which make up the majority of the land area in the Green Belt Area D, are greenfield. The brownfield sub-areas are comparatively small in size, and are occupied by school buildings and grounds, housing and gardens, and cemeteries.
7.4.23 The majority of sub areas are of moderate agricultural value, including the larger sub areas mentioned above. It should be noted that five sub areas to the very south east of Green Belt Area D are high grade land.
Purpose 3 - Green Belt Area E
7.4.24 Green Belt Area E achieves a moderate score in relation to countryside value. Indeed, all but one sub area achieves a total score of between 5 and 15 out of 20,
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with a further sub area scoring 16 points. 16 out of 28 sub areas achieve a score of below 10. The table below demonstrates that, overall, Green Belt Area E sub areas play a moderate role against Purpose 3.
Criterion Definition Number of sub areas
Points
1. Yes – statutory nature conservation designation 2 5 ii. Yes – local nature conservation designation 8 3
a) Nature conservation value
iii. No specific nature designation 18 0
i. Yes – ancient or protected woodland, forests, trees or hedgerows
2 5
ii. Yes – unprotected trees 26 3
b) Trees and woodland
iii. No trees present 0 0
i. Greenfield land 12 5 ii. Predominantly Greenfield land (over 50%) 10 3
c)Greenfield land iii. Previously developed land (brownfield) 6 0
i. Grade 1 or 2 3 5 ii. Grade 3 or below 13 3
c)Agriculture
iii. No agricultural use 12 0 Table 7.3.5 Green Belt Purpose 3 - Area E
7.4.25 Green Belt Area E performs a significant countryside role in terms of nature conservation:
� Two sub areas contain highly significant protected conservation areas: E24 and E28 contain an SPA (Lee Valley) and a SSSI (Turnford & Cheshunt Pits). These sub areas represent two of the three larger sub areas in Green Belt Area E, and therefore represent a substantial proportion of the Green Belt Area as a whole.
� A further 8 sub areas contain local wildlife sites.
7.4.26 It should be noted that 18 sub areas have no nature conservation designations. However, these sub areas are the smallest in the Green Belt Area: the larger sub areas (the significant bulk of land cover in the area overall) contain protected land.
7.4.27 Just two sub areas contain protected trees, whilst the remaining 25 contain unprotected tree cover.
7.4.28 Most of the Green Belt area is greenfield land: whilst 12 out of 28 sub areas are entirely greenfield, a further 10 are predominantly so. 6 sub areas are predominantly brownfield, although it should be noted that all of these are comparatively small in size. These sub areas contain a weir and boat moorings, housing and gardens, a swimming pool and car park, a car park, and school buildings and grounds.
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7.4.29 Most of the land in this Green Belt area is either of moderate agricultural use, or of no use. Three sites are of high agricultural value, although these are all relatively small in size.
Purpose 3 - Overview of Results
The function of the Green Belt in Broxbourne against Green Belt Purpose 37.4.30 Overall, the Green Belt in Broxbourne appears to play a moderate role in terms of
countryside value, although a number of sub areas do achieve high scores in relation to the specific areas assessed.
7.4.31 Specific issues to note include: � A small number of international nature designations to the east and to the west
of the Borough, with a broader spread of local wildlife sites in all Green Belt Areas. Green Belt Area B, to the west of the Borough, and E, to the east, perform particularly strongly in relation to nature conservation value;
� All sub areas across the Green Belt have some tree cover, although only a few contain protected trees and areas of ancient woodland;
� There is a predominance of greenfield land in the Green Belt. Some sub areas contain some brownfield land, and a number of sub areas are made up entirely of previously developed land, especially in the tight cluster of settlements in and around Green Belt Area C;
� The overwhelming majority of Green Belt sub areas are of moderate agricultural value, with two notable areas of high quality agricultural quality in Green Belt Areas B and D.
Sub Areas that do not perform a clear role under Purpose 27.4.32 There are a large number of sub areas that do not perform a clear role under
Purpose 3 that are listed below:
� Green Belt Area A: A1, A3, A4, A11, A13, A16, A21, A24,� Green Belt Area B: B13, B16, B17, B21 � Green Belt Area C: C2, C4, C6, C8C10, C124, C15, C16, C21, C22C24, C27,
C29, C30, C32, C34,� Green Belt Area D: D1, D5, D12, D13, , D22, D23, D25D28 � Green Belt Area E: E1E7, E8E10, E11, E13, E14, E15, E17, E21, E26, E27
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7.5 Assessment of Individual Sub Areas
7.5.1 This section provides an overview of the overall performance of Green Belt sub areas against all the Green Belt purposes, and provides an initial indication of those areas that should be considered for removal from the Green Belt. Appended Map 4 shows the overall performance of all sub areas in Broxbourne Borough, showing those sub areas that are performing poorly and should be considered for release, which perform an average role, and which perform strongly. Appendix 2 contains a full assessment of the performance of each sub area.
Strongly Performing Sub Areas
7.5.2 The majority of sub areas play a strong role (i.e. achieve the full points) for at least one of the Green Belt purposes. Appended Map 4 shows where these sub areas are located, and demonstrates that these areas follow particular trends.
7.5.3 Sub areas that are located away from the urban area tend to perform well against the Green Belt purposes because: � They play a strong role in preventing urban sprawl, being located in open
Green Belt where it is important that the Green Belt designations are retained; � Because of their location, they tend to be more likely to achieve high
countryside value, being more likely to be greenfield, to contain protected sites and woodland.
7.5.4 Sub areas that are located close to the urban area, between two or more distinct settlements score highly overall due to their key role in preventing sprawl between settlements.
Poorly Performing Sub Areas
7.5.5 Broxbourne’s Green Belt is drawn tightly to the built-up area, and the Borough’s Local Plan does not contain any designated safeguarded land. This restrictive scenario has resulted in incremental changes to the boundary by taking out individual sites from the Green Belt in successive plan periods as well as small-scale encroachment. This approach has in part undermined the degree of permanence and openness of the Green Belt.
7.5.6 The present state of the Green Belt boundary suggests that Broxbourne Borough Council, after looking at the potential of previously developed land first, would be left with little scope or flexibility to accommodate existing and future growth in the Borough. The research indicates that, due to past development trends, certain Green Belt land no longer serves Green Belt purposes, land is no longer open (i.e. surrounded by development on three sides) or perhaps include uses that should not have been included in the Green Belt in the first place and remain so for historic reasons.
7.5.7 Poorly performing sub areas tend to be located around the edge of the urban area, and are surrounded on three sides by existing built development. These sub areas do not play a strong role in preventing sprawl or separating existing settlements as,
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in practice, they represent enclosed spaces that bear little relation to the open Green Belt or to distinct settlements.
7.5.8 Table 7.4.1 below shows those sub areas that are considered to perform poorly in that they do not achieve full points in any of the Green Belt purposes, except sub area E15 and achieve low scores overall.
Bor
ough
of B
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ourn
e
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iew
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he G
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the
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ch 2
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e 7.
4.1
Sub
Are
as th
at p
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rm p
oorly
aga
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Gre
en B
elt p
urpo
ses
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ose
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ount
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de
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tal
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ore
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lysi
s
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nd
with
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ted
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).
44
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rate
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and
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all s
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t W
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by
490
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6.75
P
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rms
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ngly
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inst
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en B
elt
Pur
pose
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lthou
gh it
sho
uld
be n
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rms
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ly a
gain
st G
reen
Bel
t Pu
rpos
es 1
and
3.
A6
0 0
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
(lar
ge u
rban
are
a of
B
roxb
ourn
e an
d al
loca
ted
site
H
3 to
the
north
).
44
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
630
met
res.
92.
25
6.25
P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, c
ould
sc
ore
low
er th
an th
at a
ttrib
uted
her
e.
Con
side
r rel
ease
from
the
Gre
en B
elt.
A12
0 0
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
.
33
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
1112
m
etre
s.
133.
25
6.25
P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, c
ould
sc
ore
low
er th
an th
at a
ttrib
uted
her
e. O
f m
ediu
m to
hig
h co
untry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
A20
0 0
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
.
11
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
H
ertfo
rd H
eath
by
3164
met
res.
133.
25
4.25
P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl o
r se
para
ting
dist
inct
set
tlem
ents
. Of m
ediu
m
to h
igh
coun
trysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 6
4 of
92
Mar
ch 2
008
Purp
ose
1. P
reve
ntin
g Sp
raw
l Pu
rpos
e 2.
Sep
arat
ing
Settl
emen
tsPu
rpos
e 3.
C
ount
rysi
de
Sub
Are
a To
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Tota
l Sc
ore
Ana
lysi
s
A21
0 0
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
.
11
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
H
ertfo
rd H
eath
by
3397
met
res.
61.
5 2.
5 P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl o
r se
para
ting
dist
inct
set
tlem
ents
. Of m
ediu
m
to lo
w c
ount
rysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t. C
32
0 0
Mos
t of t
he s
ub a
rea
sepa
rate
s la
nd w
ithin
the
sam
e ar
ea- G
offs
Oak
, al
thou
gh s
ome
land
is a
lso
outs
ide
of th
e ou
tline
of t
he
urba
n ar
ea.
44
Sep
arat
es C
uffle
y an
d G
offs
Oak
by
887
met
res.
61.
5 5.
5 P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, c
ould
sc
ore
low
er th
an th
at a
ttrib
uted
her
e.
Con
side
r rel
ease
from
the
Gre
en B
elt.
C33
0
0S
epar
ates
land
with
in th
e sa
me
area
- Gof
fs O
ak
44
Sep
arat
es C
uffle
y an
d G
offs
Oak
by
972
met
res.
92.
25
6.25
P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, it
cou
ld
scor
e lo
wer
than
that
attr
ibut
ed h
ere.
Of
med
ium
cou
ntry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
D6
0 0
Sep
arat
es tw
o pa
rts o
f the
sa
me
urba
n ar
ea?
Or
sepa
rate
s th
e ar
ea n
orth
of
Bur
y G
reen
and
Fla
mst
ead
End?
44
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
B
urto
n La
ne/G
offs
O
ak A
rea
by 8
42
met
res.
143.
5 7.
5 P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, it
cou
ld
scor
e lo
wer
than
that
attr
ibut
ed h
ere.
Of
med
ium
cou
ntry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 6
5 of
92
Mar
ch 2
008
Purp
ose
1. P
reve
ntin
g Sp
raw
l Pu
rpos
e 2.
Sep
arat
ing
Settl
emen
tsPu
rpos
e 3.
C
ount
rysi
de
Sub
Are
a To
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Tota
l Sc
ore
Ana
lysi
s
D7
0 0
Sep
arat
es tw
o pa
rts o
f the
sa
me
urba
n ar
ea.
33
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
B
urto
n La
ne/G
offs
O
ak A
rea
by 1
235
met
res.
112.
75
5.75
P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, it
cou
ld
scor
e lo
wer
than
that
attr
ibut
ed h
ere.
Of
med
ium
cou
ntry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
D8
0 0
Sep
arat
es tw
o pa
rts o
f the
sa
me
urba
n ar
ea.
33
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
B
urto
n La
ne/G
offs
O
ak A
rea
by 1
251
met
res.
92.
25
5.25
P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, it
cou
ld
scor
e lo
wer
than
that
attr
ibut
ed h
ere.
Of
med
ium
cou
ntry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
D13
0
0S
epar
ates
two
parts
of t
he
sam
e ur
ban
area
. 3
3Se
para
tes
larg
e ur
ban
area
of
Brox
bour
ne a
nd
Bur
ton
Lane
/Gof
fs
Oak
Are
a by
126
5 m
etre
s.
61.
5 4.
5 P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
In re
ality
, al
so d
oes
little
to s
epar
ate
exis
ting
settl
emen
ts a
nd th
us, i
f any
thin
g, c
ould
sc
ore
low
er th
an th
at a
ttrib
uted
her
e. O
f low
co
untry
side
val
ue.C
onsi
der p
ossi
ble
rele
ase
from
Gre
en B
elt.
E15
0 0
Sep
arat
es tw
o pa
rts o
f the
sa
me
urba
n ar
ea.
55
Sepa
rate
s la
rge
urba
n ar
ea o
f Br
oxbo
urne
and
K
eyse
rs E
stat
e by
43
3 m
etre
s.
82
7 P
erfo
rms
rela
tivel
y po
orly
aga
inst
Gre
en
Bel
t pur
pose
s 1
and
3. H
owev
er, a
lthou
gh it
se
para
tes
two
parts
of t
he s
ame
urba
n ar
ea,
it al
so s
epar
ates
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate,
whi
ch a
re
less
than
500
met
res
apar
t. C
onsi
der f
or
rele
ase,
but c
aref
ully
add
ress
its
impo
rtanc
e in
term
s of
sep
arat
ing
Bro
xbou
rne
from
K
eyse
rs E
stat
e.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 67 of 92 March 2008
7.5.9 Additionally, the following sections of strongly performing sub areas could be considered for removal from the Green Belt, in order to improve the outline of the urban areas and avoid the inclusion of enclosed spaces within the Green Belt:
� B5: north east section branches off and separates two parts of the same urban area;
� C1: thin strip between Nightingale Road and Dahlia close separates two parts of the Hammond Street area
� C17, a small section to the east separates two parts of the same built up area west of Rosedale Way and north of St. Ann Close;
� C19: square area to the east separates two parts of the same built up area in the area west of Thompsons Close and north of Claremont;
� C20: square area to the east separates two parts of the same built up area in the area of Rosedale Sports Ground.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 68 of 92 March 2008
7.6 Green Belt Boundaries
7.6.1 The review of the Green Belt boundaries has kept in mind the main thrust of the advice in PPG2 (Jan 1995, amended March 2001):
� preventing urban sprawl by keeping land permanently open (paragraph 1.4);� meeting defined Green Belt purposes (paragraph 1.5); � confirming that Green Belts must be protected as far as can be seen ahead
(paragraph 2.1);� defining defensible boundaries that are not drawn excessively tight around
existing built-up areas (paragraphs 2.8 & 2.9); � safeguarding land for long-term needs (paragraph 2.12); and � contribute to sustainable development objectives (paragraphs 2.10 & 2.12).
Current strength of the Green Belt Boundary
7.6.2 This section assesses the strength of the inner Green Belt, the boundary between the Green Belt and urban land in Broxbourne. Appendix 4 provides a full summary of the inner Green Belt boundary for each relevant sub area, assessing the ability of specific areas of the relevant sub-area boundaries to provide a resilient, permanent barrier that would protect the Green Belt from encroachment over the long term. Appended Map 5 below shows those parts of the inner Green Belt boundary that are considered to be weak.
7.6.3 The strength of the Green Belt boundary in the inner Green Belt is variable. The A10 dual carriageway to the west of the large urban area of Broxbourne, and the rail line immediately east, provide very strong barriers to encroachment. There are also a number of areas where the boundary is marked by strong features such as distributor roads and thick tree lines.
7.6.4 However, a significant number of weak areas of the inner Green Belt boundary were found. This was especially the case where the Green Belt boundary ran along the rear gardens of homes or curtilages of existing buildings with no clear or permanent barrier between the two.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 69 of 92 March 2008
8 CONCLUSIONS AND RECOMMENDATIONS
8.1 Conclusions from the Review
8.1.1 This document has thus far set out how the Broxbourne Green Belt is performing against the purposes set out in PPG2 and allied to this, the strength of the inner Green Belt boundary, which is so crucial to the achievement of the long-term integrity of the Green Belt.
8.1.2 The research has found that the majority of Green Belt land in the Borough performs an important role in maintaining the openness of the Green Belt and preventing the coalescence of separate settlements. Although most Green Belt land is only of moderate value, a number of Green Belt sub areas, particularly to the west and east of the Borough, are of significant countryside value.
8.1.3 There are, however, a number of areas where the Green Belt is not performing a clear purpose. This is generally a result of piecemeal development that has not been subject to long term planning in relation to the integrity of the Green Belt. This has led to development that has crossed previously strong boundary lines and created Green Belt areas that are essentially enclosed spaces that do not perform a clear Green Belt purpose.
8.1.4 In order for the long-term integrity of the Green Belt to be achieved, it is crucial that all Green Belt land performs a clear purpose, and that it has an appropriate, defensible and robust inner boundary to safeguard the Broxbourne Green Belt from future unplanned encroachment. The research has found that the Broxbourne inner Green Belt boundary is weak in a number of locations.
8.2 Recommendations Changes to the Broxbourne’s Inner Green Belt Boundary
8.2.1 This section now provides recommendations regarding possible boundary alterations, and the associated removal of sub areas, or parts of sub areas.
8.2.2 In a number of areas, it would not be appropriate to consider the release of land because of a weak boundary. For example, a number of sub areas provide the only barrier between an urban area and the open Green Belt, or another distinct settlement, with no opportunities to provide a stronger boundary further into the Green Belt. In these circumstances, it would be appropriate to leave the Green Belt boundary as it is and sub areas in their current form.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 70 of 92 March 2008
8.2.3 However, there are a number of sub areas where there are opportunities to significantly improve the permanence and robustness of the Green Belt boundary, and to facilitate the removal of poorly performing sections of Green Belt.
8.2.4 It is considered that there are there are two main options to ensure that the Green Belt of the future is appropriate, and that its boundary is robust over the long term.
8.2.5 Option 1 involves small-scale adjustments to Green Belt sub areas to improve the robustness and defensibility of the Green Belt boundary in the short term, and also to enable the release of the poorly performing sub areas (see Table 6.4.1 above). This option entails the release of limited amounts of land from the Green Belt where there are discrete opportunities to improve boundary strength. This would restrict the ability to provide a fully permanent and robust boundary, but would avoid the release of large amounts of Green Belt land.
8.2.6 Option 2 proposes a number of slightly more bold changes to the Green Belt, involving the additional release of larger areas of land in order to achieve a more strengthened boundary that would survive over the longer term. The Council could also consider larger-scale long-term areas of search that would lead to the removal of large areas of open Green Belt land, but facilitate the creation of a more permanent, robust inner Green Belt boundary that would be defensible over the long term.
8.2.7 The remainder of this section sets out the details of these proposed boundary alterations, and addresses the implications for the Green Belt. It also includes an assessment of constraints and development opportunities, which is intended to provide some indication of how land proposed for removal from the Green Belt could be dealt with in policy terms. Please see Appendix 6 for a full assessment of the constraints and development opportunities for each sub area considered for removal from the Green Belt.
8.2.8 It is important to note that the removal of land from the Green Belt does not necessarily mean that land should be released for development. Many of the sites proposed for removal from the Green Belt below are of significant environmental or community value. Although this in itself may not merit designation as Green Belt land (whose purposes have been assessed in this Review, and are defined in paragraph 1.5 of PPG2), it could well be that these areas are protected under other more relevant, targeted polices. The assessment of development constraints and opportunities that is provided in parallel with the proposed alterations set out in this section are used to indicate some possible policy approaches for the proposed areas to be removed from the Green Belt.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
1 of
92
Mar
ch 2
008
Opt
ion
1. D
iscr
eet r
emov
al o
f poc
kets
of G
reen
Bel
t Lan
d
8.2.
9 Th
e ta
bles
bel
ow s
et o
ut a
num
ber o
f dis
cree
t cha
nges
to th
e G
reen
Bel
t tha
t wou
ld:
�st
reng
then
the
boun
dary
in th
e sh
ort t
erm
, with
out r
educ
ing
the
abili
ty o
f the
Gre
en B
elt t
o pe
rform
the
dedi
cate
d P
PG
2 G
reen
Bel
t pur
pose
s (T
able
8.2
.1);
�
enab
le th
e re
leas
e of
poo
rly p
erfo
rmin
g su
b ar
eas,
with
out h
arm
ing
the
stre
ngth
of t
he G
reen
Bel
t bou
ndar
y (T
able
8.2
.2);
and
�pr
ovid
e lim
ited
oppo
rtuni
ties
to a
lloca
te s
ites
rem
oved
from
the
Gre
en B
elt f
or d
evel
opm
ent t
o m
eet c
urre
nt n
eeds
and
to
safe
guar
d la
nd to
mee
t pos
sibl
e fu
ture
dev
elop
men
t nee
ds u
p to
203
1 (s
ee P
arag
raph
8.2
.18)
.
8.2.
10 A
ppen
ded
Map
7 s
how
s th
e lo
catio
n of
thes
e pr
opos
ed a
ltera
tions
.
8.2.
11 T
able
8.2
.1 b
elow
set
s ou
t th
e de
tails
of
the
prop
osed
Opt
ion
1 ch
ange
s to
the
Gre
en B
elt
boun
dary
tha
t ar
ise
from
the
as
sess
men
t of t
he s
treng
ths
and
wea
knes
ses
of th
e in
ner
Gre
en B
elt b
ound
ary.
It s
ets
out w
here
the
rese
arch
has
iden
tifie
d sp
ecifi
c op
portu
nitie
s to
stre
ngth
en t
he i
nner
bou
ndar
y, w
ithou
t w
hole
sale
rem
oval
of
open
Gre
en B
elt
land
, or
oth
erw
ise
harm
ing
the
fund
amen
tal r
ole
of G
reen
Bel
t sub
are
as in
term
s of
thei
r per
form
ance
aga
inst
the
Gre
en B
elt p
urpo
ses.
Las
tly, t
heta
ble
sum
mar
ises
the
fin
ding
s of
an
inve
stig
atio
n of
the
con
stra
ints
and
sus
tain
able
dev
elop
men
t op
portu
nitie
s fo
r ea
ch
alte
ratio
n, p
rovi
ding
an
indi
catio
n of
the
poss
ible
pol
icy
appr
oach
to a
ny la
nd th
at is
rele
ased
from
the
Gre
en B
elt.
Tabl
e 8.
2.1
Bou
ndar
y al
tera
tions
to im
prov
e th
e de
fens
ibili
ty o
f the
Gre
en B
elt b
ound
ary
(Opt
ion
1a)
Sub
area
Pr
opos
ed a
ltera
tion
Site
area
(ha)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
usta
inab
le
Dev
elop
men
t Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
A2
Rem
ove
two
prot
rusi
ons
on
east
ern
boun
dary
0.
71
1.1
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pu
rpos
es, c
hief
ly d
ue to
its
role
in
prev
entin
g co
ales
cenc
e of
the
larg
e ur
ban
area
of B
roxb
ourn
e w
ith H
ertfo
rd H
eath
. R
elea
se o
f the
se tw
o pr
otru
sion
s w
ould
no
t sig
nific
antly
har
m th
is ro
le a
s th
ey a
re
loca
ted
away
from
this
are
a.
Land
scap
e ch
arac
ter a
nd
arch
aeol
ogy
coul
d co
nstra
in
built
dev
elop
men
t. C
onsi
der
prot
ectio
n un
der l
ands
cape
de
sign
atio
n.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
2 of
92
Mar
ch 2
008
Sub
area
Pr
opos
ed a
ltera
tion
Site
area
(ha)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
usta
inab
le
Dev
elop
men
t Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
A20
R
emov
e su
b ar
eas
20 a
nd 2
1 5.
64
1.2
Per
form
s po
orly
aga
inst
the
Gre
en B
elt
purp
oses
. S
ite is
hig
hly
acce
ssib
le, i
n cl
ose
prox
imity
to lo
cal &
dis
trict
se
rvic
es b
ut c
onst
rain
ed b
y hi
gh fl
ood
risk,
and
con
tain
s co
mm
unity
bui
ldin
gs a
nd a
nu
mbe
r of t
rees
- on
this
bas
is it
m
ay n
ot b
e a
prio
rity
for
deve
lopm
ent.
Ens
ure
gree
nfie
ld
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
be
en in
vest
igat
ed.
Saf
egua
rd
A21
R
emov
e su
b ar
eas
20 a
nd 2
19.
39
1.3
Per
form
poo
rly a
gain
st th
e G
reen
Bel
t pu
rpos
es.
Site
pre
sent
s th
e hi
ghes
t lev
el
of o
ppor
tuni
ties
acro
ss n
early
al
l crit
eria
, mai
n co
nstra
int i
s flo
odin
g- p
oten
tial f
or b
uilt
deve
lopm
ent w
ith fl
ood
miti
gatio
n po
licy
mea
sure
s.
Saf
egua
rd a
nd
intro
duce
S
choo
ls p
olic
y.
B12
R
emov
e a
smal
l stri
p of
Gre
en
Bel
t and
mov
e no
rth to
st
rong
er tr
ee li
ne
0.37
1.
4 P
erfo
rms
stro
ngly
aga
inst
Gre
en B
elt
purp
oses
, chi
efly
due
to it
s ro
le in
pr
even
ting
spra
wl i
nto
the
open
Gre
en
Bel
t. R
elea
se o
f thi
s ve
ry s
mal
l sec
tion
wou
ld n
ot s
igni
fican
tly h
arm
this
role
.
Hig
hly
cons
train
ed s
ite in
term
s of
land
scap
e qu
ality
and
nat
ure
cons
erva
tion.
Rel
ease
of t
his
smal
l sec
tion
of th
e su
b ar
ea
wou
ld b
ring
bene
fits
in te
rms
of
a st
reng
then
ed b
ound
ary
with
m
inim
al lo
ss o
f Gre
en B
elt l
and.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
3 of
92
Mar
ch 2
008
Sub
area
Pr
opos
ed a
ltera
tion
Site
area
(ha)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
usta
inab
le
Dev
elop
men
t Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
C1
(par
t) R
emov
e th
e th
in s
trip
from
G
reen
Bel
t bet
wee
n N
ight
inga
le R
oad
and
Dal
ia
Clo
se b
ut k
eep
prot
ectiv
e en
viro
nmen
tal p
olic
y fo
r co
mm
on la
nd.
It is
diff
icul
t to
see
how
land
sur
roun
ded
by
deve
lopm
ent k
eeps
the
open
ness
of t
he G
reen
Bel
t.
0.49
1.
5 A
lthou
gh s
ub a
rea
C1
perfo
rms
stro
ngly
ag
ains
t Gre
en B
elt p
urpo
ses,
this
sm
all
sect
ion
perfo
rms
poor
ly a
s it
sepa
rate
s tw
o pa
rts o
f the
Ham
mon
d st
reet
are
a.
Poo
r acc
essi
bilit
y an
d la
ck o
f re
gene
ratio
n po
tent
ial m
ean
that
this
site
may
not
be
a pr
iorit
y fo
r dev
elop
men
t. C
urre
ntly
pro
vide
s a
gree
n lin
k fro
m th
e bu
ilt u
p ar
ea to
the
open
Gre
en B
elt.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
C20
R
emov
e th
is tr
iang
le p
iece
of
land
on
north
sid
e of
And
rew
’s
Lane
and
con
side
r if i
t cou
ld
be p
ut to
any
par
ticul
ar u
se
0.06
1.
6 P
erfo
rms
stro
ngly
aga
inst
Gre
en B
elt
purp
oses
, chi
efly
due
to it
s ro
le in
pr
even
ting
the
coal
esce
nce
of d
istin
ct
exis
ting
settl
emen
ts.
This
sec
tion
of th
e su
b ar
ea is
loca
ted
betw
een
two
parts
of
the
larg
e ur
ban
area
of B
roxb
ourn
e, a
way
fro
m th
e ot
her s
ettle
men
ts, a
nd it
s re
mov
al w
ould
ther
efor
e no
t end
ange
r th
is ro
le.
Free
of c
onst
rain
ts b
ut p
oor
sust
aina
ble
deve
lopm
ent
oppo
rtuni
ties
mea
ns th
at th
e si
te m
ay n
ot b
e a
prio
rity
for
deve
lopm
ent.
How
ever
, it w
ould
pr
ovid
e th
e op
portu
nity
to
crea
te a
mor
e lo
gica
l bui
lt bo
unda
ry, a
nd a
s a
very
sm
all
site
, it m
ay n
ot b
e w
orth
sa
fegu
ardi
ng.
Con
side
r al
loca
tion
for
deve
lopm
ent
C25
R
emov
e PH
, mov
e no
rth to
fie
ld b
ound
ary
0.17
1.
7 P
erfo
rms
stro
ngly
aga
inst
Gre
en B
elt
purp
oses
, chi
efly
due
to it
s ro
le in
pr
even
ting
the
coal
esce
nce
of d
istin
ct
exis
ting
settl
emen
ts.
This
sec
tion
of th
e su
b ar
ea is
suf
ficie
ntly
sm
all t
hat i
ts lo
ss
wou
ld n
ot h
arm
this
role
, and
a s
trong
er
role
wou
ld d
eliv
er a
bet
ter b
arrie
r to
coal
esce
nce.
The
site
has
ver
y fe
w
cons
train
ts b
ut a
djac
ent t
o an
ar
ea o
f com
mun
ity o
pen
spac
e va
lue.
It p
rese
nts
a nu
mbe
r of
oppo
rtuni
ties
incl
udin
g ac
cess
ibilit
y, p
roxi
mity
to
neig
hbou
rhoo
d ce
ntre
and
PD
L.
Con
side
r al
loca
tion
(for
area
s no
t co
vere
d by
op
en s
pace
de
sign
atio
n)
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
4 of
92
Mar
ch 2
008
Sub
area
Pr
opos
ed a
ltera
tion
Site
area
(ha)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
usta
inab
le
Dev
elop
men
t Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
C33
C
onsi
der r
emov
ing
from
G
reen
Bel
t, m
ovin
g th
e bo
unda
ry to
est
ablis
hed
hedg
erow
/tree
s
1.01
1.
8 P
erfo
rms
stro
ngly
aga
inst
Gre
en B
elt
purp
oses
, chi
efly
due
to it
s ro
le in
pr
even
ting
the
coal
esce
nce
of d
istin
ct
exis
ting
settl
emen
ts.
This
sec
tion
of th
e su
b ar
ea is
loca
ted
betw
een
two
parts
of
Gof
fs O
ak, o
ver 9
00m
met
res
from
C
uffle
y. It
s re
mov
al w
ould
ther
efor
e no
t en
dang
er th
is ro
le.
Low
con
stra
ints
and
stro
ng
perfo
rman
ce a
gain
st
sust
aina
bilit
y op
portu
nitie
s,
thou
gh d
evel
opm
ent i
s lik
ely
to
be c
onst
rain
ed b
y al
lotm
ents
us
e.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
Tota
l Hec
tare
s av
aila
ble
17.8
4
S
afeg
uard
(of w
hich
9.3
9 ha
cou
ld th
en b
e co
vere
d by
a n
ew s
choo
ls p
olic
y)
15.0
3
Con
side
r allo
catin
g 0.
23
Land
scap
e/ e
nviro
nmen
tal/
Com
mun
ity
open
spa
ce d
esig
natio
n 2.
58
8.2.
12 T
he d
iscr
eet b
ound
ary
alte
ratio
ns s
et o
ut a
bove
wou
ld b
e lik
ely
to im
prov
e th
e pe
rform
ance
of t
he G
reen
Bel
t by
stre
ngth
enin
g th
e bo
unda
ry, t
hus
enab
ling
it to
be
mor
e de
fens
ible
ove
r th
e lo
ng te
rm. T
he r
emov
al o
f the
se a
reas
wou
ld in
clud
e th
e lo
ss o
f la
nd o
f lan
dsca
pe c
hara
cter
, and
of c
omm
unity
val
ue in
the
form
of a
n al
lotm
ent.
Thes
e ch
arac
teris
tics
are
not m
ater
ial t
o th
e in
clus
ion
of la
nd in
the
Gre
en B
elt (
see
PP
G2
para
grap
h 1.
7), b
ut it
is a
dvis
ed th
at a
ppro
pria
te p
lann
ing
polic
ies
are
intro
duce
dto
ens
ure
that
the
se a
reas
are
giv
en t
he a
ppro
pria
te p
rote
ctio
n if
rem
oved
. Th
e re
mov
al o
f su
b ar
ea A
21 w
ould
lead
to
the
rem
oval
of
a sc
hool
site
fro
m t
he G
reen
Bel
t. P
arag
raph
8.2
.21
belo
w a
ddre
sses
the
iss
ue o
f sc
hool
s re
mov
ed f
rom
the
B
roxb
ourn
e G
reen
Bel
t.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
5 of
92
Mar
ch 2
008
8.2.
13 A
side
from
land
that
cou
ld b
e pr
otec
ted
unde
r app
ropr
iate
env
ironm
enta
l or c
omm
unity
ope
n sp
ace
desi
gnat
ions
and
a p
ossi
ble
new
sch
ools
pol
icy,
the
Gre
en B
elt r
emov
als
alte
ratio
ns s
et o
ut a
bove
wou
ld e
nabl
e th
e re
mov
al o
f 0.2
3 he
ctar
es o
f lan
d th
at
coul
d be
con
side
red
for d
evel
opm
ent a
lloca
tion,
just
und
er 6
hec
tare
s of
land
that
cou
ld b
e sa
fegu
arde
d fo
r pos
sibl
e al
loca
tion
in
the
futu
re (f
or e
xam
ple
from
202
1-20
31),
depe
ndin
g on
the
rele
vant
dev
elop
men
t allo
catio
ns, n
eed,
and
urb
an c
apac
ity.
8.2.
14 T
able
8.2
.2 b
elow
set
s ou
t a n
umbe
r of
furth
er a
ltera
tions
to th
e G
reen
Bel
t bou
ndar
y fo
r th
e re
mai
ning
poo
rly p
erfo
rmin
g su
b-ar
eas,
whe
re th
ere
wou
ld b
e a
neut
ral i
mpa
ct in
term
s of
the
Gre
en B
elt b
ound
ary,
but
wou
ld e
nabl
e th
e re
mov
al o
f are
as o
f G
reen
Bel
t tha
t do
not s
ucce
ssfu
lly p
erfo
rm a
func
tion
in te
rms
of th
e G
reen
Bel
t. Th
is w
ould
mea
n th
at s
uch
area
s w
ould
be
mor
e ap
prop
riate
ly m
anag
ed u
sing
alte
rnat
ive
plan
ning
pol
icy
tool
s.
8.2.
15 T
wo
(rel
ativ
ely
smal
l) si
tes
are
cons
ider
ed to
be
appr
opria
te fo
r rel
ease
for d
evel
opm
ent,
whi
lst i
t is
sugg
este
d th
at a
furth
er s
ub
area
is
safe
guar
ded
for
poss
ible
fut
ure
deve
lopm
ent.
Dev
elop
men
t of
thi
s si
te i
s no
t co
nsid
ered
to
be a
prio
rity
give
n its
co
nstra
ints
, and
giv
en th
at it
is g
reen
field
.
Tabl
e 8.
2.2
Bou
ndar
y al
tera
tions
to ta
ke a
ccou
nt o
f poo
rly p
erfo
rmin
g su
b ar
eas
(Opt
ion
1b)
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith b
ound
ary
Con
stra
ints
and
O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
A
5 R
emov
al o
f sub
are
as A
5 an
d A
62.
06
1.9
Loss
of s
ub a
reas
A5
and
A6
wou
ld h
ave
a ne
utra
l im
pact
on
stre
ngth
of b
ound
ary
as
curr
ent s
trong
bou
ndar
y w
ould
be
repl
aced
by
an
equa
lly s
trong
bou
ndar
y- w
oodl
and.
Land
scap
e ch
arac
ter a
nd
com
mun
ity o
pen
spac
e co
uld
cons
train
bui
lt de
velo
pmen
t al
ong
with
lack
of P
DL.
The
site
is
not
a p
riorit
y fo
r de
velo
pmen
t, co
nsid
er
prot
ectio
n un
der l
ands
cape
de
sign
atio
n.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
6 of
92
Mar
ch 2
008
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith b
ound
ary
Con
stra
ints
and
O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
A
6 R
emov
al o
r sub
are
as A
5 an
d A
61.
53
1.10
Lo
ss o
f sub
are
as A
5 an
d A
6 w
ould
hav
e a
neut
ral i
mpa
ct o
n st
reng
th o
f bou
ndar
y as
cu
rren
t stro
ng b
ound
ary
wou
ld b
e re
plac
ed
by a
n eq
ually
stro
ng b
ound
ary-
woo
dlan
d.
Site
of a
n ex
istin
g sc
hool
in a
hi
ghly
acc
essi
ble
loca
tion,
in
clos
e pr
oxim
ity to
loca
l & d
istri
ct
serv
ices
and
pre
sent
s ve
ry fe
w
cons
train
ts. P
oten
tial t
o en
able
ap
prop
riate
dev
elop
men
t of t
he
scho
ol, a
s re
quire
d.
Saf
egua
rd a
nd
intro
duce
S
choo
ls p
olic
y.
A12
R
emov
e su
b ar
ea.
2.76
1.
11
As
dens
e w
oodl
and,
it fo
rms
a st
rong
bo
unda
ry a
nd re
mov
al w
ould
ther
efor
e ha
ve a
neu
tral i
mpa
ct o
n th
e in
ner G
reen
B
elt b
ound
ary.
No
cons
train
ts th
ough
as
woo
dlan
d w
ould
not
be
appr
opria
te fo
r dev
elop
men
t. C
onsi
der p
rote
ctio
n un
der
coun
trysi
de p
olic
ies.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
C19
(par
t) R
emov
e re
ctan
gula
r are
a to
th
e ea
st w
here
it s
epar
ates
two
parts
of t
he s
ame
urba
n ar
ea
2.26
1.
12
Rem
oval
wou
ld h
ave
a ne
utra
l im
pact
as
the
curr
ent w
eak
boun
dary
wou
ld b
e re
plac
ed b
y a
tree-
lined
bou
ndar
y- h
owev
er
this
tree
line
wou
ld n
eed
to b
e st
reng
then
ed to
be
cons
ider
ed a
mor
e ro
bust
bar
rier t
o en
croa
chm
ent.
The
site
has
a h
igh
com
mun
ity
open
spa
ce v
alue
and
pre
sent
s fe
w s
usta
inab
le d
evel
opm
ent
oppo
rtuni
ties.
Con
side
r pr
otec
tion
unde
r lan
dsca
pe
desi
gnat
ion.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
C32
R
emov
e su
b ar
ea.
1.23
1.
13
Neu
tral i
mpa
ct: c
urre
nt w
eak
boun
dary
w
ould
be
repl
aced
by
an e
qual
ly w
eak
boun
dary
- ope
n fie
ld.
Rel
ativ
ely
unco
nstra
ined
and
go
od a
cces
sibi
lity.
Pot
entia
l to
enab
le a
ppro
pria
te
deve
lopm
ent o
f the
sch
ool,
as
requ
ired.
Saf
egua
rd a
nd
intro
duce
S
choo
ls p
olic
y.
D6
Con
side
r rem
oval
of s
ub a
reas
D
6, D
7 an
d D
8 in
con
junc
tion
as th
ey a
ll pe
rform
poo
rly
agai
nst t
he G
reen
Bel
t
13.7
71.
14
Rel
ease
of t
hese
sub
are
a w
ould
lead
to a
m
uch
stro
nger
bou
ndar
y- L
ieut
enan
t Elli
s W
ay.
Con
stra
ined
by
natu
re
cons
erva
tion.
Pro
tect
usi
ng
appr
opria
te n
atur
e co
nser
vatio
n an
d S
choo
ls p
olic
y.
Saf
egua
rd a
nd
intro
duce
S
choo
ls p
olic
y.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
7 of
92
Mar
ch 2
008
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith b
ound
ary
Con
stra
ints
and
O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
D
7 2.
29
1.15
La
ck o
f con
stra
ints
and
re
ason
able
acc
essi
bilit
y, th
ough
as
gre
enfie
ld a
nd n
ot d
erel
ict,
it m
ay n
ot b
e a
prio
rity
for
deve
lopm
ent.
Saf
egua
rd a
nd
intro
duce
a
Sch
ools
pol
icy.
D8
purp
oses
.
12.6
11.
16
Com
mun
ity o
pen
spac
e co
nstra
int m
eans
this
site
may
no
t be
a pr
iorit
y fo
r de
velo
pmen
t.
Saf
egua
rd a
nd
intro
duce
a
Sch
ools
pol
icy.
D12
1.39
1.
17
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pu
rpos
es c
hief
ly b
ecau
se it
sep
arat
es
Bro
xbou
rne
urba
n ar
ea fr
om th
e op
en
Gre
en B
elt.
How
ever
, its
cur
rent
wea
k bo
unda
ry w
ould
do
little
to p
reve
nt
encr
oach
men
t and
rem
oval
wou
ld e
nabl
e th
e cr
eatio
n of
a m
ore
robu
st b
ound
ary
to
achi
eve
this
ove
r the
long
term
.
Land
scap
e ch
arac
ter,
allo
tmen
ts u
se &
lack
of P
DL
(oth
er th
an c
emet
ery)
are
like
ly
to re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der
prot
ectio
n un
der a
llotm
ents
po
licy/
land
scap
e de
sign
atio
n.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
D13
Rem
ove
D13
due
to p
oor
perfo
rman
ce a
gain
st p
urpo
ses,
an
d re
mov
e D
12 to
tie
in w
ith
this
rele
ase,
and
cre
ate
a st
rong
er G
reen
Bel
t inn
er
boun
dary
usi
ng th
e tre
e lin
e to
th
e so
uth
of th
e su
b ar
ea.
5.82
1.
18
Rem
oval
wou
ld h
ave
a po
sitiv
e im
pact
as
the
curr
ent w
eak
boun
dary
wou
ld b
e re
plac
ed b
y a
stro
nger
tree
-line
d bo
unda
ry.
Land
scap
e ch
arac
ter &
lack
of
PD
L (o
ther
than
cem
eter
y)
coul
d re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der
prot
ectio
n un
der l
ands
cape
de
sign
atio
n. E
nsur
e gr
eenf
ield
si
tes
are
cons
ider
ed a
fter a
ll br
ownf
ield
opp
ortu
nitie
s ha
ve
been
inve
stig
ated
.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
E15
R
emov
e su
b ar
ea
4.40
1.
19
Rem
oval
wou
ld h
ave
a ne
utra
l bou
ndar
y im
pact
, as
the
curr
ent s
trong
bou
ndar
y w
ould
be
repl
aced
by
an e
qual
ly s
trong
bo
unda
ry in
the
form
of t
he d
istri
buto
r roa
d to
the
east
.
Ope
n sp
ace
desi
gnat
ion
and
flood
risk
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
P
rote
ct u
sing
app
ropr
iate
ope
n sp
ace
polic
ies.
Land
scap
e/
coun
trysi
de/
open
spa
ce
prot
ectio
n po
licy
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
8 of
92
Mar
ch 2
008
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith b
ound
ary
Con
stra
ints
and
O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
To
tal h
ecta
res
avai
labl
e 50
.12
Saf
egua
rd (w
ith s
choo
ls p
olic
y)
31.4
3
C
onsi
der a
lloca
ting
0
La
ndsc
ape/
env
ironm
enta
l/ C
omm
unity
op
en s
pace
des
igna
tion
18.6
9
8.2.
16 G
reen
Bel
t lan
d pr
opos
ed fo
r rem
oval
in th
e ab
ove
tabl
e co
ntai
ns a
num
ber o
f cha
ract
eris
tics
that
may
mer
it pr
otec
tion,
incl
udin
gla
ndsc
ape
char
acte
r, co
mm
unity
ope
n sp
ace
desi
gnat
ions
, woo
dlan
d, a
cem
eter
y an
d al
lotm
ent u
se. I
t is
impo
rtant
that
thes
e is
sues
are
add
ress
ed in
the
prep
arat
ion
of fu
ture
pla
nnin
g po
licie
s in
ord
er to
ens
ure
that
app
ropr
iate
pro
tect
ion
is a
fford
ed to
area
s of
soc
ial a
nd e
nviro
nmen
tal i
mpo
rtanc
e. I
t is
con
side
red
that
pol
icie
s on
the
se is
sues
wou
ld p
rovi
de m
ore
appr
opria
te
prot
ectio
n to
thes
e ar
eas
than
Gre
en B
elt s
tatu
s, g
iven
that
they
do
not a
ppea
r to
per
form
stro
ng G
reen
Bel
t pur
pose
s. T
hree
su
b ar
eas
also
con
tain
sch
ools
, and
thus
31
hect
ares
of l
and
coul
d be
saf
egua
rded
and
add
ress
ed u
nder
a n
ew s
choo
ls p
olic
y.
The
issu
e of
sch
ools
rem
oved
from
the
Gre
en B
elt i
s ad
dres
sed
sepa
rate
ly in
par
agra
ph 8
.2.2
1.
8.2.
17 T
he a
sses
smen
t of c
onst
rain
ts a
nd s
usta
inab
le d
evel
opm
ent o
ppor
tuni
ties
indi
cate
s th
at n
one
of th
e si
tes
prop
osed
for r
elea
sem
ight
be
cons
ider
ed a
ppro
pria
te fo
r rel
ease
for d
evel
opm
ent.
8.2.
18 O
ptio
n 1
Gre
en B
elt a
ltera
tions
wou
ld th
eref
ore
faci
litat
e th
e re
mov
al o
f app
roxi
mat
ely
68 h
ecta
res
of G
reen
Bel
t lan
d, o
f whi
ch:
�A
ppro
xim
atel
y 21
hec
tare
s co
uld
be p
rote
cted
und
er a
ppro
pria
te c
omm
unity
ope
n sp
ace,
lan
dsca
pe,
and
othe
r en
viro
nmen
tal p
olic
ies;
�
Just
und
er 6
hec
tare
s co
uld
be s
afeg
uard
ed fo
r pos
sibl
e fu
ture
dev
elop
men
t (e.
g. 2
021-
2031
), de
pend
ing
on th
e re
leva
nt
deve
lopm
ent n
eeds
and
allo
catio
ns, a
nd u
rban
cap
acity
info
rmat
ion;
�
App
roxi
mat
ely
41 h
ecta
res
coul
d be
saf
egua
rded
and
add
ress
ed u
nder
a n
ew s
choo
ls p
olic
y; a
nd
�0.
23 h
ecta
res
coul
d be
con
side
red
for a
lloca
tion
for d
evel
opm
ent i
n th
e sh
ort t
erm
(e.g
. cur
rent
pla
n pe
riod
to 2
021)
.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 7
9 of
92
Mar
ch 2
008
Po
orly
per
form
ing
sub
area
s no
t con
side
red
to b
e ap
prop
riate
for r
emov
al
8.2.
19 T
he b
ound
ary
revi
ew h
as f
ound
tha
t th
e re
leas
e of
thr
ee s
ectio
ns o
f su
b ar
eas
that
per
form
ed p
oorly
aga
inst
the
Gre
en B
elt
purp
oses
may
be
inad
visa
ble
beca
use
thei
r rel
ease
wou
ld c
reat
e a
wea
ker i
nner
Gre
en B
elt b
ound
ary.
Thi
s w
ould
hav
e ne
gativ
e im
plic
atio
ns fo
r the
long
-term
def
ensi
bilit
y of
the
Gre
en B
elt.
Tabl
e 8.
2.3
belo
w s
ets
out t
hose
poo
rly p
erfo
rmin
g se
ctio
ns o
f sub
area
s, a
nd w
hy re
mov
al m
ay n
ot b
e ap
prop
riate
.
Tabl
e 8.
2.3
Poor
ly p
erfo
rmin
g su
b ar
eas
not c
onsi
dere
d ap
prop
riate
for r
emov
al
Prop
osed
alte
ratio
n R
elat
ions
hip
with
bou
ndar
y R
ecom
men
datio
n
B5
(par
t) R
emov
e en
clos
ed s
pace
to th
e ve
ry
north
-eas
t of t
he s
ub a
rea.
P
ossi
ble
nega
tive
impa
ct a
s a
wea
k bo
unda
ry w
ould
be
repl
aced
by
an e
ven
wea
ker b
ound
ary
in th
e fo
rm o
f a b
uilt
up
scho
ol a
rea
with
out o
ptio
ns fo
r a n
ew,
alte
rnat
ive
boun
dary
.
Rel
ease
may
be
inad
visa
ble
due
to
boun
dary
issu
es.
C17
(par
t) R
emov
e th
e en
clos
ed s
ectio
n ar
ea to
th
e ve
ry e
ast o
f the
sub
are
a.
Neg
ativ
e im
pact
as
the
curr
ent s
trong
bo
unda
ry (d
istri
buto
r roa
d) w
ould
be
repl
aced
with
an
ill-de
fined
tree
line
Rel
ease
may
be
inad
visa
ble
due
to
boun
dary
issu
es.
C20
(eas
tern
se
ctio
n)
Rem
ove
a sq
uare
sec
tion
to th
e ve
ry
east
whe
re it
sep
arat
es tw
o pa
rts o
f the
sa
me
urba
n ar
ea
Neg
ativ
e im
pact
: cur
rent
wea
k bo
unda
ry
wou
ld b
e re
plac
ed b
y an
eve
n w
eake
r bo
unda
ry- t
he m
iddl
e of
ope
n fie
ld.
Rel
ease
may
be
inad
visa
ble
due
to
boun
dary
issu
es.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 80 of 92 March 2008
Option 2 - Removal of larger areas of land
8.2.20 There are a number of areas where the removal of slightly larger areas of land that appear to perform a strong Green Belt role would provide opportunities to create a stronger, more defensible inner Green Belt boundary over the longer term. The proposed Option 2 alterations set out in Table 8.2.4 would enable the Council to take a slightly bolder, but more long-term view, allowing it to take into account the defensibility of the Green Belt boundary and the availability of land to support growth over the medium term. These alterations are shown in Appended Map 7.
8.2.21 The suggested alterations would need to be supported by the provision of appropriate planning policies to protect land of landscape, environmental or community importance. Although this option may be unlikely to provide sites that would be considered to be priorities for development, it does provide the opportunity to safeguard further land to meet development needs in the future, for example post-2031, if required (see Paragraph 8.2.24).
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 8
1 of
92
Mar
ch 2
008
Tabl
e 8.
2.4
Opt
ion
2 al
tera
tions
: Pro
pose
d ch
ange
s to
the
Gre
en B
elt b
ound
ary
stre
ngth
en th
e bo
unda
ry a
nd e
nabl
e th
e re
leas
e of
larg
er
area
s of
Gre
en B
elt l
and
Sub
area
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
D
Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
A10
10.1
32.
1 La
ndsc
ape
char
acte
r cou
ld
rest
rict b
uilt
deve
lopm
ent
oppo
rtuni
ties.
Con
side
r pr
otec
tion
unde
r lan
dsca
pe
desi
gnat
ion.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
A11
1.36
2.
2 La
ndsc
ape
char
acte
r cou
ld
rest
rict b
uilt
deve
lopm
ent
oppo
rtuni
ties.
Con
side
r pr
otec
tion
unde
r lan
dsca
pe
desi
gnat
ion.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
A13
Rem
ove
sub
area
s A
10,
A11
and
A13
(alo
ng w
ith
A12
- see
opt
ion
1 pr
opos
ed c
hang
es a
bove
) in
ord
er to
pro
vide
a
stro
nger
inne
r Gre
en B
elt
boun
dary
in th
e fo
rm o
f th
e A
10 d
ual c
arria
gew
ay
to th
e w
est o
f sub
are
a A
10, a
nd th
e st
rong
tree
bo
unda
ry to
the
sout
h of
su
b ar
ea A
13.
1.67
2.
3
The
site
s ac
hiev
e hi
gh s
core
s ag
ains
t th
e G
reen
Bel
t pur
pose
s du
e to
thei
r ro
le a
s a
barr
ier t
o th
e op
en G
reen
Bel
t an
d in
sep
arat
ing
Bro
xbou
rne
urba
n ar
ea fr
om th
e se
ttlem
ent w
est o
f Hai
ley
Farm
. How
ever
, the
pot
entia
l for
op
enne
ss is
redu
ced
by th
e us
es w
ithin
th
e su
b ar
eas
(incl
udin
g a
rese
rvoi
r and
a
scho
ol) a
nd s
urro
undi
ng th
em
(hou
sing
and
the
dual
car
riage
way
). It
is th
eref
ore
cons
ider
ed th
at re
mov
al o
f th
ese
sub
area
s w
ould
brin
g be
nefit
s in
te
rms
of a
stro
nger
bou
ndar
y, th
at
wou
ld p
lay
a m
ore
robu
st ro
le in
se
para
ting
the
urba
n ar
ea fr
om th
e op
en G
reen
Bel
t, an
d sm
all s
ettle
men
ts
to th
e no
rth w
est.
Land
scap
e ch
arac
ter c
ould
re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der
prot
ectio
n un
der l
ands
cape
de
sign
atio
n, a
nd fl
ood
risk
polic
ies.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
A15
Rem
ove
east
ern
corn
er o
f su
b ar
ea, t
o cr
eate
a n
ew,
stro
nger
bou
ndar
y us
ing
a th
ick
tree
line.
1.86
2.
4 Th
e st
rong
per
form
ance
aga
inst
the
Gre
en B
elt p
urpo
ses
of th
e ar
ea c
hief
ly
rela
tes
to it
s ro
le in
sep
arat
ing
the
Bro
xbou
rne
urba
n ar
ea fr
om th
e op
en
Gre
en B
elt.
The
curr
ent w
eak
boun
dary
to
the
east
und
erm
ines
this
: a s
trong
er
boun
dary
usi
ng th
e th
ick
tree
line
wou
ld
stre
ngth
en th
e ro
le o
f thi
s su
b ar
ea in
pr
even
ting
spra
wl o
ver t
he lo
nger
term
.
Alth
ough
rela
tivel
y un
cons
train
ed, i
ts a
vera
ge
perfo
rman
ce a
gain
st th
e su
stai
nabl
e de
velo
pmen
t op
portu
nitie
s m
eans
that
it is
no
t a p
riorit
y fo
r dev
elop
men
t.
Saf
egua
rd.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 8
2 of
92
Mar
ch 2
008
Sub
area
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
D
Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
C31
(par
t) 2.
23
2.5
Lack
of c
onst
rain
ts a
nd g
ood
acce
ssib
ility
mea
ns th
at th
is
site
wou
ld b
e w
orth
allo
catin
g.
How
ever
, giv
en p
oor
rege
nera
tion
pote
ntia
l, th
is s
ite
may
not
be
cons
ider
ed to
be
a pr
iorit
y fo
r dev
elop
men
t.
Saf
egua
rd.
C33
1.01
2.
6 Lo
w c
onst
rain
ts a
nd s
trong
pe
rform
ance
aga
inst
su
stai
nabi
lity
oppo
rtuni
ties,
th
ough
dev
elop
men
t is
likel
y to
be
con
stra
ined
by
allo
tmen
ts
use.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
C34
Rem
ove
part
of C
31, C
33
and
C34
and
mov
e bo
unda
ry to
nor
ther
n ed
ge o
f woo
dlan
d an
d fie
ld b
ound
ary
to e
dge
of
woo
dlan
d an
d fie
ld
boun
dary
.
0.93
2.
7
Per
form
stro
ngly
aga
inst
the
Gre
en B
elt
purp
oses
chi
efly
bec
ause
they
hel
p to
se
para
te G
offs
Oak
from
Cuf
fley.
H
owev
er, r
emov
al o
f the
se s
ub a
reas
w
ould
ena
ble
a m
ore
robu
st a
nd
defe
nsib
le lo
ng-te
rm b
ound
ary
that
w
ould
mor
e ef
fect
ivel
y pr
even
t en
croa
chm
ent w
estw
ards
from
Gof
fs
Oak
.
Lack
of c
onst
rain
ts a
nd g
ood
acce
ssib
ility
mea
ns th
at th
is
site
wou
ld b
e w
orth
allo
catin
g.
How
ever
, giv
en p
oor
rege
nera
tion
pote
ntia
l, th
is s
ite
may
not
be
cons
ider
ed to
be
a pr
iorit
y fo
r dev
elop
men
t.
Saf
egua
rd.
D1
Rem
ove
to b
e co
nsis
tent
w
ith o
ther
sch
ools
that
ha
ve th
e po
tent
ial t
o pr
ovid
e an
equ
ival
ent o
r st
rong
er b
ound
ary.
R
emov
al w
ould
ena
ble
a st
rong
inne
r Gre
en B
elt
boun
dary
to b
e re
tain
ed.
1.62
2.
8 P
erfo
rms
stro
ngly
aga
inst
the
Gre
en
Bel
t pur
pose
s ch
iefly
as
it pr
ovid
es a
ba
rrie
r bet
wee
n G
offs
Oak
and
the
open
Gre
en B
elt.
R
emov
al w
ould
not
resu
lt in
larg
e-sc
ale
loss
of G
reen
Bel
t lan
d, b
ut w
ould
en
able
the
scho
ol to
be
mor
e fle
xibl
e in
te
rms
of n
eces
sary
futu
re d
evel
opm
ent.
Low
con
stra
ints
and
reas
onab
le
sust
aina
bilit
y op
portu
nitie
s m
ean
that
this
site
cou
ld b
e re
mov
ed a
nd p
rote
cted
und
er a
S
choo
ls p
olic
y.
Saf
egua
rd a
nd
intro
duce
Sch
ools
po
licy.
Bor
ough
of B
roxb
ourn
e
Rev
iew
of t
he G
reen
Bel
t for
the
Prep
arat
ion
of th
e Lo
cal D
evel
opm
ent F
ram
ewor
kFi
nal R
epor
t
Pa
ge 8
3 of
92
Mar
ch 2
008
Sub
area
Prop
osed
alte
ratio
n Si
tear
ea(h
a)
Cha
nge
num
ber
Rel
atio
nshi
p w
ith p
urpo
ses
and
impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd S
D
Opp
ortu
nitie
s Su
gges
ted
Polic
y A
ppro
ach
D14
Rem
ove
D14
and
in
trodu
ce a
stro
nger
bo
unda
ry to
the
wes
t (L
ieut
enan
t Ellis
Way
).
10.9
32.
9 P
erfo
rms
a st
rong
role
in s
epar
atin
g th
e ur
ban
area
of B
roxb
ourn
e an
d th
e op
en
Gre
en B
elt,
and
also
par
tially
in
sepa
ratin
g th
e ur
ban
area
from
oth
er
settl
emen
ts to
the
wes
t. H
owev
er, a
m
uch
stre
ngth
ened
bou
ndar
y in
the
form
of L
ieut
enan
t Ellis
Way
wou
ld
prov
ide
a m
ore
robu
st a
nd p
erm
anen
t ba
rrier
that
wou
ld p
reve
nt fu
rther
en
croa
chm
ent t
owar
ds th
e w
est.
Land
scap
e ch
arac
ter a
nd la
ck
of P
DL
coul
d re
stric
t bui
lt de
velo
pmen
t opp
ortu
nitie
s.
Con
side
r pro
tect
ion
unde
r la
ndsc
ape
desi
gnat
ion.
Ens
ure
gree
nfie
ld s
ites
are
cons
ider
ed
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
bee
n in
vest
igat
ed.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
D15
Rem
ove
part
of D
15 fr
om
Gre
en B
ury
Way
and
W
ater
side
Gre
en C
hain
s as
this
is a
lread
y al
loca
ted
in th
e Lo
cal P
lan
as p
olic
y E
MP
11, m
ove
boun
dary
to
Lie
uten
ant E
llis W
ay
then
kee
p E
MP
11 a
nd
prot
ectio
n of
Bro
om H
ills
desi
gnat
ions
.
18.2
52.
10
Per
form
s a
stro
ng ro
le in
sep
arat
ing
the
urba
n ar
ea o
f Bro
xbou
rne
and
the
open
G
reen
Bel
t, an
d al
so p
artia
lly in
se
para
ting
the
urba
n ar
ea fr
om o
ther
se
ttlem
ents
to th
e w
est.
How
ever
, a
muc
h st
reng
then
ed b
ound
ary
in th
e fo
rm o
f Lie
uten
ant E
llis W
ay w
ould
pr
ovid
e a
mor
e ro
bust
and
per
man
ent
barri
er th
at w
ould
pre
vent
furth
er
encr
oach
men
t tow
ards
the
wes
t.
Site
is h
ighl
y ac
cess
ible
& in
cl
ose
prox
imity
to lo
cal &
dis
trict
se
rvic
es b
ut c
onst
rain
ed b
y hi
gh fl
ood
risk,
arc
haeo
logi
cal
inte
rest
, lan
dsca
pe c
hara
cter
an
d na
ture
con
serv
atio
n de
sign
atio
n. C
onsi
der
prot
ectio
n un
der l
ands
cape
and
na
ture
con
serv
atio
n po
licie
s.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
Tota
l hec
tare
s av
aila
ble
49.9
9
S
afeg
uard
(of w
hich
1.6
2 ha
cou
ld
be th
en c
over
ed b
y a
new
sch
ools
po
licy)
6.64
Con
side
r allo
catin
g 0
Land
scap
e/ e
nviro
nmen
tal/
Com
mun
ity o
pen
spac
e de
sign
atio
n
43.3
5
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 84 of 92 March 2008
8.2.22 The release of theses sites would include the removal of areas of environmental and community significance that would, as with option 1 removals, require policy measures in future development plan documents to safeguard these areas using the appropriate policy tool. These include:
� areas of strong landscape character; � allotments; and � land designated as nature conservation areas.
8.2.23 Three sites (including one school site) could be safeguarded, as they are not overly constrained, but do not perform well in terms of sustainable development and/ or regeneration opportunities. Although these areas may not merit special policy protection, they may not be priorities for development, subject to relevant urban capacity information.
8.2.24 Therefore of approximately 50 hectares of Green Belt land that could be removed under Option 2: � 5 hectares could be safeguarded for possible future development (for example
post-2031), depending on the relevant development needs and allocations, and urban capacity information;
� Just under two hectares could be safeguarded and addressed under a new schools policy; and
� 43 hectares could be protected under appropriate community open space, landscape or other environmental policies.
8.2.25 The assessment of constraints and sustainable development opportunities indicates that, within the sub areas proposed for removal under option 2, there may not be any land that may be considered a priority for development allocation.
School Sites
8.2.26 This section has proposed the removal of a number of school sites from the Green Belt, including those in sub areas A6, A21, C32, D6, D7 and D8. These school sites are located on the edge of the urban area, and tend to have weak inner boundaries that would do little to prevent sprawl over the longer term. Furthermore, it is not considered to be appropriate to locate such important community assets in the Green Belt (where it can be avoided) such that there are strong limitations on the ability of those sites to grow in the future. Table 8.2.4 above proposes that the school in sub area D1 is also removed from the Green Belt, in order to reflect this emphasis on the removal of schools from the Green Belt, where this would not threaten the performance of the Broxbourne Green Belt against the PPG2 purposes, or threaten the boundary strength of the inner Green Belt.
8.2.27 However, there are two sections of Green Belt that contain schools where removal from the Green Belt would be inadvisable. Sub areas A3 and A4 contain a school site, and could provide an equally strong inner boundary to the north and west. However, the Green Belt in this location plays a crucial role in separating the urban area of Broxbourne an adjacent community in Hertford Heath. It is therefore
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 85 of 92 March 2008
considered that removal of these sub areas could be harmful to the performance of the Green Belt. Sub area E26 is also located on the edge of the urban area of Broxbourne. However, there are no further opportunities to provide a strong inner boundary before the open Green Belt. The removal of this sub area would therefore have negative implications in terms of the role of the Green Belt in separating urban areas from the open Green Belt, and protecting the countryside from encroachment.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 86 of 92 March 2008
8.3 Long Term Areas of Search
8.3.1 Section 8.2 above sets out suggested alterations to the Green Belt boundary in order to improve the function and defensibility of the Broxbourne Green Belt to serve the Borough over the short term (Option 1 alterations) to medium term (Option 2 alterations). The Council may wish to consider wider, long-term measures to substantially improve the permanence and robustness of the Green Belt in the Borough whist ensuring an appropriate policy approach to any land removed from the Green Belt (including protection policies, where needed). These measures could also provide the opportunity for some of the land removed from the Green Belt to be allocated for development to generally meet development needs post 2031.
8.3.2 Based on the boundary assessment, the review has highlighted three broad long term areas of search that the Council could consider for removal, having regard to long term sustainability objectives, and maintaining the permanence of the Green Belt up to at least 2031 as advised by the draft East of England Plan Policy SS7and beyond this period, reflecting the emphasis in PPG2 on the permanence of the Green Belt. This approach would leave significant untouched greenways on the outer edge of the built-up areas that separates Broxbourne from adjoining districts. It would, however, also lead to the removal of large areas of Green Belt land that could be considered to have some Green Belt purpose.
8.3.3 Appended Map 8 shows the location of these broad areas. Appendix 7 discusses the long term areas of search.
A. HODDESDON AREA
8.3.4 Building on the proposed limited removal of specific sub areas in Green Belt Area A (see Section 8.2 above), the removal of sub-areas A14 - A22 would enable the creation of an extremely robust, permanent Green Belt inner boundary in the form of the A10 dual carriageway. Also there is a need to decide whether the A10 should be included or excluded from the Green Belt (i.e. included - western edge of A10 would form the new Green Belt boundary or excluded, so the eastern edge would form the boundary).
8.3.5 This would mean the additional loss of Green Belt sub area 14 to 19, and 22. Section 8.2 has also set out recommendations for the removal of sub areas A10 to A13 and A20 and A21. This would entail the removal of over 136 hectares of open Green Belt land. Given the nature of much of the land, it is strongly recommended that the removed Green Belt land should be re-designated as safeguarded or protected land.
8.3.6 The removal of these sub areas from the Green Belt would raise a number of issues regarding how the removed Green Belt land would be approached by future plans and policies. It is important that appropriate approach is taken with regard to the safeguarded and protection policies prior to consideration of future uses. For example, a number of the sub areas are of significant landscape quality: appropriate designations and supporting polices should be used to ensure that these sites are protected. Similarly, a number of sub areas are designated as community open
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 87 of 92 March 2008
space, and as nature conservation areas (local wildlife sites). Appropriate policies could again be introduced to ensure that these sites are given adequate protection.
8.3.7 A number of areas are relatively unconstrained, and achieve moderate results in relation to opportunities for sustainable development. These areas may be taken forward, but further consideration would need to be given to accessibility, landscape value and the fact these areas are greenfield sites; factors that indicate that the land in this area of search may not be considered to be a priority for development.
8.3.8 Potential alterations to the Green Belt in the Hoddesdon area could enable: � Approximately 79 hectares of land to be protected under appropriate
community open space, landscape and other environmental policies; and � Approximately 58 hectares of land to be safeguarded for possible future
development post 2031 unless a specific need is identified or the site would contribute to regeneration objectives.
B. WORMLEY AREA 8.3.9 There is again the opportunity to provide a significantly more robust and permanent
Green Belt inner boundary for Broxbourne in the form of the A10 dual carriageway through the removal of sub areas B4 to B8. There sub areas are relatively large, and green in nature, and their removal would involve the loss of a significant amount of open Green Belt, but would again help to form a significantly more permanent boundary and a more cohesive urban outline for the Borough.
8.3.10 These areas appear to have significant community and environmental value, with open space designations and strong landscape character that provide a degree of protection over the short, medium and long term. Therefore although this option would enable the removal of 81 hectares of Green Belt land, appropriate policies should be put in place to protect this land from development. This would mean that the land should be safeguarded along with any necessary protection planning policies. This approach would deal with the weak inner Green Belt boundaries and the A10 would provide a superior long term edge to the Green Belt as well as preventing further sprawl.
C. HAMMOND STREET, GOFFS OAK AND ROSEDALE AREA (FARMS/FIELDS/NURSERIES SURROUNDING THE ST JAMES’S ROAD RESIDENTIAL AREA)
8.3.11 Appended Map 5 demonstrates that the majority of land between the large urban area of Broxbourne and the distinct existing settlements within the Borough to the west (i.e. land covered by Green Belt sub areas C11-C30) has extremely weak boundaries. This means there are no real barriers to prevent encroachment between settlements. Indeed, it is incremental development that has taken place apparently without regard to the integrity of the Green Belt that has led to the creation of these various settlements.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 88 of 92 March 2008
8.3.12 An option, therefore, is to transform the Green Belt in this location, in order to create a far stronger boundary around the edge, using existing distributor roads. The Council could therefore consider removing the following sub areas:
� part of C1 (both sides of C10 and adjoining the built-up residential area); � C10 through to 29; � part of C30 (nurseries only).
8.3.12 If this land is removed from the Green Belt, it is strongly recommended that much of the removed Green Belt land is re-designated under environmental protection polices and/or safeguarded land, unless it can be demonstrated that small pockets of land are needed for development within the plan period. As with all of potential allocations, land released for development must be subject to the Specific Site Allocation Development Plan Document statutory procedures, including a Sustainability Appraisal.
8.3.13 A number of sub areas have characteristics that should be addressed by wider planning policy if this area was to be removed from the Green Belt. There are a number sub areas contain designated community open space, areas of landscape character and local wildlife sites. Appropriate planning policies should be introduced to give these areas the appropriate protection.
8.3.14 Eight sub areas do not have characteristics that are likely to merit policy protection, but poor performance in terms of opportunities for sustainable development means that they may not be considered to be priorities for development. For example, a number of sub areas do not contain previously developed land, appear to have poor accessibility to services, or are located away from urban areas.
8.3.15 It is considered that land within six sub areas may be considered for release removal for built development, if this area was removed from the Green Belt. However, this would have to be considered in having regard to a long-term future strategy for this whole area, which currently suffers from poorly defined areas that, in places, merge in to each other as a result of previous urban sprawl.
8.3.16 It is therefore suggested that, of the 252 hectares of Green Belt land that would be removed from this option: � 172 hectares could be safeguarded and protected under environmental or
community open space protection policies; � Approximately 27 hectares could be safeguarded for possible future
development (for example from 2021-2031), depending on the relevant development needs and allocations, and urban capacity information; and
� 53 hectares could be considered for development.
8.4 Safeguarded and Protection Policies
8.4.1 As discussed above the areas of long term search, if removed from the Green Belt it is recommended that the majority of the land would be designated as safeguarded land. Part of the reason to safeguard the removed Green Belt land is to improve the urban fringes, create a robust boundary, and ensure in the future that the land is
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 89 of 92 March 2008
properly planned in an integrated fashion to best mesh with the existing built-up areas. There is also an opportunity to use other environmental protection policies to encourage green infrastructure, greenways and better land management. Indeed, it is considered that this Review provides the opportunity for the Council to ensure better protection of some sites by providing policies that better suit their characteristics in terms of social and environmental significance, rather than Green Belt status, where sites no longer perform a clear Green Belt purpose.
8.5 Constraints and Opportunities
8.5.1 The constraints and opportunities assessment has informed the use to which land could possibly be put, including possible protection policies that could be put in place to ensure that land is safeguarded as appropriate. Appendix 5 provides a detailed analysis of constraints and opportunities by sub area and grouped by: Option 1 Alternatives, Poor Performing Sub Areas, Option 2 Alterations and Long Term Areas of Search. Three main points came out of this assessment:
� ensuring that appropriate policies are in place to protect community open space and allotments;
� protecting areas of environmental value such as landscape character areas and local wildlife sites;
� facilitating and controlling development in schools.
8.5.2 The constraints and opportunities assessment was mainly carried out through an examination of aerial photographs and the Local Plan Proposals Map to provide indicative information regarding possible future policy approaches to land that could be removed from the Green Belt, and the availability of potential development land in the Green Belt that could be needed to meet development needs. This is an area of work that needs more work in the future, which will happen in association with the sustainability appraisal of Development Planning Documents.
8.5.3 The recommendations in this review should be used in conjunction with other Local Development Framework evidence base documents and sustainability appraisals to inform and shape Broxbourne’s planning strategy in relation to its Green Belt, and wider issues of growth and sustainable development.
8.5.4 In particular, the Council would need to use urban capacity and Strategic Housing Land Availability Assessment information, and data from other studies, in conjunction with the information and recommended options in this Green Belt Review, to determine the amount land that should be removed from the Green Belt to meet development needs in this plan period to 2021 as well as up to 2031 and beyond. The amount of land and locations of land removed from the Green Belt will also need to be informed by wider priorities within the Borough linked to sustainability such as reducing levels of deprivation and economic development.
8.5.5 An appropriate assessment of all development constraints including through a Sustainability Appraisal of development options and sites, will be required to fully address the suitability of potential development sites, including any Green Belt land discussed in this Review.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 90 of 92 March 2008
GLOSSARY Community Open Space Community Open Space includes the following types of uses: recreational facilities, school playing fields, Cheshunt Common, Lea Valley Country Park, village greens, parks and any other definable green open spaces.
Derelict (as defined by NLUD, 2003) Land so damaged by previous industrial or other development that it is incapable of beneficial use without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling. Also included are abandoned and unoccupied buildings in an advanced state of disrepair (i.e. with unsound roof(s)).
The definition excludes land damaged by: - development which has been or is being restored for agriculture, forestry, woodland or
other open countryside use.
- a previous development where the remains of any structure or activity have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings), and where there is a clear reason that could outweigh the re-use of the site - such as its contribution to nature conservation - or it has subsequently been put to an amenity use and cannot be regarded as requiring redevelopment
Existing distinct settlementA settlement that is physically separate from any other settlement and that contains five or more dwellings (e.g. Hammond Street area between Limes Nurseries and Darnicle Nurseries; St James’s Road area between The Langdons and Pendine; Goffs Oak, Cuffley Hill area; and Holbrook area).
Greenfield land This means land that has not been previously-developed (i.e. where no built development has previously taken place). This includes areas such as parks and playing fields.
Landscape Character As defined in the Hertfordshire Landscape Character Assessments (Hertfordshire County Council)
Large built up area� Within Broxbourne, this refers to the large, physically linked linear urban area that
spreads from the south east of the Borough northwards, and that also branches off in a linear manner westwards. It does not include any areas that are not physically linked to this larger urban area.
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 91 of 92 March 2008
� Outside of the Borough, this refers to large urban area just outside the Borough’s boundary, such as Cuffley, Hereford Heath, Stanstead St Margarets, Keysers Estate, Lower Nazeing, Waltham Abbey and Enfield
Local nature conservation designations This includes: � Local wildlife sites � Local nature reserves
National or international nature conservation designations This includes: � Special Area of Conservation (SAC) at Broxbourne Woods, � Special Protection Area (SAP at Turnford and Cheshunt Gravel Pits within the Lee
Valley,� Sites of Special Scientific Interest (SSSIs) marked on the Local Plan Proposals Map
(2005)
Previously developed land (often referred to as brownfield land, as defined by NLUD, 2003 and PPS3, CLG, Nov 2006) Previously developed land is that which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development. Previously developed land may occur in both built-up and rural settings. It includes defence buildings and land used for mineral extraction and waste disposal where provision for restoration has not been made through development control procedures
The definition excludes: � Land that is or has been occupied by agricultural or forestry buildings. � Land that has been developed for minerals extraction or waste disposal by landfill
purposes where provision for restoration has been made through development control procedures.
� Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, have not been previously developed.
� Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).
� There is no presumption that land that is previously-developed is necessarily suitable for � housing development nor that the whole of the curtilage should be developed.
Regeneration There is no universally agreed definition of regeneration, so in terms of carrying out the opportunities assessment in the context of Broxbourne we generally assumed regeneration to describe a range of activities and policies, including: turning around run down places, preventing further decline of places deemed at risk of decay and improving overall quality of
Borough of Broxbourne Review of the Green Belt for the Preparation of the Local Development FrameworkFinal Report
Page 92 of 92 March 2008
life (e.g. improvements to provision of health, housing, education, community safety, leisure services, business support, transport and the physical environment).
TownFor the purposes of this study, a ‘town’ is defined as a ‘distinct existing settlement’. This reflects the fact that, in Broxbourne, some small, distinct settlements exist that are currently not merged together, but with the loss of some areas of Green Belt land, could lose their separateness.
Vacant (as defined by NLUD, 2003) Previously developed land which is now vacant and could be redeveloped without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling.
It includes vacant buildings that are structurally sound and in a reasonable state of repair (i.e. capable of being occupied in their present state) where re-letting for their former use is not expected or that have been declared redundant.
It excludes land previously used for mineral extraction or waste disposal which has been or is being restored for agriculture, forestry, woodland or other use.
1
APPENDIX 1: FINAL METHODOLOGY AND CRITERIA
BOROUGH OF BROXBOURNE
GREEN BELT REVIEW STAKEHOLDER QUESTIONNAIRE
METHODOLOGY & CRITERIA
Background
The draft East of England Regional Spatial Strategy - Secretary of State’s Proposed Changes (June 2006) supports the retention of the Green Belt in this region, but recommends a local review of the Green Belt in Broxbourne to meet regional development needs in sustainable locations. The Borough of Broxbourne Core Strategy; Issues and Options (April 2007), outlined that the Council would commission an independent assessment of the constraints and opportunities of the Green Belt in order to provide more evidence on long-term options (see Theme 3: Green Belt and Countryside). Since the publication of the Issues and Options paper the Council has commissioned Scott Wilson to undertake an independent review of the Green Belt within the administrative boundary of the Borough of Broxbourne.
2
SECTION A: OVERVIEW OF METHODOLOGY
This review includes all areas of Green Belt land in Broxbourne, and will be used to assess the contribution made by these areas in preventing urban sprawl.
The assessment of Green Belt land against PPG2 purposesThe five purposes in PPG2 are:
I. To check the unrestricted sprawl of large built-up areas; II. To prevent neighbouring towns from merging into one another;
III. To assist in safeguarding the countryside from encroachment; IV. To preserve the setting and special character of historic towns; and V. To assist in urban regeneration, by encouraging the recycling of derelict and
other urban land.
All Green Belt land will be judged against three of the five purposes of the Green Belt as defined in PPG2 (see Section B IV & V for an explanation of why these two criteria will not be tested).
Points will be awarded for each purpose against specific criteria (see Section B), in order to assess the contribution of each Green Belt area in a consistent manner. Those areas that are found to be weak in meeting Green Belt purposes will then undergo an additional assessment of development constraints and sustainable development opportunities (see Section C). This will help to inform the Local Development Framework process in terms of the future protection or release of Green Belt land.
Dividing Green Belt Land into Zones and Sub Areas The Green Belt land has been divided into zones and sub areas to make the review more manageable and to ensure that all land is assessed in a fair and transparent manner. This will also enable the review to make a recommendation on each sub-area. The criteria used to divide Green Belt land adheres to criteria that ensure parcels of land respect clear geographical boundaries, such as major development boundaries, distinct land uses, major roads and railway lines.
Green Belt Boundaries PPG2 advises that Green Belt boundaries should be clear and based on strong physical features. The existing Green Belt boundary should be assessed to identify all possible physical and visual boundary types.
In analysing Green Belt boundaries, the boundaries of each Green Belt zone will be categorised into ‘strong’ and ‘weak’, depending on the permanence and resilience of the boundary. This will inform potential alterations to the Green Belt boundaries that would make them defensible over the longer term.
3
SECTION B: Green Belt Purpose - criteria & points
It is proposed that the following criteria will be used to assess Green Belt land against four of the five purposes set out in PPG2. This is to ensure that all Green Belt land is assessed in a fair and transparent manner. All words in italic are defined in the Glossary.
Please fill in the box under each of the five Green Belt purposes.
I. Check the unrestricted sprawl of large built-up areas
Criterion Definition PointsRole of Green Belt area in preventing sprawl from taking place
Provides a barrier between an existing large urban area and open green belt; ORIs surrounded by Green Belt land on all sides; ORProvides a barrier between two or more distinct existing settlements;ORProvides a barrier between two or more parts of the same large urban area.
5
5
5
0
Purpose of Criterion: this criterion gives points to those areas of Green Belt that stop development from taking place in a direction that would represent sprawl into open Green Belt, or between existing distinct settlements (see definitions) that would lead to the unrestricted loss of Green Belt land, or the agglomeration of built settlements. These scenarios reflect the Broxbourne context and help to establish where Green Belt land helps to check unrestricted sprawling development by keeping land permanently open.
II. Prevent neighbouring towns from merging into one another
Criterion Definition PointsShortest distance between the two (or more) distinct existing settlements (both within or outside the Borough) that the Green Belt area separates
i. 0 – 0.5 km ii. 0.5 – 1 km iii. 1 – 1.5 km iv. 1.5 – 2 km v. > 2 km
54321
Purpose of Criterion: This criterion gives the most points to those areas of Green Belt land that provide a crucial buffer between distinct existing settlements (see definitions). This reflects the value of Green Belt land in preventing separate settlements from merging.
4
III. Assist in safeguarding the countryside from encroachment
Criterion Definition Pointsa) Nature conservation value i. Yes – statutory nature
conservation designation ii. Yes – local nature
conservation designationiii. No specific nature
designation
530
b) Trees i. Yes – ancient or protected woodland, forests or trees
ii. Yes – unprotected trees iii. No trees present
5
30
c) Greenfield land i. Greenfield land ii. Predominantly Greenfield
land (over 50%) iii. Previously developed land
(brownfield)
53
0
c) Agriculture i. Grade 1 or 2 ii. Grade 3 or below iii. No agricultural use
530
Purpose of Criterion: This criterion gives the most points to those areas that perform clear countryside purposes. This reflects the key importance of Green Belt designations in preventing encroachment on land of countryside value, whilst enabling further scrutiny of those areas of land that are not of clear countryside value.
IV. Preserve the setting and special character of historic towns
Criterion Deleted
This criterion has been deleted because Broxbourne is not a historic town and therefore this PPG2 criterion does not apply to Broxbourne.
It was decided to leave this criterion in the consultation questionnaire in order to gauge public opinion. A number of consultation responses confirmed that this purpose does not apply to the context of Broxbourne.
It is recognised that the Borough does contain a number of conservation areas, some of which are adjacent to the Green Belt. These will be assessed as part of the development constraints of land in sub-areas that performs poorly against the Green Belt purposes.
V. Assist in urban regeneration, by encouraging the recycling of derelict and other urban land
All land within the Green Belt assists with this purpose, as the vast majority of built development is to be located in the urban area in accordance with site allocations. There is also a general presumption against inappropriate development within the Green Belt. Therefore all Green Belt land would gain the same score, so it is unnecessary to score land against this purpose. However after all Green Belt land is scored, then areas that have a low score will then be assessed against environmental constraints and opportunities that will include derelict land, and the lands potential to assist in urban regeneration.
5
SECTION C: CONSTRAINTS AND OPPORTUNITIES OF GREEN BELT AREAS THAT PERFORM POORLY AGAINST PURPOSES OF GREEN BELT - CRITERIA AND POINTS
It is proposed that the following criteria will be used to assess the development potential of those sub-areas that do not perform well against the four Green Belt purposes used in this study. These criteria address factors that could constrain development potential as well as show the potential to accommodate sustainable new development sites.
Please note that this is a general review of constraints and opportunities to inform this Green Belt review. Any potential site options being considered in relation to the Site Allocations Development Plan Document would require a full public consultation and Sustainability Appraisal, in accordance with the advice set out in PPS12.
Constraints These are based on the constraints indicated in the Broxbourne Local Plan Second Review (December 2005) proposals map. They set out some factors that are present in Broxbourne, and that may obstruct the delivery of built development on a site. For example, the level of flood risk may restrict the ability to locate sensitive uses, such as housing, in some areas. Designations that are that have an inherent local or wider significance, such as archaeological, community or nature conservation designations may also be a barrier to development.
Constraint Definition Points1. Flooding i. Within Environment Agency Flood Zone 3
ii. Within Environment Agency Flood Zone 2 iii. Within Environment Agency Flood Zone 1
520
2. Archaeology/ Scheduled Ancient Monument (SAM)
i. Within area of archaeological interest/contains SAM/ contains listed building
ii. Within >0.5km of an area of archaeological interest/SAM/conservation area/listed building
iii. Not within <0.5km of an area of archaeological interest/ SAMs/conservation area/listed building
5
2
0
3. Community open space
i. Contains current designated open space: >1hectare
ii. Contains current designated open space: <1hectare
iii. Contains no designation
5
3
04. Landscape character
i. Good (condition)/ Strong (robustness) ii. Moderate/ Good or Moderate/ Strong iii. Moderate (condition)/ Moderate (robustness) iv. Moderate/ Poor or Moderate/ Weak v. Poor (condition)/ Weak (robustness)
54310
5. Nature designations
i. International/ National nature conservation designation
ii. Local nature conservation designation iii. No nature conservation designations
5
30
6
Sustainable Development Opportunities These opportunities are based on the principles set out in PPS1 DeliveringSustainable Development. PPS1 states that development plans should focus development in existing centres and near to major public transport interchanges in order to secure sustainable patterns of development.
PPS1 also promotes regeneration and the protection of the countryside. Where (a) a Green Belt boundary could be realigned to be more defensible and resilient over the longer term, and (b) the surplus area contains specific opportunities to contribute towards regeneration in the Borough. In these cases development may contribute towards the principles of sustainable development set out in PPS1.
Opportunity Definition Points1a. Sub-area proximity to an existing bus service: <400 metres <800 metres >800 metres
530
1. Public transport access
1b. Sub-area proximity to a train station: <800m <1.5km >1.5km
531
2a. Sub-area proximity to town centre/ district centre:
<800m<1.5km<3km
531
2. Distance to shops, schools, services and medical and other daily facilities
2b. Sub-area proximity to neighbourhood centre: <400m<800m>800m
530
3a. Does the sub-area contain previously developed land?
Yes - >1 hectare Yes - <1 hectare No - none
530
3. Brownfield land and regeneration
3b. Are there sites within the sub-area that are derelict or vacant?
Yes - >1 hectare Yes - <1 hectare No - none
530
4a. Would the realignment of the Green Belt boundary create a more defensible boundary? Y= 5
N= 0
4. Strengthen the Green Belt boundary and regeneration
4b. If the answer to 4a is yes, could the resultant area contribute toward regeneration of the Borough that can not be meet on other urban land?
Y= 5 N= 0
7
GLOSSARY Community Open SpaceCommunity Open Space includes the following types of uses: recreational facilities, school playing fields, Cheshunt Common, Lea Valley Country Park, village greens, parks and any other definable green open spaces.
Derelict (as defined by NLUD, 2003) Land so damaged by previous industrial or other development that it is incapable of beneficial use without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling. Also included are abandoned and unoccupied buildings in an advanced state of disrepair (i.e. with unsound roof(s)).
The definition excludes land damaged by: - development which has been or is being restored for agriculture, forestry, woodland or
other open countryside use.
- a previous development where the remains of any structure or activity have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings), and where there is a clear reason that could outweigh the re-use of the site - such as its contribution to nature conservation - or it has subsequently been put to an amenity use and cannot be regarded as requiring redevelopment
Existing distinct settlementA settlement that is physically separate from any other settlement and that contains five or more dwellings (e.g. Hammond Street area between Limes Nurseries and Darnicle Nurseries; St James’s Road area between The Langdons and Pendine; Goffs Oak, Cuffley Hill area; and Holbrook area).
Greenfield land This means land that has not been previously-developed (i.e. where no built development has previously taken place). This includes areas such as parks and playing fields.
Landscape Character As defined in the Hertfordshire Landscape Character Assessments (Hertfordshire County Council)
Large built up area� Within Broxbourne, this refers to the large, physically linked linear urban area that
spreads from the south east of the Borough northwards, and that also branches off in a linear manner westwards. It does not include any areas that are not physically linked to this larger urban area.
� Outside of the Borough, this refers to large urban area just outside the Borough’s boundary, such as Cuffley, Welwyn Hatfield and Hertford Road area, Enfield, Honey Lane area, Waltham Abbey
Local nature conservation designations This includes: – Local wildlife sites – Local nature reserves
National or international nature conservation designations This includes: – Special Area of Conservation (SAC) at Broxbourne Woods, – Special Protection Area (SAP at Turnford and Cheshunt Gravel Pits within the Lee Valley, – Sites of Special Scientific Interest (SSSIs) marked on the Local Plan Proposals Map (2005)
8
Previously developed land (often referred to as brownfield land, as defined by NLUD, 2003 and PPS3, CLG, Nov 2006) Previously developed land is that which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development. Previously developed land may occur in both built-up and rural settings. It includes defence buildings and land used for mineral extraction and waste disposal where provision for restoration has not been made through development control procedures
The definition excludes: – Land that is or has been occupied by agricultural or forestry buildings. – Land that has been developed for minerals extraction or waste disposal by landfill
purposes where provision for restoration has been made through development control procedures.
– Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, have not been previously developed.
– Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).
There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.
TownFor the purposes of this study, a ‘town’ is defined as a ‘distinct existing settlement’. This reflects the fact that, in Broxbourne, some small, distinct settlements exist that are currently not merged together, but with the loss of some areas of Green Belt land, could lose their separateness.
Vacant (as defined by NLUD, 2003) Previously developed land which is now vacant and could be redeveloped without treatment, where treatment includes any of the following: demolition, clearing of fixed structures or foundations and levelling.
It includes vacant buildings that are structurally sound and in a reasonable state of repair (i.e. capable of being occupied in their present state) where re-letting for their former use is not expected or that have been declared redundant.
It excludes land previously used for mineral extraction or waste disposal which has been or is being restored for agriculture, forestry, woodland or other use.
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d si
te H
3 to
the
north
).
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
490
met
res.
112.
756.
75
Per
form
s st
rong
ly a
gani
st G
reen
Bel
t pur
pose
2,
alth
ough
it s
houl
d be
not
ed th
at th
e m
otor
way
pr
ovid
es a
per
man
ent b
arie
r bet
wee
n th
ese
setle
men
ts. P
efor
ms
poor
ly a
gain
st G
reen
Bel
t pu
rpos
es 1
and
3, i
ts lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pre
vent
ing
spra
wl.
Of m
ediu
m to
hig
h co
untry
side
val
ue. C
onsi
der p
ossi
ble
rele
ase.
A6
00
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
(la
rge
urba
n ar
ea o
f Bro
xbou
rne
and
allo
cate
d si
te H
3 to
the
north
).
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
630
met
res.
92.
256.
25
Per
form
s po
orly
aga
inst
the
Gre
en B
elt p
urpo
ses,
its
loca
tion
mea
ning
that
it d
oes
little
in te
rms
of
prev
entin
g sp
raw
l. In
real
ity, a
lso
does
littl
e to
se
para
te e
xist
ing
settl
emen
ts a
nd th
us, i
f any
thin
g,
coul
d sc
ore
low
er th
an th
at a
tribu
ted
here
. Con
side
r re
visi
ng b
ound
ary
as s
ome
land
is o
utsi
de o
f the
ou
tline
of t
he u
rban
are
a. O
f med
ium
to h
igh
coun
trysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e.A
75
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Her
tford
Hea
th b
y 20
03 m
etre
s.
92.
258.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
A8
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
22
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
1624
met
res.
112.
759.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s re
lativ
ely
poor
ly a
gain
st G
reen
Bel
t Pur
pose
s 2.
A9
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
990
met
res.
112.
7511
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2 an
d th
eref
ore
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
aga
inst
Gre
en B
elt P
urpo
se 3
.A
105
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
930
met
res.
133.
2512
.25
Per
form
s st
rong
ly a
gain
st e
ach
of th
e G
reen
Bel
t pu
spos
es a
nd th
eref
ore
mer
its re
tent
ion.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
A11
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
930
met
res.
82
11
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
rela
tivel
y po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2 an
d 3.
A12
00
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
.3
3S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
smal
l set
tlem
ent
Wes
t of H
aile
y Fa
rm b
y 11
12
met
res.
133.
256.
25
Per
form
s po
orly
aga
inst
the
Gre
en B
elt p
urpo
ses,
its
loca
tion
mea
ning
that
it d
oes
little
in te
rms
of
prev
entin
g sp
raw
l. In
real
ity, a
lso
does
littl
e to
se
para
te e
xist
ing
settl
emen
ts a
nd th
us, i
f any
thin
g,
coul
d sc
ore
low
er th
an th
at a
tribu
ted
here
. Of
med
ium
to h
igh
coun
trysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t.A
135
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d sm
all s
ettle
men
t W
est o
f Hai
ley
Farm
by
990
met
res.
61.
510
.5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
A14
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t
22
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
1700
met
res.
112.
759.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s re
lativ
ely
poor
ly a
gain
st G
reen
Bel
t Pur
pose
s 2.
A15
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
2320
met
res.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.A
165
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Her
tford
Hea
th b
y 30
02 m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
A17
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
2975
met
res.
133.
259.
25P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s ve
ry p
oorly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
A18
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
3127
met
res.
112.
758.
75
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt p
urpo
se 1
. O
f med
ium
cou
ntry
side
val
ue.
A19
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
2840
met
res.
92.
258.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt p
urpo
se 1
. O
f med
ium
to lo
w c
ount
rysi
de v
alue
. A
200
0S
epar
ates
two
area
s of
land
w
ithin
the
sam
e la
rge
urba
n ar
ea.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
3164
met
res.
133.
254.
25
Per
form
s po
orly
aga
inst
the
Gre
en B
elt p
urpo
ses,
its
loca
tion
mea
ning
that
it d
oes
little
in te
rms
of
prev
entin
g sp
rwal
or s
epar
atin
g di
stin
ct s
ettle
men
ts.
Of m
ediu
m to
hig
h co
untry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
A21
00
Sep
arat
es tw
o ar
eas
of la
nd
with
in th
e sa
me
larg
e ur
ban
area
.1
1S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Her
tford
Hea
th b
y 33
97 m
etre
s.
61.
52.
5
Per
form
s po
orly
aga
inst
the
Gre
en B
elt p
urpo
ses,
its
loca
tion
mea
ning
that
it d
oes
little
in te
rms
of
prev
entin
g sp
rwal
or s
epar
atin
g di
stin
ct s
ettle
men
ts.
Of m
ediu
m to
low
cou
ntry
side
val
ue. C
onsi
der
poss
ible
rele
ase
from
Gre
en B
elt.
A22
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
3009
met
res.
112.
758.
75
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt p
urpo
se 1
. O
f med
ium
cou
ntry
side
val
ue.
A23
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
3028
met
res.
184.
510
.5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
ses
1 an
d 3,
and
thus
stro
ngly
mer
its re
tent
ion.
Ach
ieve
s a
low
sco
re a
gain
st G
reen
Bel
t Pur
pose
2.
A24
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd b
y 45
26
met
res.
82
8
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
A25
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
22
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
1857
met
res.
164
11
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
ses
1 an
d 3,
and
thus
stro
ngly
mer
its re
tent
ion.
Ach
ieve
s a
med
ium
to lo
w s
core
aga
inst
Gre
en B
elt P
urpo
se 2
.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
A26
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
ertfo
rd H
eath
by
2544
met
res.
123
9P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.B
15
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3321
m
etre
s.
184.
510
.5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
ses
1 an
d 3,
and
thus
stro
ngly
mer
its re
tent
ion.
Ach
ieve
s a
low
sco
re a
gain
st G
reen
Bel
t Pur
pose
2.
B2
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3583
m
etre
s.
143.
59.
5P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
B3
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3583
m
etre
s.
143.
59.
5P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
B4
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3787
m
etre
s.
143.
59.
5P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
B5
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t. A
sm
all p
ortio
n of
the
site
con
tribu
tes
to th
e se
para
tion
of tw
o pa
rts o
f the
sa
me
urba
n ar
ea.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4444
m
etre
s.
112.
758.
75
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. A
lso
perfo
rms
reas
onab
ly
agai
nst G
reen
Bel
t Pur
pose
3. P
erfo
rms
poor
ly
agai
nst G
reen
Bel
t Pur
pose
s 2.
Con
side
r rev
isin
g bo
unda
ry in
rela
tion
to th
e sm
all p
art o
f the
site
that
se
para
tes
two
parts
of t
he s
ame
urba
n ar
ea.
B6
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4546
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.B
75
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4546
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
B8
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4767
m
etre
s.
184.
510
.5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
ses
1 an
d 3,
and
thus
stro
ngly
mer
its re
tent
ion.
Ach
ieve
s a
low
sco
re a
gain
st G
reen
Bel
t Pur
pose
2.
B9
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4787
m
etre
s.
184.
510
.5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
ses
1 an
d 3,
and
thus
stro
ngly
mer
its re
tent
ion.
Ach
ieve
s a
low
sco
re a
gain
st G
reen
Bel
t Pur
pose
2.
B10
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4926
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.B
115
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
5220
m
etre
s.
133.
259.
25P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
B12
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
5083
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.B
135
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt .
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4844
m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
B14
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4554
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.B
155
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Bric
kend
on b
y 45
62
met
res.
164
10P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s ve
ry w
ell
agai
nst G
reen
Bel
t Pur
pose
3. P
erfo
rms
poor
ly
agai
nst G
reen
Bel
t Pur
pose
2.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
B16
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4642
m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
B17
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4603
m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
B18
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4744
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.B
195
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Bric
kend
on b
y 43
42
met
res.
184.
510
.5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
ses
1 an
d 3,
and
thus
stro
ngly
mer
its re
tent
ion.
Ach
ieve
s a
low
sco
re a
gain
st G
reen
Bel
t Pur
pose
2.
B20
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4303
m
etre
s.
133.
259.
25P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
B21
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4331
m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
C1
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t. N
ote
that
a th
in
strip
sep
arat
es tw
o pa
rts o
f the
sa
me
urba
n ar
ea- t
he H
amm
ond
Stre
et a
rea.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
amm
ond
Stre
et
Are
a by
461
met
res.
164
14
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s,
and
thus
sho
uld
be re
tain
ed. A
dis
cree
t rel
ease
of a
sm
all p
art o
f the
sub
are
a th
at s
epar
ates
two
parts
of
the
exis
ting
urba
n ar
ea m
ay b
e ap
prop
riate
.C
25
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Bric
kend
on b
y 36
65
met
res.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
C3
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3583
m
etre
s.
164
10P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s ve
ry w
ell
agai
nst G
reen
Bel
t Pur
pose
3. P
erfo
rms
poor
ly
agai
nst G
reen
Bel
t Pur
pose
2.
C4
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4068
m
etre
s.
112.
758.
75
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
C5
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
4068
m
etre
s.
92.
258.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
C6
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3985
m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
C7
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3958
m
etre
s.
92.
257.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poo
rly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
C8
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3847
m
etre
s.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
C9
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
ricke
ndon
by
3700
m
etre
s.
112.
758.
75P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
ag
ains
t Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
ag
ains
t Gre
en B
elt P
urpo
ses
2.C
105
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e th
e H
amm
ond
Stre
et
area
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
amm
ond
Stre
et
Are
a by
491
met
res.
112.
7512
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
C11
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e, th
e H
amm
ond
Stre
et
area
and
Gof
fs O
ak.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d H
amm
ond
Stre
et
Are
a by
360
met
res.
164
14
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.C
125
5S
epar
ates
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
Gof
fs O
ak.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 6
77 m
etre
s.
92.
2511
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd a
vera
gely
aga
inst
Pur
pose
3.
C13
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e fro
m th
e S
t. Ja
mes
R
oad
area
and
Gof
fs O
ak
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 2
62 m
etre
s.
123
13
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd a
vera
gely
aga
inst
Pur
pose
3.
C14
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
the
St J
ames
R
oad
area
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 2
94 m
etre
s.
61.
511
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
oorly
aga
inst
Pur
pose
3.
C15
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
the
St J
ames
R
oad
area
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 4
06 m
etre
s.
82
12
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
oorly
aga
inst
Pur
pose
3.
C16
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
the
St J
ames
R
oad
area
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 4
88 m
etre
s.
61.
511
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
oorly
aga
inst
Pur
pose
3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
C17
55
Sep
arat
es o
f the
larg
e ur
ban
area
of
Bro
xbou
rne
and
the
St J
ames
R
oad
area
. A s
mal
l are
a se
para
tes
two
parts
of t
he s
ame
built
up
area
wes
t of R
osed
ale
Way
and
nor
th o
f St.
Ann
Clo
se.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 4
39 m
etre
s.
133.
2513
.25
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s,
and
thus
sho
uld
be re
tain
ed. A
dis
cree
t rel
ease
of a
sm
all p
art o
f the
sub
are
a th
at s
epar
ates
two
parts
of
the
exis
ting
urba
n ar
ea m
ay b
e ap
prop
riate
.C
185
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d th
e S
t Jam
es
Roa
d ar
ea.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 6
54 m
etre
s.
92.
2512
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd a
vera
gely
aga
inst
Pur
pose
3.
C19
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e fro
m th
e S
t Jam
es
Roa
d ar
ea a
nd fr
om th
e B
urto
n La
ne/ G
offs
Lan
e ar
ea. A
squ
are
area
to th
e ea
st s
epar
ates
two
parts
of t
he s
ame
built
up
area
in
the
area
wes
t of T
hom
pson
s C
lose
and
nor
th o
f Cla
rem
ont
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 4
48 m
etre
s.
164
14
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s,
and
thus
sho
uld
be re
tain
ed. A
dis
cree
t rel
ease
of a
sm
all p
art o
f the
sub
are
a th
at s
epar
ates
two
parts
of
the
exis
ting
urba
n ar
ea m
ay b
e ap
prop
riate
.C
205
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d th
e S
t Jam
es
Roa
d ar
ea. A
squ
are
area
to th
e ea
st s
epar
ates
two
parts
of t
he
sam
e bu
ilt u
p ar
ea in
the
area
of
Ros
edal
e S
ports
Gro
und.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
t Ja
mes
’ Roa
d A
rea
by 7
38 m
etre
s.
92.
2511
.25
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s,
and
thus
sho
uld
be re
tain
ed. A
dis
cree
t rel
ease
of a
sm
all p
art o
f the
sub
are
a th
at s
epar
ates
two
parts
of
the
exis
ting
urba
n ar
ea m
ay b
e ap
prop
riate
.C
215
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e S
t Jam
es R
oad
area
and
the
Bur
ton
Lane
/ Gof
fs L
ane
area
. A
lso
cont
ribut
es to
the
sepa
ratio
n of
the
Bur
ton
Lane
/ Gof
fs L
ane
area
and
the
larg
e ur
ban
area
of
Bro
xbou
rne
55
Sep
arat
es B
urto
n La
ne/G
offs
Oak
A
rea
and
St J
ames
’ R
oad
Are
a by
359
m
etre
s.
112.
7512
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
C22
55
Con
tribu
tes
to th
e se
para
tion
of
the
St B
urto
n La
ne/ G
offs
Lan
e ar
ea a
nd G
offs
Oak
.
55
Incl
udes
Bur
ton
Lane
/Gof
fs O
ak
Are
a w
hich
co
nnec
ts to
the
larg
e ur
ban
area
of
Bro
xbou
rne,
St
Jam
es’ R
oad
Are
a an
d H
amm
ond
Stre
et A
rea
82
12
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
to p
oor r
ole
aga
inst
P
urpo
se 3
.C
235
5S
epar
ates
the
St J
ames
Roa
d ar
ea a
nd th
e B
urto
n La
ne/ G
offs
La
ne a
rea.
55
Sep
arat
es B
urto
n La
ne/G
offs
Oak
A
rea
and
St J
ames
’ R
oad
Are
a by
158
m
etre
s.
143.
513
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.C
245
5S
epar
ates
the
St J
ames
Roa
d ar
ea a
nd G
offs
Oak
.5
5S
epar
ates
St
Jam
es’ R
oad
Are
a an
d G
offs
Oak
by
210
met
res.
133.
2513
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.C
255
5S
epar
ates
the
St J
ames
Roa
d ar
ea a
nd G
offs
Oak
.5
5S
epar
ates
St
Jam
es’ R
oad
Are
a an
d G
offs
Oak
by
171
met
res.
92.
2512
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
C26
55
Sep
arat
es th
e S
t Jam
es R
oad
area
and
Gof
fs O
ak.
55
Sep
arat
es S
t Ja
mes
’ Roa
d A
rea
and
Gof
fs O
ak b
y 30
4 m
etre
s.
92.
2512
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
C27
55
Con
tribu
tes
to th
e se
para
tion
of
the
St J
ames
Roa
d ar
ea a
nd
Gof
fs O
ak.
55
Sep
arat
es S
t Ja
mes
’ Roa
d A
rea
and
Gof
fs O
ak b
y 49
5 m
etre
s.
61.
511
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
C28
55
Con
tribu
tes
to th
e se
para
tion
of
the
St J
ames
Roa
d ar
ea a
nd
Gof
fs O
ak.
55
Sep
arat
es S
t Ja
mes
’ Roa
d A
rea
and
Gof
fs O
ak b
y 49
8 m
etre
s.
92.
2512
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
C29
55
Con
tribu
tes
to th
e se
para
tion
of
the
St J
ames
Roa
d ar
ea a
nd
Gof
fs O
ak. A
lso
cont
ribut
es to
the
sepa
ratio
n of
the
larg
e ur
ban
area
of B
roxb
ourn
e an
d G
offs
O
ak,
44
Sep
arat
es S
t Ja
mes
’ Roa
d A
rea
and
Gof
fs O
ak b
y 61
9 m
etre
s.
112.
7511
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.C
305
5C
ontri
bute
s to
the
sepa
ratio
n of
G
offs
Oak
and
the
Ham
mon
d S
treet
are
a.
44
Sep
arat
esH
amm
ond
Stre
et
Are
a an
d G
offs
Oak
by
653
met
res.
112.
7511
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.C
315
5S
epar
ates
the
dist
inct
se
ttlem
ents
of G
offs
Oak
and
C
uffle
y.
55
Sep
arat
es C
uffle
y an
d G
offs
Oak
by
463
met
res.
133.
2513
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.C
320
0M
ost o
f the
sub
are
a se
para
tes
land
with
in th
e sa
me
area
- Gof
fs
Oak
, alth
ough
som
e la
nd is
als
o ou
tsid
e of
the
outli
ne o
f the
urb
an
area
.
44
Sep
arat
es C
uffle
y an
d G
offs
Oak
by
887
met
res.
61.
55.
5
Per
form
s po
orly
aga
inst
the
Gre
en B
elt p
urpo
ses,
its
loca
tion
mea
ning
that
it d
oes
little
in te
rms
of
prev
entin
g sp
raw
l. In
real
ity, a
lso
does
littl
e to
se
para
te e
xist
ing
settl
emen
ts a
nd th
us, i
f any
thin
g,
coul
d sc
ore
low
er th
an th
at a
tribu
ted
here
. Con
side
r re
visi
ng b
ound
ary
as s
ome
land
is o
utsi
de o
f the
ou
tline
of t
he u
rban
are
a. O
f med
ium
to lo
w
coun
trysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e (o
f at a
su
bsta
ntia
l por
tion)
from
Gre
en B
elt.
C33
00
Sep
arat
es la
nd w
ithin
the
sam
e ar
ea- G
offs
Oak
44
Sep
arat
es C
uffle
y an
d G
offs
Oak
by
972
met
res.
92.
256.
25
Per
form
s po
orly
aga
inst
the
Gre
en B
elt p
urpo
ses,
its
loca
tion
mea
ning
that
it d
oes
little
in te
rms
of
prev
entin
g sp
raw
l. In
real
ity, a
lso
does
littl
e to
se
para
te e
xist
ing
settl
emen
ts a
nd th
us, i
f any
thin
g,
coul
d sc
ore
low
er th
an th
at a
tribu
ted
here
. Of
med
ium
to lo
w c
ount
rysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t.C
345
5C
ontri
bute
s to
the
sepa
ratio
n of
G
offs
Oak
and
Cuf
fley.
4
4S
epar
ates
Cuf
fley
and
Gof
fs O
ak b
y 82
9 m
etre
s.
61.
510
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
C35
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
(C
uffle
y) a
nd o
pen
gree
n be
lt.
44
Sep
arat
es C
uffle
y an
d H
amm
ond
Stre
et A
rea
by 9
75
met
res.
112.
7511
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
C36
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
22
Sep
arat
es N
ewga
te
Stre
et A
rea
and
Ham
mon
d S
treet
A
rea
by 1
677
met
res.
92.
259.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
a m
ediu
m to
poo
r ro
le a
gain
st G
reen
Bel
t Pur
pose
s 2
and
3.C
375
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
22
Sep
arat
es N
ewga
te
Stre
et A
rea
and
Ham
mon
d S
treet
A
rea
by 1
677
met
res.
92.
259.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
a m
ediu
m to
poo
r ro
le a
gain
st G
reen
Bel
t Pur
pose
s 2
and
3.D
15
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
44
Sep
arat
es B
urto
n La
ne/G
offs
Oak
A
rea
and
Gof
fs O
ak
by 7
85 m
etre
s.
61.
510
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
D2
55
Con
tribu
tes
to th
e se
para
tion
Gof
fs O
ak fr
om th
e B
urto
ns L
ane/
G
offs
Lan
e ar
ea a
nd th
e la
rge
urba
n ar
ea o
f Bro
xbou
rne.
55
Sep
arat
es B
urto
n La
ne/G
offs
Oak
A
rea
and
Gof
fs O
ak
by 3
26 m
etre
s.
164
14
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s.D
35
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d4
4S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Bur
ton
Lane
/Gof
fs
Oak
Are
a by
830
m
etre
s.
92.
2511
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
D4
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
the
Bur
tons
La
ne/ G
offs
Lan
e ar
ea. T
he
east
ern
part
of th
e su
b of
the
area
als
o co
ntrib
utes
to th
e se
para
tion
of tw
o pa
rts o
f the
sa
me
urba
n ar
ea.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 1
35
met
res.
143.
513
.5
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s,
and
thus
sho
uld
be re
tain
ed. A
dis
cree
t rel
ease
of a
sm
all p
art o
f the
sub
are
a th
at s
epar
ates
two
parts
of
the
exis
ting
urba
n ar
ea m
ay b
e ap
prop
riate
.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
D5
55
Tech
nica
lly th
is c
ontri
bute
s to
the
sepa
ratio
n of
the
larg
e ur
ban
area
of B
roxb
ourn
e an
d th
e B
urto
ns L
ane/
Gof
fs L
ane
area
. It
shou
ld b
e no
ted
that
this
sub
ar
ea is
in p
ract
ice
exis
ting
hous
ing.
55
Incl
udes
the
row
of
hous
es to
the
sout
h of
the
Larg
e ur
ban
area
of B
roxb
ourn
e.
82
12
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s,
and
thus
ion
theo
ry s
houl
d be
reta
ined
, alth
ough
re
ally
it re
pres
ents
exi
stin
g ho
usin
g..
D6
00
Sep
arat
es tw
o pa
rts o
f the
sam
e ur
ban
area
? O
r sep
arat
es th
e ar
ea n
orth
of B
ury
Gre
en a
nd
Flam
stea
d E
nd?
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 8
42
met
res.
143.
57.
5P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pur
pose
s, it
s lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pr
even
ting
spra
wl.
In re
ality
, als
o do
es li
ttle
to
sepa
rate
exi
stin
g se
ttlem
ents
and
thus
, if a
nyth
ing,
co
uld
scor
e lo
wer
than
that
atri
bute
d he
re. O
f m
ediu
m c
ount
rysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t.D
70
0S
epar
ates
two
parts
of t
he s
ame
urba
n ar
ea?
Or s
epar
ates
the
area
nor
th o
f Bur
y G
reen
and
Fl
amst
ead
End
?
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 1
235
met
res.
112.
755.
75P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pur
pose
s, it
s lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pr
even
ting
spra
wl.
In re
ality
, als
o do
es li
ttle
to
sepa
rate
exi
stin
g se
ttlem
ents
and
thus
, if a
nyth
ing,
co
uld
scor
e lo
wer
than
that
atri
bute
d he
re. O
f m
ediu
m c
ount
rysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t.D
80
0S
epar
ates
two
parts
of t
he s
ame
urba
n ar
ea?
Or s
epar
ates
the
area
nor
th o
f the
are
a no
rth o
f B
ury
Gre
en a
nd F
lam
stea
d E
nd?
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 1
251
met
res.
92.
255.
25P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pur
pose
s, it
s lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pr
even
ting
spra
wl.
In re
ality
, als
o do
es li
ttle
to
sepa
rate
exi
stin
g se
ttlem
ents
and
thus
, if a
nyth
ing,
co
uld
scor
e lo
wer
than
that
atri
bute
d he
re. O
f m
ediu
m c
ount
rysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m G
reen
Bel
t.D
95
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 8
05
met
res.
92.
2511
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
D10
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 2
442
met
res.
143.
59.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. A
lso
perfo
rms
wel
l aga
inst
G
reen
Bel
t Pur
pose
3. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
D11
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d G
offs
Oak
by
2428
m
etre
s.
92.
258.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
D12
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 1
269
met
res.
61.
59.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. A
lso
perfo
rms
fairl
y w
ell
agai
nst G
reen
Bel
t Pur
pose
2. P
erfo
rms
poor
ly
agai
nst G
reen
Bel
t Pur
pose
3.
D13
00
Sep
arat
es tw
o pa
rts o
f the
sam
e ur
ban
area
.3
3S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Bur
ton
Lane
/Gof
fs
Oak
Are
a by
126
5 m
etre
s.
61.
54.
5P
erfo
rms
poor
ly a
gain
st th
e G
reen
Bel
t pur
pose
s, it
s lo
catio
n m
eani
ng th
at it
doe
s lit
tle in
term
s of
pr
even
ting
spra
wl.
In re
ality
, als
o do
es li
ttle
to
sepa
rate
exi
stin
g se
ttlem
ents
and
thus
, if a
nyth
ing,
co
uld
scor
e lo
wer
than
that
attr
ibut
ed h
ere.
Of l
ow
coun
trysi
de v
alue
. Con
side
r pos
sibl
e re
leas
e fro
m
Gre
en B
elt.
D14
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d B
urto
n La
ne/G
offs
O
ak A
rea
by 7
91
met
res.
112.
7511
.75
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
sD
155
5C
ontri
bute
s to
the
sepa
ratio
n of
W
alth
am C
ross
and
Che
shun
t. A
lso
prov
ides
a b
arrie
r bet
wee
n th
e la
rge
built
up
urba
n ar
ea a
nd
the
open
Gre
en B
elt.
22
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d E
nfie
ld b
y 17
51
met
res.
164
11
Per
form
s st
rong
ly a
gain
st p
urpo
ses
1 an
d 3,
but
po
orly
aga
inst
pur
pose
2D
165
5C
ontri
bute
s to
the
sepa
ratio
n of
W
alth
am C
ross
and
Che
shun
t2
2S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Enf
ield
by
1880
m
etre
s.
133.
2510
.25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. A
lso
perfo
rms
wel
l aga
inst
G
reen
Bel
t Pur
pose
3. A
chie
ves
a m
ediu
m-lo
w s
core
ag
ains
t Gre
en B
elt P
urpo
se 2
.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
D17
55
Con
tribu
tes
to th
e se
para
tion
of
Wal
tham
Cro
ss a
nd C
hesh
unt.
Als
o co
ntrib
utes
to th
e se
para
tion
of tw
o pa
rts o
f the
sam
e ur
ban
area
. Con
side
r rev
isin
g bo
unda
ry
to th
e ve
ry n
orth
and
ver
y so
uth
east
to re
flet r
elat
ions
hip
with
ur
ban
area
.
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d E
nfie
ld b
y 14
02
met
res.
133.
2511
.25
Per
form
s st
rong
ly a
gain
st p
urpo
se 1
, and
has
a
med
ium
/ goo
d ro
le a
gain
st p
urpo
ses
2 an
d 3.
D18
55
Con
tribu
tes
to th
e se
para
tion
of
Wal
tham
Cro
ss a
nd C
hesh
unt
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d E
nfie
ld b
y 14
88
met
res.
133.
2511
.25
Per
form
s st
rong
ly a
gain
st p
urpo
se 1
, and
has
a
med
ium
/ goo
d ro
le a
gain
st p
urpo
ses
2 an
d 3.
D19
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
22
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d E
nfie
ld b
y 17
51
met
res.
133.
2510
.25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. A
lso
perfo
rms
wel
l aga
inst
G
reen
Bel
t Pur
pose
3. A
chie
ves
a m
ediu
m-lo
w s
core
ag
ains
t Gre
en B
elt P
urpo
se 2
.D
205
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d2
2S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Enf
ield
by
1752
m
etre
s.
143.
510
.5
Per
form
s w
ell a
gain
st G
reen
Ebl
t pur
pose
s 1
and
3,
but p
oorly
aga
inst
pur
pose
2.
D21
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
22
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d E
nfie
ld b
y 17
43
met
res.
92.
259.
25
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
a m
ediu
m to
poo
r ro
le a
gain
st G
reen
Bel
t Pur
pose
s 2
and
3.D
225
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d2
2S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Enf
ield
by
1736
m
etre
s.
61.
58.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
D23
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d E
nfie
ld b
y 29
87
met
res.
61.
57.
5
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. P
erfo
rms
poor
ly a
gain
st
Gre
en B
elt P
urpo
ses
2 an
d 3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
D24
55
Sur
roun
ded
on a
ll si
des
by G
reen
B
elt l
and
11
Sep
arat
es B
urto
n La
ne/G
offs
Oak
A
rea
and
Enf
ield
by
3000
met
res.
92.
258.
25P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2
and
3.D
255
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
Gof
fs
Oak
and
Enf
ield
by
3819
met
res.
61.
57.
5P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2
and
3.D
265
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
Gof
fs
Oak
and
Enf
ield
by
3789
met
res.
143.
59.
5P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s w
ell a
gain
st
Gre
en B
elt P
urpo
se 3
. Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2.
D27
55
Sep
arat
es th
e di
stin
ct
settl
emen
ts o
f Gof
fs O
ak a
nd
Cuf
fley.
55
Sep
arat
es C
uffle
y an
d G
offs
Oak
by
455
met
res.
112.
7512
.75
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.D
285
5S
urro
unde
d on
all
side
s by
Gre
en
Bel
t lan
d1
1S
epar
ates
Gof
fs
Oak
and
Enf
ield
by
4032
met
res.
61.
57.
5P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Per
form
s po
orly
aga
inst
G
reen
Bel
t Pur
pose
s 2
and
3.E
15
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d th
e ex
istin
g se
ttlem
ent o
f St.
Mar
gare
ts.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
tans
tead
St
Mar
gare
ts b
y 37
7 m
etre
s.
61.
511
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
E2
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
the
exis
ting
settl
emen
t of S
t. M
arga
rets
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d S
tans
tead
St
Mar
gare
ts b
y 48
1 m
etre
s.
92.
2512
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
E3
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
a sm
all e
xist
ing
dist
inct
set
tlem
ent t
o th
e im
med
iate
sou
th-e
ast.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d N
azei
ng M
ead
by
108
met
res.
112.
7512
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
E4
55
Sep
arat
es th
e ea
ster
n ar
ea o
f B
roxb
ourn
e an
d a
smal
l exi
stin
g di
stin
ct s
ettle
men
t to
the
east
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d N
azei
ng M
ead
by
300
met
res.
92.
2512
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
E5
55
Sep
arat
es th
e ea
ster
n ar
ea o
f B
roxb
ourn
e an
d a
smal
l exi
stin
g di
stin
ct s
ettle
men
t to
the
east
.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d N
azei
ng M
ead
by
905
met
res.
133.
2512
.25
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.E
65
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e ea
ster
n ar
ea o
f Bro
xbou
rne
and
a sm
all e
xist
ing
dist
inct
se
ttlem
ent t
o th
e ea
st. A
lso
cont
ribut
es to
the
sepa
ratio
n of
th
e la
rge
urba
n ar
ea o
f the
B
roxb
ourn
e ur
ban
area
from
Lo
wer
Naz
eing
.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d C
arth
agen
a E
stat
e by
738
met
res.
92.
2511
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
E7
55
Con
tribu
tes
to th
e se
para
tion
of
the
east
ern
area
of B
roxb
ourn
e an
d a
smal
l exi
stin
g di
stin
ct
settl
emen
t to
the
east
. Als
o co
ntrib
utes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of t
he
Bro
xbou
rne
urba
n ar
ea fr
om
Low
er N
azei
ng.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d C
arth
agen
a E
stat
e by
682
met
res.
30
9
Per
form
s a
stro
ng ro
le u
nder
Gre
en B
elt P
urpo
se 1
an
d th
us m
erits
rete
ntio
n. A
lso
perfo
rms
wel
l aga
inst
G
reen
Bel
t Pur
pose
2. P
erfo
rms
very
poo
rly a
gain
st
Gre
en B
elt P
urpo
ses
3.E
85
5C
ontri
bute
s to
the
sepa
ratio
n of
th
e la
rge
urba
n ar
ea o
f the
B
roxb
ourn
e ur
ban
area
from
Lo
wer
Naz
eing
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d C
arth
agen
a E
stat
e by
682
met
res.
82
11
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
E9
55
Con
tribu
tes
to th
e se
para
tion
of
the
larg
e ur
ban
area
of
Bro
xbou
rne
Key
sers
Est
ate/
Lo
wer
Naz
eing
.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
44
7 m
etre
s.
133.
2511
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.E
105
5S
epar
ates
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
24
1 m
etre
s.
82
12
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
E11
55
Sep
arat
es th
e ea
ster
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
263
met
res.
61.
511
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
E12
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
234
met
res.
123
13
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.E
135
5S
epar
ates
the
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate.
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
29
4 m
etre
s.
82
12
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
E14
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
346
met
res.
82
12
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
E15
00
Sep
arat
es tw
o pa
rts o
f the
sam
e ur
ban
area
.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
433
met
res.
82
7
Per
form
s re
lativ
ely
poor
ly a
gain
st G
reen
Bel
t pu
rpos
es 1
and
3. H
owev
er, a
lthou
gh it
sep
arat
es
two
parts
of t
he s
ame
urba
n ar
ea, i
t als
o se
para
tes
the
larg
e ur
ban
area
of B
roxb
ourn
e an
d K
eyse
rs
Est
ate,
whi
ch a
re le
ss th
an 5
00 m
etre
s ap
art.
Con
side
r for
rele
ase,
but
car
eful
ly a
ddre
ss it
s im
porta
nce
in te
rms
of s
epar
atin
g B
roxb
ourn
e fro
m
Key
sers
Est
ate.
E16
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
229
met
res.
112.
7512
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
E17
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
320
met
res.
61.
511
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
E18
55
Sep
arat
es th
e la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e.5
5S
epar
ates
larg
e ur
ban
area
of
Bro
xbou
rne
and
Key
sers
Est
ate
by
148
met
res.
143.
513
.5
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.E
195
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
61
3 m
etre
s.
123
12
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.E
205
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
97
4 m
etre
s.
92.
2511
.25
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
E21
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
44
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
98
1 m
etre
s.
61.
510
.5
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
a p
oor r
ole
aga
inst
Pur
pose
3.
E22
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
10
25 m
etre
s.
112.
7510
.75
Per
form
s st
rong
ly a
gain
st G
reen
Bel
t pur
pose
s 1
and
2, a
nd p
lays
an
aver
age
role
aga
inst
Pur
pose
3.
E23
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
10
80 m
etre
s.
143.
511
.5
Per
form
s st
rong
ly a
gain
st p
urpo
se 1
, and
per
form
s a
med
ium
-stro
ng ro
le a
gain
st p
urpo
ses
2 an
d 3.
E24
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d K
eyse
rs E
stat
e by
13
62 m
etre
s.
164
12
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.E
255
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d W
alth
am A
bbey
by
2511
met
res.
92.
258.
25P
erfo
rms
wel
l aga
inst
the
Gre
en B
elt p
urpo
se 1
, as
it is
ope
n in
nat
ure
and
prov
ides
sep
arat
ion
betw
een
Bro
xbou
rne
and
the
open
Gre
en B
elt b
eyon
d. O
f m
ediu
m c
ount
rysi
de v
alue
.
Sub
Are
aTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Com
men
tsTo
tal
Tota
l w
eigh
ted
Ana
lysi
s
Purp
ose
1. P
reve
ntin
g Sp
raw
lPu
rpos
e 2.
Sep
arat
ing
Purp
ose
3.
Tota
lSc
ore
E26
55
Pro
vide
s a
barr
ier b
etw
een
an
exis
ting
larg
e ur
ban
area
and
op
en g
reen
bel
t.
11
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d W
alth
am A
bbey
by
2409
met
res.
61.
57.
5P
erfo
rms
wel
l aga
inst
the
Gre
en B
elt p
urpo
se 1
, as
it is
ope
n in
nat
ure
and
prov
ides
sep
arat
ion
betw
een
Bro
xbou
rne
and
the
open
Gre
en B
elt b
eyon
d. O
f m
ediu
m c
ount
rysi
de v
alue
. E
275
5P
rovi
des
a ba
rrie
r bet
wee
n an
ex
istin
gla
rge
urba
n ar
ea a
nd
open
gre
en b
elt.
33
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d W
alth
am A
bbey
by
1486
met
res.
82
10P
erfo
rms
a st
rong
role
und
er G
reen
Bel
t Pur
pose
1
and
thus
mer
its re
tent
ion.
Als
o pe
rform
s re
ason
ably
w
ell a
gain
st G
reen
Bel
t Pur
pose
3. P
erfo
rms
fairl
y po
orly
aga
inst
Gre
en B
elt P
urpo
se 2
.E
285
5S
epar
ates
the
Wal
tham
Abb
ey/
Bea
ulie
u D
rive
area
from
the
larg
e ur
ban
area
of B
roxb
ourn
e
55
Sep
arat
es la
rge
urba
n ar
ea o
f B
roxb
ourn
e an
d W
alth
am A
bbey
by
319
met
res.
133.
2513
.25
Per
form
s st
rong
ly a
gain
st th
e G
reen
Bel
t pur
pose
s.
App
endi
x 3:
Fur
ther
det
ails
by
sub
area
for G
reen
Bel
t Pur
pose
3. S
afeg
uard
ing
the
coun
trys
ide
fr
om e
ncro
achm
ent
Gre
en B
elt A
rea
A
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
A1
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- G
rade
3.
A 2
0
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
A3
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
choo
l Bui
ldin
gs/G
roun
ds.
Agr
icul
ture
- G
rade
3.
A4
03
03
Nat
ure
Con
serv
atio
n - N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Lar
ge B
uild
ings
and
Gro
unds
. A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. A
50
35
3N
atur
e C
onse
rvat
ion
- Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
A6
03
33
Nat
ure
Con
serv
atio
n - N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
A7
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
A8
05
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Pre
dom
inan
tly H
ousi
ng w
ith
som
e G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
A9
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
A10
05
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l.A
110
50
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - P
redo
min
antly
Hou
sing
with
so
me
Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l.A
120
55
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
A13
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Hou
sing
with
so
me
Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. A
140
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Gra
de 4
, Non
-A
gric
ultu
ral.
A15
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, G
rade
4, N
on-
Agr
icul
tura
l.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
A16
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - C
onfe
renc
e C
entre
and
G
roun
ds.
Agr
icul
ture
- G
rade
4.
A17
35
53
Nat
ure
Con
serv
atio
n - L
ocal
Wild
life
Site
s -
Lodg
e H
ollo
w a
nd S
pita
l Bro
ok, K
now
le T
hick
et
by C
ock
Lane
For
d.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 4
. A
180
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 4
, Non
-Agr
icul
tura
l. A
190
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
4, N
on-A
gric
ultu
ral.
A20
05
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 4
. A
210
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Sch
ool B
uild
ings
/Gro
unds
. A
gric
ultu
re -
Gra
de 4
, Non
-Agr
icul
tura
l. A
220
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 4
.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
A23
55
53
Nat
ure
Con
serv
atio
n –
Wor
mle
y-H
odde
sdon
park
Woo
ds (S
AC
), W
orm
ley-
Hod
desd
onpa
rk W
ood
Nor
th (S
SS
I) Lo
cal W
ildlif
e S
ites
- Erm
ine
Stre
et,
Pas
ture
/Woo
d by
Mar
tin's
Gre
en, R
ound
Gro
ve,
Hod
desd
onbu
ry P
astu
re a
nd B
eech
Gro
ve,
Hod
desd
on L
odge
Mea
dow
s, H
odde
sdon
park
W
ood.
Tr
ees
- Anc
ient
Woo
dlan
d (B
ox W
ood)
, Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, G
rade
4, N
on-
Agr
icul
tura
l.A
243
50
0N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Box
W
ood.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
A25
35
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s - B
ox
Woo
d, E
rmin
e S
treet
. Tr
ees
- Anc
ient
Woo
dlan
d (B
ox W
ood)
, Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, G
rade
4, N
on-
Agr
icul
tura
l.A
263
33
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Box
W
ood.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
Gre
en B
elt A
rea
B
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
B1
55
53
Nat
ure
Con
serv
atio
n –
Wor
mle
y-H
odde
sdon
park
Woo
ds (S
AC
), W
orm
ley-
Hod
desd
onpa
rk W
ood
Nor
th (S
SS
I),
Loca
l Wild
life
Site
- C
olem
an G
reen
and
Whi
te
Stu
bbs
Lane
, Che
shun
t Gro
ve, B
roxb
ourn
e W
oods
. Tr
ees
- Anc
ient
Woo
dlan
d (B
ox W
ood)
, Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
4, N
on-A
gric
ultu
ral.
B2
35
33
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Baa
s H
ill C
omm
on, B
roxb
ourn
ebur
y P
ark,
B
roxb
ourn
ebur
y G
olf C
ours
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3, G
rade
4.
B3
33
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- B
aas
Hill
Com
mon
. Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. B
43
35
3N
atur
e C
onse
rvat
ion
– Lo
cal N
atur
e R
eser
ve,
Loca
l Wild
life
Site
- B
aas
Hill
Com
mon
. Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. B
50
53
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. B
60
33
5N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
2, G
rade
3.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
B7
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, G
rade
4.
B8
35
55
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- W
orm
ley
Par
klan
d E
. of A
10.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 2
, Gra
de 3
. B
93
55
5N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ites
- C
hesh
unt P
ark
Gra
ssla
nds
and
Pon
d, C
hesh
unt
Par
k Fi
eld,
Che
shun
t Par
k Fa
rm F
ield
, C
andl
estic
k La
ne M
eado
ws,
Dog
gett
Hill
Woo
d N
.W. o
f Cro
mw
ell W
ood,
Woo
d E
. of P
ark
Lane
P
arad
ise,
Wat
ercr
ess
Trot
, Tur
nfor
d Ju
nctio
n M
eado
w (W
est),
Wor
mle
ybur
y La
ke,
Wor
mle
ybur
y Ic
ehou
se W
oodl
and,
W
orm
leyb
ury
Man
or W
oodl
and.
Tr
ees
- Anc
ient
Woo
dlan
d (S
prin
g W
ood)
, Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
2, G
rade
3, G
rade
4.
B10
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
B11
05
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.B
120
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. B
130
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Sch
ool B
uild
ings
/Gro
unds
. A
gric
ultu
re -
Gra
de 3
.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
B14
35
03
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- D
ogge
tt H
ill W
ood
N.W
. of C
rom
wel
l Woo
d.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Mix
ture
of e
xten
sive
Far
m
Bui
ldin
gs a
nd H
ousi
ng.
Agr
icul
ture
- G
rade
3.
B15
35
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Cop
se S
. of H
ome
Farm
, Col
eman
Gre
en a
nd
Whi
te S
tubb
s La
ne.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Gra
de 4
. B
160
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
, with
so
me
farm
bui
ldin
gs.
Agr
icul
ture
- G
rade
4.
B17
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- G
rade
3, G
rade
4.
B18
35
03
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Wor
mle
ybur
y C
hurc
hyar
d, W
orm
leyb
ury
Man
or
Woo
dlan
d.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
. A
gric
ultu
re -
Gra
de 3
. B
193
55
5N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ites
- B
aas
Hill
Mea
dow
, Baa
s H
ill C
omm
on.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 2
, Gra
de 3
, Gra
de 4
. B
200
55
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, G
rade
4.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
B21
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
G
reen
field
Lan
d - M
ixtu
re o
f ext
ensi
ve F
arm
B
uild
ings
and
Hou
sing
. A
gric
ultu
re -
Gra
de 4
.
Gre
en B
elt A
rea
C
Nat
ure
Con
serv
atio
n Va
lue
Tree
s an
d H
edge
row
s G
reen
field
Lan
d A
gric
ultu
reC
omm
ents
C1
55
33
Nat
ure
Con
serv
atio
n –
Wor
mle
y-H
odde
sdon
park
Woo
ds (S
AC
), W
orm
ley-
Hod
desd
onpa
rk W
ood
Sou
th (S
SS
I),
Loca
l Wild
life
Site
s - M
eado
w b
y Lo
ng G
rove
, W
orm
ley
Woo
d, S
t. La
wre
nce
Farm
Fie
ld,
Cal
ves
Cro
ft W
ood,
Der
ry's
Woo
d Fi
elds
, M
eado
w W
. of T
anfie
ld S
tud
Farm
, Bai
sley
's
Woo
d, C
ony
Gro
ve, B
ack
Lane
(nor
th W
orm
ley
Woo
d), B
iggs
Gro
ve.
Tree
s - A
ncie
nt W
oodl
and
(Box
Woo
d, B
aisl
eys
Woo
d, T
hund
erfie
ld G
rove
, Big
gs G
rove
), Tr
ee
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3, G
rade
4, N
on-
Agr
icul
tura
l.C
20
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
. A
gric
ultu
re -
Gra
de 3
. C
33
55
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ites
- Th
unde
rfiel
d G
rove
, Mea
dow
by
Par
k La
ne
Par
adis
e, T
hund
erfie
ld G
rove
Pas
ture
s,
Gam
mon
's L
ane,
Mea
dow
by
Par
k H
ouse
, M
eado
w b
y P
ark
Lane
. Tr
ees
- Anc
ient
Woo
dlan
d (T
hund
erfie
ld G
rove
), Tr
ee P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
C4
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - N
urse
ry B
uild
ings
with
som
e G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
Nat
ure
Con
serv
atio
n Va
lue
Tree
s an
d H
edge
row
s G
reen
field
Lan
d A
gric
ultu
reC
omm
ents
C5
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
.C
60
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
. A
gric
ultu
re -
Gra
de 3
. C
70
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
C8
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- G
rade
3.
C9
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
C10
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - E
xten
sive
Nur
sery
Bui
ldin
gs.
Agr
icul
ture
- G
rade
3.
C11
35
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Mea
dow
by
Fore
st V
iew
, Mea
dow
N. o
f Hig
h V
iew
Far
m, L
ucas
End
Far
m P
astu
re, W
est,
Luca
s E
nd M
eado
ws,
Eas
t, M
eado
w N
.E. o
f H
igh
Vie
w F
arm
, Ham
mon
ds S
treet
Mea
dow
, H
amm
ond
Hill
Orc
hid
Scr
ub, H
amm
ond
Stre
et
Scr
ub, G
rass
land
S.E
. of H
amm
ond
Stre
et
Scr
ub, G
rass
land
S. o
f Ham
mon
d S
treet
Scr
ub.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.
Nat
ure
Con
serv
atio
n Va
lue
Tree
s an
d H
edge
row
s G
reen
field
Lan
d A
gric
ultu
reC
omm
ents
C12
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
133
33
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ites
- M
eado
w W
. of W
hite
hous
e Fa
rm, L
ongm
ead
- S
tatu
s un
der r
evie
w.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
140
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
. A
gric
ultu
re -
Gra
de 3
. C
150
50
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - L
arge
Bui
ldin
gs a
nd G
roun
ds.
Agr
icul
ture
- G
rade
3.
C16
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - L
arge
Nur
sery
Bui
ldin
gs.
Agr
icul
ture
- G
rade
3.
C17
05
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. C
180
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
C19
35
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- M
eado
w S
of R
osed
ale
Spo
rts g
roun
d - S
tatu
s un
der r
evie
w.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.
Nat
ure
Con
serv
atio
n Va
lue
Tree
s an
d H
edge
row
s G
reen
field
Lan
d A
gric
ultu
reC
omm
ents
C20
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
210
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Ext
ensi
ve N
urse
ry B
uild
ings
. A
gric
ultu
re -
Gra
de 3
. C
220
50
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- G
rade
3.
C23
33
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- M
eado
w W
of T
udor
Vill
as -
Sta
tus
unde
r re
view
. Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. C
240
55
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - E
xten
sive
Nur
sery
Bui
ldin
gs.
Agr
icul
ture
- G
rade
3.
C25
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
260
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
C27
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - L
arge
Bui
ldin
gs a
nd G
roun
ds.
Agr
icul
ture
- G
rade
3.
Nat
ure
Con
serv
atio
n Va
lue
Tree
s an
d H
edge
row
s G
reen
field
Lan
d A
gric
ultu
reC
omm
ents
C28
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
290
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Lar
ge N
urse
ry B
uild
ings
. A
gric
ultu
re -
Gra
de 3
. C
300
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Lar
ge N
urse
ry B
uild
ings
. A
gric
ultu
re -
Gra
de 3
. C
310
55
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
C32
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
choo
l Bui
ldin
gs/G
roun
ds.
Agr
icul
ture
- G
rade
3.
C33
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
340
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Lar
ge B
uild
ings
(Scr
ap
Yar
d?).
Agr
icul
ture
- G
rade
3.
C35
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
Nat
ure
Con
serv
atio
n Va
lue
Tree
s an
d H
edge
row
s G
reen
field
Lan
d A
gric
ultu
reC
omm
ents
C36
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. C
370
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
Gre
en B
elt A
rea
D
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
D1
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
choo
l Bui
ldin
gs/G
roun
ds.
Agr
icul
ture
- G
rade
3.
D2
35
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- P
oynd
on F
arm
. Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
D3
33
03
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- S
outh
Lod
ge P
astu
re.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- G
rade
3.
D4
35
33
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Sou
th L
odge
Pas
ture
, Mea
dow
N. o
f Bar
row
La
ne.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
D5
05
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
. A
gric
ultu
re -
Gra
de 3
.D
63
53
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Bon
ney
Gro
ve W
ood
by B
198.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l.D
70
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
D8
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. D
90
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
D10
33
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Bur
ygre
en P
lant
atio
n, O
ld R
ush
Fiel
d,
Bro
adfie
ld F
arm
. Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.D
110
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
D12
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d –
Cem
eter
y.
Agr
icul
ture
- G
rade
3.
D13
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d –
Cem
eter
y.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
D14
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
D15
33
55
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- B
room
Hills
. Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 2
, Gra
de 3
, Non
-A
gric
ultu
ral.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
D16
03
55
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
2, N
on-A
gric
ultu
ral.
D17
03
55
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
2, N
on-A
gric
ultu
ral.
D18
05
35
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - T
ree
Pre
serv
atio
n O
rder
s.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
2, N
on-A
gric
ultu
ral.
D19
03
55
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
2, G
rade
3.
D20
33
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Sits
- B
room
Hills
, Tem
ple
Bar
Mea
dow
. Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. D
210
33
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
D22
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
choo
l Bui
ldin
gs/G
roun
ds.
Agr
icul
ture
- G
rade
3.
D23
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
tate
ly H
ome
and
Gro
unds
w
ith s
ome
Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
D24
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. D
250
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
– C
emet
ery.
A
gric
ultu
re -
Gra
de 3
. D
263
35
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Cat
tlins
Woo
d.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3.
D27
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
D28
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns.
Agr
icul
ture
- G
rade
3.
Gre
en B
elt A
rea
E
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
E1
03
30
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Non
-Agr
icul
tura
l. E
23
33
0N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Sen
iors
Lak
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Non
-Agr
icul
tura
l. E
30
33
5N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
2, N
on-A
gric
ultu
ral.
E4
33
30
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- R
iver
Le
a, N
azei
ng M
ead.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E5
35
50
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- A
dmira
ls W
alk
Lake
. Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E6
33
30
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
s -
Bro
xbou
rne
Gra
vel P
its, R
iver
Lea
, Naz
eing
M
ead.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Non
-Agr
icul
tura
l.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
E7
03
00
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - W
eir a
nd B
oat m
oorin
gs.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E8
03
50
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E9
03
55
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
2, N
on-A
gric
ultu
ral.
E10
03
05
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
wim
min
g P
ool a
nd C
ar P
ark.
A
gric
ultu
re -
Gra
de 2
, Non
-Agr
icul
tura
l.E
110
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Car
Par
k, S
ome
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l.E
123
33
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Bro
xbou
rne
Mea
dow
s.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. E
130
50
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Tre
e P
rese
rvat
ion
Ord
ers.
G
reen
field
Lan
d - H
ousi
ng a
nd G
arde
ns w
ith
som
e G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
E14
03
50
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
E15
03
50
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E16
03
53
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
E17
03
03
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - S
choo
l Bui
ldin
gs/G
roun
ds.
Agr
icul
ture
- G
rade
3.
E18
33
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- S
ilver
mea
d.Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.E
193
33
3N
atur
e C
onse
rvat
ion
– Lo
cal W
ildlif
e S
ite -
Sw
amp
S. o
f Silv
erm
ead.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- G
rade
3.
E20
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
. E
210
30
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Hou
sing
and
Gar
dens
with
so
me
Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. E
220
35
3N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
.
Sub
Are
aN
atur
e C
onse
rvat
ion
Valu
eTr
ees
and
Hed
gero
ws
Gre
enfie
ld L
and
Agr
icul
ture
Com
men
ts
E23
33
53
Nat
ure
Con
serv
atio
n –
Loca
l Wild
life
Site
- S
lipe
Lane
Ope
n Sp
ace.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Gre
enfie
ld L
and.
A
gric
ultu
re -
Gra
de 3
. E
245
35
3N
atur
e C
onse
rvat
ion
– Le
e V
alle
y (S
PA
), Tu
rnfo
rd &
Che
shun
t Pits
(SS
SI).
Loc
al W
ildlif
e S
ite -
Che
shun
t and
Tur
nfor
d P
its.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- G
rade
3, N
on-A
gric
ultu
ral.
E25
03
33
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - P
redo
min
antly
Gre
enfie
ld
Land
.A
gric
ultu
re -
Gra
de 3
, Non
-Agr
icul
tura
l. E
260
33
0N
atur
e C
onse
rvat
ion
– N
one.
Tr
ees
- Unp
rote
cted
Tre
es.
Gre
enfie
ld L
and
- Pre
dom
inan
tly G
reen
field
La
nd.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E27
03
50
Nat
ure
Con
serv
atio
n –
Non
e.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
E28
53
50
Nat
ure
Con
serv
atio
n –
Lee
Val
ley
(SP
A),
Turn
ford
& C
hesh
unt P
its (S
SS
I). L
ocal
Wild
life
Site
- C
hesh
unt M
arsh
and
Bow
yers
Wat
er.
Tree
s - U
npro
tect
ed T
rees
. G
reen
field
Lan
d - G
reen
field
Lan
d.
Agr
icul
ture
- N
on-A
gric
ultu
ral.
Appendix 4: Assessment of Green Belt sub area boundaries
Defensible Boundary Classification Strong Weak
MotorwaysFunctioning mainline railway lines Disused railway lines District distributor roads forming boundary (not bisecting Green Belt)
Other classified roads Private/unmade roads Rights of way
Rivers, watercourses and significant drainage features
Park boundaries
Prominent physical features (i.e. ridgeline, non-intermittent waterways)
Power lines
Protected hedgerows / woodlands Tree-lines public footpaths Non protected hedgerows / woodlands
Residential settlements with clear define physical boundaries (not back gardens)
Back gardens to residential properties
Non-residential development with weak or indeterminate boundaries
Other development with strong established boundaries
Recreational/undefined field boundaries
Cemeteries
Location of sub-area in relation to the Green Belt boundary (predominantly)OE = Outer edge of Green Belt IE = Inner edge of Green Belt (adjoins the built-up areas) WGB = Within the Green Belt (boundary not an issue)
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
A1 Trees OE S No change
A2 Open to the north. Rear gardens to existing residential properties to the north east. Ill-defined mix of open field and tree lines to south west.
OE & IE W Option 1 - remove two protrusions on eastern boundary
1.1
A3 Well defined tree line IE S No change (too important in separating Broxbourne from the neighbouring settlement around Hertford Heath to consider revisions)
A4 Distributor road IE S No change (too important in separating Broxbourne from the neighbouring settlement around Hertford Heath to consider revisions)
A5 Woodland OE S Option 1 – Consider possible release along with A6 due to poor purpose performance.
1.9
A6 Ill-defined field boundary and rear gardens IE W Option 1 – Consider possible release along with A5 due to poor purpose performance (school).
1.10
A7 Field edged with trees OE S No change
A8 Existing property OE S No change
A9 A10 and field edged with trees OE S No change
A10 Tree lined behind rear gardens of homes on High Wood Road
IE W Option 1 - no change Option 2 - remove A10 from Green Belt and consider moving the boundary to the A10 dual carriageway. Sub area A10 can be re-designated as safeguarded land.
2.1
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
A11 North east boundary of Roselands House is tree line behind rear gardens of homes on High Wood Road Southern boundary side curtilage of adjoining property on College Road with a longer rear garden than any other property on the road
IE W
W
Option 1 - no change Option 2 – Consider releasing the site 2.2
A12 Whole sub-area is woodland but not in the Landscape Character Area Eastern boundary is the rear gardens of homes on College Road Western boundary is along Hertford Road
IE
OE
W
S
Option 1 – consider removing from the Green Belt due to poor performance against Green Belt purposes, and protect woodland with an environmental protection policy.
1.9
A13 Ill-defined tree line with residential properties all along Hereford Road
IE W Option 1 - no change Option 2 - remove A13 from the Green Belt.
2.3
A14 Tree lined along a weak meander stream, rear gardens and A10
IE S No change (See also Section 8 of main report)
A15 Field with a pavilion but with poorly defined tree line to east and side residential curtilages
WGB & part IE
-W
Option 1 - no change Option 2 – remove field to the east of the sub area and move boundary to the western edge, using the thick tree line as a new boundary. (See also Section 8 of main report)
2.4
A16 High Leigh Conference Centre WGB - No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)
A17 Various fields WGB - No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)
A18North rear gardens to homes on Lord StreetSouth east distributor road
WGB & part IE
-W
S
No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)
A19 North boundary of Lowfield is rear gardens East is Park View road
IE W
S
No change (no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)
A20 Treed area along read gardens of homes on Woodlands Drive
IE W Option 1 – consider removal of A20 and A21 and move boundary to the tree line along the eastern boundary of the A12, then leave existing flood plain and conservation area designations.
1.12
A21 South boundary of the school is a drainage & path East boundary of both schools is rear gardens
IE
IE
S
W
Option 1 – see A20. 1.13
A22 Tree edged field along a distributor road WGB - No change (See also Section 8 of main report)
A23 Woodland and fields OE S No change
A24 Existing properties WGB - No change
A25 Woodlands and fields OE S No change
A26 Existing buildings WGB - No change
B1 Motorway OE & IE S No change
B2 Motorway WGB - No change
B3 Only part of A10 dual carriageway itself IE S No change
B4 North- rear gardens of homes on Baes Hill CloseSouth East- along a stream and Local Plan proposed Waterside Green Chain
IE W
S
No change, no opportunities to improve boundary before the loss of open Green Belt land. (See also Section 8 of main report)
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
B5 North - rear gardens of homes on Bell Land and school boundary East- round rear gardens of two small groups of residential properties then along a stream and Local Plan proposed Waterside Green Chain
IE W
W
No change (See also Section 8 of main report)
B6 Field and playing field WGB -- No change (See also Section 8 of main report)
B7 Allotment gardens along a stream and Local Plan proposed Waterside Green Chain
IE W No change (See also Section 8 of main report)
B8 Wormley along a stream and Local Plan proposed Waterside Green Chain
IE S No change (See also Section 8 of main report)
B9 East - A10 South golf course with a small area along Park Lane
WGB part IE
-S
No change
B10 Edge of golf course that runs along a stream and Local Plan proposed Waterside Green Chain
IE S No change
B11 Reservoir edged by trees and Brownfield Lane
IE S No change
B12 Rear gardens of homes on Greenbank IE W Option 1 - remove a small strip of Green Belt and move north to stronger tree line
1.2
B13 School boundary lined with trees and edge of Park Lane
IE S No change
B14 Cheshunt Park Farm WGB - No change
B15 Fields WGB & OE
-S
No change
B16 White Stubbs Farm OE S No change
B17 Carneles Green properties WGB - No change
B18 Wormleybury properties WGB - No change
B19 Fields and few properties WGB - No change
B20 Golf course with club house WGB - No change
B21 Farms WGB - No change
C1 Mostly outer edge of the Green Belt but with a thin strip of common land within the residential area
WGBIE
-W
Option 1 - remove the thin strip from Green Belt between Nightingale Road and Dalia Close but keep protective environmental policy for common land. It is difficult to see how land surrounded by development keeps the openness of the Green Belt.
1.5
C2 Various properties off Bread and Chasse Lane
WGB - No change
C3 South - fields North - boundary along Appleby Street
WGBIE
-S
No change
C4 Paradise nurseries WGB - No change
C5 Paradise House within wooded area WGB - No change
C6 Park House on edge of Park Lane WGB & IE -S
No change
C7 Property on edge of Park Lane WGB & IE -S
No change
C8 Property on edge of Park Lane WGB & IE -S
No change
C9 Playing field on edge of Appleby Street WGB & IE -S
No change
C10 Nurseries on Hammond Street within the Green Belt but between two residential areas
WGB - No change
(See also Section 8 of main report)
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
C11 Most of sub-area is within the Green Belt
Southern side of Hammond Street Area with rear gardens and side curtilages and side cartilages of Broadgreen Road
South west - boundary along Newgatestreet Road, rear gardens of Colston Crescent & Melvyn Close
WGB
IE
IE
-
W
W
No change
(See also Section 8 of main report)
C12 Nurseries WGB - No change
(See also Section 8 of main report)C13 Most of sub-area is within the Green Belt
small boundary edge along Crouch Lane
Southern boundary – rear gardens of homes in St James area.
WGB & IE
W
-S
No change
(See also Section 8 of main report)
C14 Most sub-area is within the Green Belt small boundary edge along Crouch Lane
WGB & IE -S
No change
(See also Section 8 of main report)
C15 Most sub-area is within the Green Belt small boundary edge along Rags Lane
WGB & IE -S
No change
(See also Section 8 of main report)C16 Nurseries WGB - No change
(See also Section 8 of main report)C17 Most sub-area is within the Green Belt
South west (St James Rd Area) rear gardens on Great Groves
Rear gardens of homes in Rosedale area
WGB
IE
IE
-
W
W
Option 1 – consider removal of small triangular area to the east that does not contribute to the Green Belt purposes.
(See also Section 8 of main report)C18 The Langdons western boundary tight to
rear gardens of homes on Great Groves IE W No change
(See also Section 8 of main report)C19 Most of sub-area is within the Green Belt
Boundary tight to rear gardens of homes on Caldecot Avenue and Claremont
WGB -
W
Option 1 – consider possible release small triangular area to the south that performs poorly against the Green Belt purposes.
(See also Section 8 of main report)
1.14
C20 Boundary around the playing field and rear gardens of homes on Conifer Close
Small triangle piece of Green Belt separated from the playing field on the north side of Andrew’s Lane and in front of homes accessed also from Andrew’s Lane
IE S
W
Option 1 – consider possible release small triangular area on north side of Andrews Lane that performs poorly against the Green Belt purposes.
(See also Section 8 of main report)
1.6
C21 Nurseries within Green Belt WGB - No change
(See also Section 8 of main report)C22 Properties along Goff’s Lane and within
the Green Belt WGB - No change
(See also Section 8 of main report)C23 Fields
Northern boundary- rear gardens of homes in St James area
WGB
W
No change, no opportunity to improve boundary.
(See also Section 8 of main report)C24 Nurseries within the Green Belt
Northern boundary- rear gardens of homes in St James area
WGB -
W
No change, no opportunity to improve boundary.
(See also Section 8 of main report)
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
C25 (Playing) field with boundary along rear of properties on Valley View and Newgatestreet Road
IE W Option 1 - remove PH, move north to field boundary
(See also Section 8 of main report)
1.7
C26 West - field along the edge of Newgatestreet Road
East – field along the tree line and edge of rear gardens of homes off The Asters
IE
IE
S
W
No change
(See also Section 8 of main report)
C27 Curtliage and access road to farm that edges rear gardens of Bartrop Close
IE S No change
(See also Section 8 of main report)C28 Nurseries within Green Belt WGB - No change
(See also Section 8 of main report)C29 Nurseries within Green Belt WGB - No change
(See also Section 8 of main report)C30 Nurseries within Green Belt on east and
wets side of Newgatestreet Road WGB - No change
(See also Section 8 of main report)C31 Most of sub-area within the Green Belt up
to outer boundary of the Borough
South east - well defined field boundary and back gardens of Chiltern Close
South west- rear gardens of homes on Cuffley Hill
WGB
IE
IE
-
S
W
Option 1 – no change
Option 2 - remove part of C31, C33 & C34 from Green Belt and move boundary to northern edge of woodland and field boundary and re-designate with appropriate environmental policies
2.5
C32 School at rear of homes on Orchard Way IE W Option 1 - remove the school from the Green Belt, move boundary to edge of school curtilage (school)
1.15
C33 Strip of land with poorly defined tree line at rear gardens of homes on Robinson Avenue
IE W Option 1 - consider removing C33 from Green Belt, moving the boundary to established hedgerow/trees.
Option 2 – see C31 option 2.
1.8
2.6C34 Strip within the Green Belt used for non
residential use and rear gardens of homes on Cuffley Hill
IE W Option 1 – no change
Option 2 - see C31 option 2 2.7C35 Defined wooded area on outer Green Belt
boundary OE S No change
C36 Darnicle Hill nurseries WGB - No change
C37 Farm with green setting and boundary of rear and side curtilages of homes off Shambrook Road
IE W No change, no further opportunity to provide a stronger boundary
D1 School off Little Piper’s Close with strong tree line boundary
IE S Option 1 - no change Option 2 – to be consistent with other schools with immediate opportunities to provide an equivalent or stronger boundary, remove school from Green Belt, move boundary to southern and eastern edge of school curtilage (school)
2.8
D2 South of Goff’s Oak residential area - northern boundary along rear gardens and allotment area defined by some hedges and trees
Rest of sub-area is within the Green Belt
IE W No change, no further opportunity to provide a stronger boundary
D3 Properties off Halstead Hill within the Green Belt
WGB - No change, no further opportunity to provide a stronger boundary
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
D4 Most of the sub-area is within the Green Belt but there is a small edge along Goff’s Lane
WGB & IE -S
No change
D5 A strip of residential properties with rear gardens that vary in length that sprawl along Goff’s Lane, but are completely within the Green Belt. The Green Belt boundary runs along the front side of these homes on Goff’s Lane
IE S No change This strip of houses within the Green Belt is odd, but there are no further opportunities to provide a stronger boundary.
D6 Green Belt boundary runs along Goff Lane in front of the school. The sub-are comprises two schools, field and wooded area.
IE S Option 1 – Removal of D6, D7 and D8 due to poor performance against purposes. Also, an even boundary would be created by moving the boundary to Lieutenant Ellis Way (school site).
1.16
D7 Allotments WGB - Option 1 – Interconnected with D6, Option 1 (school)
1.17
D8 School with edge along the rear gardens of homes on Goff’s Lane and Churchgate
IE W Option 1 – Interconnected with D6, Option 1 (school)
1.18
D9 Nurseries within the Green Belt WGB - No change
D10 Fields within the Green Belt WGB - No change
D11 Cemetery within the Green Belt WGB - No change
D12 Extension to the cemetery with boundary along the rear gardens of homes on Barrow Lane
IE W Option 1 - consider removal if D13 removed.
1.19
D13 Cemetery wedged within Barrow Land and Bury Green Road rear gardens
IE Option 1 - Consider removal of D12 and D13 due to poor performance against Green Belt purposes, and move boundary to Lieutentant Ellis Way. If necessary, create a cemetery policy
1.20
D14 Field off Green Bury Way and irregular rear gardens
IE W Option 1 – no change
Option 2 - remove part of D14, move boundary to Lieutenant Ellis Way.
2.9
D15 North - boundary along rear gardens of homes on Temple Close and Hampden Crescent
IE W Option 1 – no change
Option 2 - remove part of D15 from Green Bury Way and Waterside Green Chains as this is already allocated in the Local Plan as policy EMP11, move boundary to Lieutenant Ellis Way then keep EMP11 and protection of Broom Hills designations.
2.10
D16 Well established field boundary with hedgerow along northern edge of school
IE S No change
D17 North and south east boundary along rear gardens but field and park type land seems well defined edges
IE S No change
D18 South east boundary along rear gardens/side curtilages but adjoining land has well defined edges
IE S No change
D19 Most of sub-area is within the Green Belt with eastern boundary along Great Cambridge Road
WGB & IE -S
No change
D20 Broom Hill wooded area WGB - No change
D21 Sports Ground WGB - No change
D22 College and grounds WGB - No change
D23 Temple House and grounds WGB - No change
D24 Theobalds Park Camp Site WGB - No change
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
D25 Western Cemetery WGB - No change
D26 Fields and wooded areas along the M25 Borough administrative boundary
OE S No change
D27 North - tight boundary along rear gardens of homes off Broadfields, Greenways and Moorhurst Avenue
OE & IE W No change, there is no further opportunity to provide a stronger boundary
D28 Theobalds Manor WGB - No change
E1 Boundary follows Waterside Green Chain IE S No change
E2 Boundary follows the river and Borough administrative boundary
OE S No change
E3 Boundary follows the river and Borough administrative boundary and includes the Weir area adjacent to Essex Road
OE S No change
E4 Sub-are includes the Caravan Park with boundary following the river and Borough administrative boundary
OE S No change
E5 Admirals Walk Lake North - rear gardens of homes on Conduit Lane East West - follows Waterside Green Chain South - rear gardens of homes on Admirals Lane and Pallet Court
IE
IE
IE
W
S
W
No change, there is no further opportunity to provide a stronger boundary
E6 Sand and Gravel Works area West - along the operating railway track East - Borough administrative boundary
IE
OE
S
S
No change
E7 Strip of land with trees on edge of water area along Borough administrative boundary
OE S No change
E8 Ridge with trees along the operating railway track
IE S No change
E9 Wedge of land along side the river along Borough administrative boundary
OE S No change
E10 Lido along side the river along Borough administrative boundary
OE S No change
E11 Boundary follows the river and on edge of Borough administrative boundary
OE S No change
E12 Open green area on east operating railway line and within the s
North - tight boundary to rear gardens of homes on Winford Drive
WGB
IE
-
W
No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.
E13 Residential properties with green area with some trees North - boundary along Station Road
WGB
IE
-
S
No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.
E14 Field along Waterside Green Chain North - boundary along Station Road IE S
No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.
E15 Recreation ground bound by Station Road, Church View and Mill Lane
IE S Option 1 – consider removal due to poor performance against GreenBelt purposes. Use distributor road to east as a new boundary
E16 Allotments with boundary along track off Mill Lane
IE S No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.
E17 School with access and boundary along track off Mill Lane
IE S No change- no opportunities to strengthen boundary before coalescence with Keysers Estate.
E18 West - open green land along operating railway track East - Borough administrative boundary
IE
OE
S
S
No change
SubArea Ref
Type of Boundary/ Nature of Sub Area Location ofboundary
Strength of boundary
Comments/ possible changes to boundary
Change number
E19 West - operating railway track East - Borough administrative boundary
IEOE
SS
No change
E20 Lee Valley Forge along operating railway track
IE S No change
E21 Various properties in open green area along Borough administrative boundary
OE S No change
E22 Field along operating railway track IE S No change
E23 Field with paths & trees West - operating railway track East - Borough administrative boundary
IEOE
SS
No change
E24 Lee Valley Recreational Park West - operating railway track East - Borough administrative boundary
IEOE
SS
No change
E25 North - part of Lee Valley Recreational Park with paths, parking & Turnford Brook with boundary along the rear gardens of homes off Benedictine Gate and Mortimer GateSouth - part of Lee Valley Recreational Park, The Nightley Recreation Ground with west boundary along the rear gardens of homes off Wavell Close East edge along operating railway track
IE
IE
WGB
W
WIE
-
No change
E26 School with west boundary along the rear gardens of homes off Elm Drive East edge along operating railway track
IE
WGB
W
-
No change
E27 West - operating railway track East - Borough administrative boundary
IEOE
S No change
E28 West - operating railway track East - Borough administrative boundary South- rear of properties off Bryanstone Road & Eleanor Way and then follows Station Road
SS
W
No change, there is no further opportunity to provide a stronger boundary
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Arc
haeo
logy
–C
onta
ins
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.
Land
scap
e C
hara
cter
– M
oder
aB
row
nfie
ld L
and
– S
ome
build
ings
Nat
ure
Des
igna
tions
– N
one.
Bou
ndar
y re
alig
nmen
t: pr
opos
ed
alte
ratio
n sp
ecifi
cally
inte
nded
to
stre
ngth
en b
ound
ary.
Reg
ener
atio
n po
tent
ial:
limite
d gi
ven
char
acte
r of l
and.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
A
rcha
eolo
gy –
With
in 5
00m
D
ista
nce
to T
own/
Dis
trict
Cen
tres
– O
pen
Spa
ces
– C
onta
ins
Dis
tanc
e to
Nei
ghbo
urho
od
Land
scap
e C
hara
cter
–
No
Bro
wnf
ield
Lan
d or
N
atur
e D
esig
natio
ns –
Non
e.B
ound
ary
real
ignm
ent:
loss
of s
ub
the
site
is n
a re
ason
ably
Fl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Arc
haeo
logy
– W
ithin
500
m
Arc
haeo
logi
cal A
rea
of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.B
row
nfie
ld L
and
– S
choo
l bui
ldin
gs
<1 H
a. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– N
one.
Bou
ndar
y re
alig
nmen
t: lo
ss o
f sub
ar
eas
A5
and
A6
wou
ld h
ave
a ne
utra
l im
pact
on
stre
ngth
of
boun
dary
as
curr
ent s
trong
bo
unda
ry w
ould
be
repl
aced
by
an
equa
lly s
trong
bou
ndar
y-
woo
dlan
d.
Reg
ener
atio
n po
tent
ial:
alth
ough
th
e si
te is
n a
reas
onab
ly
acce
ssib
le lo
catio
n it
cont
ains
onl
y a
limite
d am
ount
of b
row
nfie
ld la
nd
and
no d
erel
ict l
and,
and
thus
doe
s no
t pro
vide
sig
nific
ant r
egen
erat
ion
pote
ntia
l ove
rall.
50
17
51
33
51
3
40
3
00
50
30
A2
05
0
Sugg
este
dpo
licy
appr
oach
9La
ndsc
ape
char
acte
r and
ar
chae
olog
y co
uld
cons
train
bui
lt de
velo
pmen
t. C
onsi
der p
rote
ctio
n un
der l
ands
cape
des
igna
tion.
Con
stra
ints
05
11
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
s3
05
A6
3
00
2
40
11A
50
25
02
0
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Site
of a
n ex
istin
g sc
hool
in a
hig
hly
acce
ssib
le lo
catio
n, in
clo
se
prox
imity
to lo
cal &
dis
trict
ser
vice
s an
d pr
esen
ts v
ery
few
con
stra
ints
. P
oten
tial t
o en
able
app
ropr
iate
de
velo
pmen
t of t
he s
choo
l, as
re
quire
d.
Land
scap
e ch
arac
ter a
nd
com
mun
ity o
pen
spac
e co
uld
cons
train
bui
lt de
velo
pmen
t alo
ng
with
lack
of P
DL.
The
site
is n
ot a
pr
iorit
y fo
r dev
elop
men
t, co
nsid
er
prot
ectio
n un
der l
ands
cape
de
sign
atio
n.
Saf
egua
rd a
nd
intro
duce
Gre
en B
elt
scho
ols
polic
y.
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion,
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 8
00m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n- n
o re
al s
cope
for
rege
nera
tion
due
to n
atur
e of
site
.
Rel
ease
wou
ld re
sult
in a
wea
ker
boun
dary
, unl
ess
carr
ied
out a
s pa
rt of
an
optio
n 2
rele
ase.
A20
55
30
012
Floo
ding
– Z
one
3/2/
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, w
ithin
800
m o
f a
train
sta
tion
(Bro
xbou
rne)
.
Arc
haeo
logy
– C
onta
ins
Con
serv
atio
n A
rea
(Hod
desd
on).
With
in 5
00m
of
vario
us L
iste
d B
uild
ings
, A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 8
00m
of H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
Con
tain
s C
ivic
Hal
l & L
owew
ood
Mus
eum
(<1H
a).
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of d
erel
ictio
n,
or im
prov
ed u
se o
f lan
d in
the
urba
n ar
ea.
Bou
ndar
y re
alig
nmen
t: th
e re
leas
e of
all
but t
he v
ery
north
of t
he s
ite
wou
ld c
reat
e a
stro
nger
bou
ndar
y in
the
form
of t
he d
istri
buto
r roa
d to
th
e no
rth.
51
50
55
00
Saf
egua
rdS
ite is
hig
hly
acce
ssib
le, i
n cl
ose
prox
imity
to lo
cal &
dis
trict
ser
vice
s bu
t con
stra
ined
by
high
floo
d ris
k,
and
cont
ains
com
mun
ity b
uild
ings
an
d a
num
ber o
f tre
es- o
n th
is b
asis
it
may
not
be
a pr
iorit
y fo
r de
velo
pmen
t. E
nsur
e gr
eenf
ield
si
tes
are
cons
ider
ed a
fter a
ll br
ownf
ield
opp
ortu
nitie
s ha
ve b
een
inve
stig
ated
.
A12
00
0La
ndsc
ape/
coun
trysi
de/
open
spa
ce
prot
ectio
npo
licy
00
215
05
No
cons
train
ts th
ough
as
woo
dlan
d w
ould
not
be
appr
opria
te fo
r de
velo
pmen
t. C
onsi
der p
rote
ctio
n un
der c
ount
rysi
de p
olic
ies.
05
525
05
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sA
21
52
00
07
Floo
ding
– Z
one
3/2/
1.5
55
55
05
535
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion,
with
in 8
00m
of a
tra
in s
tatio
n (B
roxb
ourn
e).
Site
pre
sent
s th
e hi
ghes
t lev
el o
f op
portu
nitie
s ac
ross
nea
rly a
ll cr
iteria
, mai
n co
nstra
int i
s flo
odin
g-
pote
ntia
l for
bui
lt de
velo
pmen
t with
flo
od m
itiga
tion
polic
y m
easu
res.
Saf
egua
rd a
nd
intro
duce
Gre
en B
elt
scho
ols
polic
y.
Arc
haeo
logy
– W
ithin
500
m o
f va
rious
Lis
ted
Bui
ldin
gs,
Arc
haeo
logi
cal A
rea
of
Inte
rest
and
Con
serv
atio
n A
rea
(Hod
desd
on).
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 8
00m
of H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - >
1 H
a sc
hool
bu
ildin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - s
choo
ls la
nd a
nd
build
ings
.B
ound
ary
real
ignm
ent:
rele
ase
wou
ld b
ring
a st
rong
er b
ound
ary
in
the
form
of a
dis
tribu
tor r
oad
and
tree
line.
Floo
ding
– Z
one
3/2/
1 O
nly
on
the
very
sou
ther
n ed
ge.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 1
500m
of D
istri
ct C
entre
(C
hesh
unt O
ld P
ond)
.
Ope
n S
pace
s –
Con
tain
s C
hesh
unt P
ark
(>1H
a).
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
–
Mod
erat
e/S
trong
.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Bou
ndar
y re
alig
nmen
t: re
mov
al o
f a
very
sm
,all
sect
ion
wou
ld b
ring
an im
prov
emen
t of t
he s
treng
th o
g th
e G
reen
Bel
t bou
ndar
y to
the
sout
h (n
ote
that
any
furth
er lo
ss
wou
ld c
reat
e an
eve
n w
eake
r bo
unda
ry, h
owev
er).
Reg
ener
atio
n po
tent
ial l
ow a
s,
alth
ough
loca
ted
clos
e to
the
cent
ral p
ortio
n of
the
urba
n ar
ea o
f B
roxb
ourn
e, it
has
no
brow
nfie
ld/
dere
lict l
and.
05
01
35
0B
125
25
05
4H
ighl
y co
nstra
ined
site
in te
rms
of
land
scap
e qu
ality
and
nat
ure
cons
erva
tion.
Rel
ease
of t
his
smal
l se
ctio
n of
the
sub
area
wou
ld b
ring
bene
fits
in te
rms
of a
stre
ngth
ened
bo
unda
ry w
ith m
inim
al lo
ss o
f Gre
en
Bel
t lan
d.
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
othi
ng w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 3
000m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
Furth
er th
an 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.B
ound
ary
real
ignm
ent:
boun
dary
is
curr
ently
wea
k at
this
poi
nt, w
ith a
bo
rder
aga
inst
exi
stin
g pr
oper
ties
to th
e w
est.
Reg
ener
atio
n po
tent
al -
low
due
to
abse
nce
of b
row
nfie
ld/ d
erel
ict l
and
(and
[poo
r acc
ess
to s
ervi
ces)
7Fl
oodi
ng –
Zon
e 1.
00
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m o
f a T
rain
Sta
tion
(Cuf
fley)
.
The
site
has
a h
igh
com
mun
ity o
pen
spac
e va
lue
and
pres
ents
few
su
stai
nabl
e de
velo
pmen
t op
portu
nitie
s. C
onsi
der p
rote
ctio
n un
der l
ands
cape
des
igna
tion.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 3
000m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Cla
rem
ont
Par
k (>
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.B
ound
ary
real
ignm
ent:
no
oppo
runi
ties
to s
treng
then
bo
unda
ry b
efor
e th
e si
te e
nter
s op
en g
reen
bel
t, un
less
s th
e cu
rren
t tre
e co
ver t
o th
e no
rth is
st
reng
then
ed..
Reg
ener
atio
n po
tent
ial -
low
diu
t to
lack
of p
revi
soul
y de
velo
ped/
de
relic
t lan
d, p
oor a
cces
sibi
lity
and
open
spa
ce d
esig
natio
n.
51
10
00
0C
1 (th
in
strip
betw
een
Nig
htin
gale
Roa
d an
d D
ahlia
clos
e)
11
C19
(sou
ther
nen
clos
edar
ea)
02
50
00
05
0
Poo
r acc
essi
bilit
y an
d la
ck o
f re
gene
ratio
n po
tent
ial m
ean
that
this
si
te m
ay n
ot b
e a
prio
rity
for
deve
lopm
ent.
Cur
rent
ly p
rovi
des
a gr
een
link
from
the
built
up
area
to
the
open
Gre
en B
elt.
05
00
00
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
mof
aTr
ain
Sta
tion
(Cuf
fley)
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to T
own/
Dis
trict
Cen
tres
– W
ithin
300
0m o
f Cuf
fley
Tow
n C
entre
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
800
m.
Nat
ure
Des
igna
tions
– N
one.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.B
ound
ary
real
ignm
ent:
a st
onge
r bo
unda
ry w
ould
be
crea
ted
in th
e fo
rm o
f a d
istri
buto
r roa
d.
Reg
ener
atio
n: lo
w p
oten
ital d
ue to
po
or a
cces
sibi
lity
and
lack
of
prev
ious
ly d
evel
oped
land
, al
thou
gh it
doe
s pr
ovid
e th
e op
portu
nity
for a
sm
all a
mou
nt o
f in
fill.
5Fl
oodi
ng –
Zon
e 1.
05
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 3
000m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Gof
fs O
ak
Par
k (<
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs.
No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Bou
ndar
y re
alig
nmen
t: re
leas
e w
ould
not
pro
vide
any
furth
er
opor
tuni
ty to
stre
ngth
en b
ound
ary.
Reg
ener
atio
n - p
rovi
des
the
oppo
rtuni
ty fo
r bro
wnf
ield
urb
an
infil
l, al
thou
gh a
vera
ge a
cces
sibi
lity
and
med
ium
-to p
oor s
core
in te
rms
of b
ronf
ield
land
mea
ns re
la
150
C20
(Sm
all
Tria
ngle
abov
eA
ndre
ws
Lane
)
00
00
05
11
30
20
C25
(pub
lic
hous
e up
to
field
boun
dary
)
30
05
11
53
00Fr
ee o
f con
stra
ints
but
poo
r su
stai
nabl
e de
velo
pmen
t op
oprtu
nitie
s m
eans
that
the
site
w
ould
not
be
a pr
iorit
y fo
r de
velo
pmen
t. H
owev
er, i
t wou
ld
prov
ide
the
oppo
rtuni
ty to
cre
ate
a m
ore
logi
cal b
uilt
boun
dary
, and
as
a ve
ry s
mal
l site
, it m
ay n
ot b
e w
irth
safe
guar
ding
.
0
The
site
has
ver
y fe
w c
onst
rain
ts b
ut
is a
djac
ent t
o co
mm
unity
ope
n sp
ace
It pr
esen
ts a
num
ber o
f op
portu
nitie
s in
clud
ing
acce
ssib
ility
, pr
oxim
ity to
nei
ghbo
urho
od c
entre
an
d P
DL.
Con
side
rde
velo
pmen
t(fo
r are
as n
ot
cove
red
by
open
spa
ce
desi
gnat
ion)
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Con
side
ral
loca
tion
for
deve
lopm
ent
5
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion,
with
in 1
500m
of
train
sta
tion
(Cuf
fley)
.A
rcha
eolo
gy –
Not
with
in
500m
.D
ista
nce
to T
own/
Dis
trict
Cen
tres
– W
ithin
150
0m o
f Cuf
fley
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
–
Poo
r/Mod
erat
e (O
nly
cove
rs
the
Wes
tern
edg
e of
the
sub-
area
, the
larg
er p
ortio
n is
not
co
vere
d as
a c
hara
cter
are
a)
Bro
wnf
ield
Lan
d - <
1 H
a sc
hool
bu
ildin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Bou
ndar
y re
alig
nmen
t: a
wea
k bo
unda
ry w
ould
be
repl
aced
by
an
equa
lly w
eak
boun
dary
Nat
ure
Des
igna
tions
- N
one
Reg
ener
atio
n - p
oten
tial t
o fa
cilit
ate
appr
opria
te d
evel
opm
ent o
f a
scho
ol.
C33
00
00
0Fl
oodi
ng –
Zon
e 1.
53
35
30
55
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion,
with
in 1
500m
of
train
sta
tion
(Cuf
fley)
.
Low
con
stra
ints
and
stro
ng
perfo
rman
ce a
gain
st s
usta
inab
ility
op
portu
ntiie
s, th
ough
dev
elop
men
t is
likel
y to
be
cons
train
ed b
y al
lotm
ents
us
e.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 1
500m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?)B
row
nfie
ld L
and
- <1
Ha
Allo
tmen
t bu
ildin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
- N
one
Rea
lignm
ent:
rem
oval
wuo
ld
deliv
er a
stro
nger
bou
ndar
y- tr
ee
line
to w
est.
Reg
ener
atio
n - l
ikel
y to
be
rest
ricte
d by
use
as
allo
tmen
ts.
30
05
223
33
10
15
C32
00
0R
elat
ivel
y un
cons
train
ed a
nd g
ood
acce
ssib
ility
. Pot
entia
l to
enab
le
appr
opria
te d
evel
opm
ent o
f the
sc
hool
, as
requ
ired.
Saf
egua
rd a
nd
intro
duce
Gre
en B
elt
scho
ols
polic
y.
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sD
6Fl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion,
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Rel
eCon
stra
ined
by
natu
re
cons
erva
tion.
Pro
tect
usi
gng
appr
opria
te n
atur
e co
nser
vatio
n an
d G
reen
Bel
t Sch
ools
pol
icy.
Saf
egua
rd a
nd
intro
duce
Gre
en B
elt
scho
ols
polic
y.
Arc
haeo
logy
– W
ithin
500
m o
f S
AM
(hal
f moa
t man
or h
ouse
, m
oate
d si
te a
nd a
ssoc
iate
d le
at, C
hesh
unt),
var
ious
Lis
ted
Bui
ldin
gs, C
onse
rvat
ion
Are
as, A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of C
hesh
unt D
istri
ct
Cen
tre a
nd 3
000m
of W
alth
am
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
Bro
wnf
ield
Lan
d - >
1 H
a sc
hool
bu
ildin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– L
ocal
W
ildlif
e S
ite -
Bon
ney
Gro
ve
Woo
d by
B19
8.
Bou
ndar
y: d
eist
ribut
ion
road
wou
ld
prov
ide
a st
rong
er b
ound
ary
Reg
ener
atio
n: lo
w p
oten
tial d
ue to
na
ture
des
igna
tion,
alth
ough
it
cont
anis
bro
wnf
ield
land
and
is
rela
tivel
y ac
cess
ible
.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, fu
rther
than
15
00m
from
trai
n st
atio
n.
Lack
of c
onst
rain
ts a
nd re
ason
able
ac
cess
ibili
ty, t
houg
h as
gre
enfie
ld
and
not d
erel
ict,
it m
ay n
ot b
e a
prio
rity
for d
evel
opm
ent.
Saf
egua
rd a
nd
intro
duce
a
Gre
en B
elt
scho
ols
polic
y.
Arc
haeo
logy
– W
ithin
500
m o
f S
AM
(hal
f moa
t man
or h
ouse
, m
oate
d si
te a
nd a
ssoc
iate
d le
at, C
hesh
unt),
var
ious
Lis
ted
Bui
ldin
gs, C
onse
rvat
ion
Are
as, A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of C
hesh
unt D
istri
ct
Cen
tre a
nd 3
000m
of W
alth
am
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?)N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and,
Allo
tmen
ts
occu
py th
e la
nd.
Bou
ndar
y- w
old
prov
ide
a st
rong
er
buon
dary
, but
onl
y if
rele
ased
in
conj
unct
ion
with
Sub
Are
as D
6 an
d D
8.
Nat
ure
Des
igna
tions
- N
one
Reg
ener
atio
n - l
ow p
oten
tial d
ue to
la
ck o
f bro
wnf
ield
/ dev
elic
t lan
d.
00
50
51
35
05
0
00
D7
02
0
02
00
35
53
15
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sFl
oodi
ng –
Zon
e 3/
2/1.
Pub
lic T
rans
port
– w
ithin
400
m o
f a
Arc
haeo
logy
– C
onta
ins
area
of
Arc
haeo
logi
cal I
nter
est,
Con
serv
atio
n A
rea
(Chu
rchg
ate)
, SA
M (h
alf m
oat
man
or h
ouse
, moa
ted
site
and
as
soci
ated
leat
, Che
shun
t).
With
in 5
00m
of v
ario
us L
iste
d B
uild
ings
, Con
serv
atio
n A
reas
.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of C
hesh
unt D
istri
ct
Cen
tre a
nd 3
000m
of W
alth
am
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
Con
tain
s G
offs
Lan
e P
ark
(>1H
a)D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?)B
row
nfie
ld L
and
- >1
Ha
scho
ol
build
ings
. No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
- N
one
Bou
ndar
y - r
emov
al a
long
with
D6
Reg
ener
atio
n - l
ow p
oten
tial d
ue to
co
mm
unity
ope
n sp
ace
desi
gnat
ion.
D12
02
04
06
Floo
ding
– Z
one
1.5
11
35
05
020
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Land
scap
e ch
arac
ter,
allo
tmen
ts u
se
& la
ck o
f PD
L (o
ther
than
cem
eter
y)
are
likel
y to
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
Con
side
r pr
otec
tion
unde
r allo
tmen
ts p
olic
y/la
ndsc
ape
desi
gnat
ion.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
–W
ithin
500
m o
f Li
sted
Bui
ldin
g.D
ista
nce
to T
own/
Dis
trict
Cen
tres
– W
ithin
300
0m o
f Dis
trict
Cen
tre
(Che
shun
t Old
Pon
d), w
ithin
30
00m
of W
alth
am C
ross
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
e.B
row
nfie
ld la
nd -
cem
eter
y (p
revi
ousl
y de
velo
ped)
.N
atur
e D
esig
natio
ns -
Non
eR
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n gi
ven
its c
urre
nt u
se,
or fo
r im
prov
ed u
se o
f lan
d in
the
urba
n ar
ea.
51
35
50
50
D8
55
50
0co
mm
unity
ope
n sp
ace
cons
train
t m
eans
this
site
may
not
be
a pr
iorit
y fo
r dev
elop
men
t.
Saf
egua
rd a
nd
intro
duce
a
Gre
en B
elt
scho
ols
polic
y.
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
1 - O
ptio
n 1
Alte
ratio
ns
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
LandBrownfield Land –
Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sD
130
50
40
9Fl
oodi
ng –
Zon
e 1.
51
35
50
50
24P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, fu
rther
than
15
00m
from
trai
n st
atio
n.A
rcha
eolo
gy –
Con
tain
s Li
sted
Bui
ldin
g (M
ortu
ary
Cha
pel).
W
ithin
500
m o
f SA
M (h
alf
moa
t man
or h
ouse
, moa
ted
site
and
ass
ocia
ted
leat
, C
hesh
unt),
var
ious
Lis
ted
Bui
ldin
gs, C
onse
rvat
ion
Are
as, A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of C
hesh
unt D
istri
ct
Cen
tre a
nd 3
000m
of W
alth
am
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
eU
nsur
e w
hat a
Cem
eter
y is
co
nsid
ered
in re
latio
n to
Bro
wnf
ield
an
d va
cant
land
???
Nat
ure
Des
igna
tions
- N
one
Pos
sibl
e sc
ope
for r
egen
erat
ion
give
n si
ze a
nd lo
catio
n of
site
w
ithin
the
outli
ne o
f the
urb
an a
rea,
ex
cept
for l
and
occu
pied
by
cem
eter
y.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n an
d w
ithin
800
m o
f a
Trai
n S
tatio
n (B
roxb
ourn
e).
Ope
n sp
ace
desi
gnat
ion
mea
ns th
at
this
site
wou
ld n
ot b
e ap
prop
riate
for
rele
ase
for d
evel
opm
ent.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
yA
rcha
eolo
gy –
Con
tain
s C
onse
rvat
ion
Are
as
(Bro
xbou
rne)
and
Lis
ted
Bui
ldin
g. W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
Con
tain
s S
tatio
n R
oad
Par
k (>
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.B
ound
ary
- exi
strin
g st
rong
bo
undr
y w
ould
be
repl
aced
by
an
equa
lly s
trong
bou
ndar
y- d
istri
buto
r ro
ad.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - o
pen
spac
e de
sign
atio
n m
eans
ver
y lo
w
rege
nera
tion
pote
ntia
l.
00
35
00
E15
05
50
010
55
Land
scap
e ch
arac
ter &
lack
of P
DL
(oth
er th
an c
emet
ery)
cou
ld re
stric
t bu
ilt d
evel
opm
ent o
ppor
tuni
ties.
C
onsi
der p
rote
ctio
n un
der l
ands
cape
de
sign
atio
n. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld
oppo
rtuni
ties
have
bee
n in
vest
igat
ed.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
2 - P
oorly
Per
form
ing
Sub
Are
as
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsB
5 (p
art)
9Fl
oodi
ng –
Zon
e 1.
00
19P
ublic
Tra
nspo
rt –
with
in
400m
of a
bus
st
op/s
tatio
n an
d w
ithin
15
00m
of a
Tra
in S
tatio
n (B
roxb
ourn
e).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Con
serv
atio
n A
rea
(New
R
iver
). W
ithin
500
m o
f va
rious
Lis
ted
Bui
ldin
gs,
Arc
haeo
logi
cal A
rea
of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m
of H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to
Nei
ghbo
urho
od C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Stro
ng.
Bro
wnf
ield
Lan
d - >
1 H
a sc
hool
bui
ldin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Pos
sibl
e ne
gativ
e im
pact
as
a w
eak
boun
dary
w
ould
be
repl
aced
by
an
even
wea
ker b
ound
ary
in
the
form
of a
fiel
d bo
unda
ry w
ith li
ttle
in th
e w
ay o
f bar
riers
with
the
adja
cent
fiel
d.B
ound
ary
real
ignm
ent:
no
oppo
runt
ities
to p
rovi
de a
st
rong
er b
ound
ary
befo
re
open
Gre
en B
elt.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for r
egen
erat
ion
in te
rms
of d
erel
ictio
n, o
r im
prov
ed u
se o
f lan
d in
th
e ur
ban
area
.
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch0
53
10
50
40
The
site
is h
ighl
y co
nstra
ined
by
arch
aeol
ogy
& la
ndsc
ape
char
acte
r va
lue
both
wou
ld re
stric
t bui
lt de
velo
pmen
t opp
ortu
nitie
s.
Con
side
r pro
tect
ion
unde
r la
ndsc
ape
desi
gnat
ion.
55
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
2 - P
oorly
Per
form
ing
Sub
Are
as
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch8
Floo
ding
– Z
one
3/2/
1, s
mal
l ar
ea to
the
Nor
ther
n ed
ge.
00
Pub
lic T
rans
port
– w
ithin
40
0m o
f a b
us
stop
/sta
tion
and
furth
er
than
150
0m o
f a T
rain
S
tatio
n (C
uffle
y).
The
site
is h
ighl
y co
nstra
ined
by
flood
ing
and
is a
n ar
ea o
f co
mm
unity
ope
n sp
ace,
it a
lso
pres
ents
few
dev
elop
men
t op
portu
nitie
s. C
onsi
der p
rote
ctio
n un
der l
ands
cape
des
igna
tion
and
flood
risk
polic
ies
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– N
othi
ng w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Ros
edal
e O
pen
Spa
ce (<
1Ha)
.
Dis
tanc
e to
N
eigh
bour
hood
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Bou
ndar
y re
alig
nmen
t: cu
rren
t stro
ng b
ound
ary
(roa
d an
d tre
es) w
ould
be
repl
aced
by
a w
eak
boun
dary
.
Reg
ener
atio
n po
tent
ial:
low
due
to la
ck o
f br
ownf
ield
/ der
elic
t lan
d an
d op
en s
pace
de
sign
atio
n, a
lthou
gh it
sh
ould
be
note
d th
at it
do
es p
rovi
de th
e po
tent
ial
for u
rban
infil
l.
2
Floo
ding
– Z
one
1.
05
18
Pub
lic T
rans
port
– w
ithin
40
0m o
f a b
us
stop
/sta
tion
and
furth
er
than
150
0m o
f a T
rain
S
tatio
n (C
uffle
y).
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.
Dis
tanc
e to
N
eigh
bour
hood
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– N
one.
Bou
ndar
y re
alig
nmen
t: no
op
poru
nitie
s to
st
reng
then
bou
ndar
y be
fore
the
site
ent
ers
open
gre
en b
elt.
05
03
0
Saf
egua
rdTh
e si
te h
as v
ery
few
con
stra
ints
an
d a
num
ber o
f opp
ortu
nitie
s in
clud
ing
acce
ssib
ility
, pro
xim
ity to
ne
ighb
ourh
ood
cent
re a
nd P
DL.
N
ot a
prio
rity
for d
evel
opm
ent d
ue
to n
o va
cant
or d
erel
ict l
and.
13
30
C20
(eas
tern
encl
osed
area
)
02
0
C17
(eas
tern
encl
osed
area
)
01
13
05
1
05
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
3 - O
ptio
n 2
Alte
ratio
ns
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts4
Floo
ding
– Z
one
1.5
017
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion
and
furth
er th
an
1500
m fr
om tr
ain
stat
ion.
Land
scap
e ch
arac
ter c
ould
re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der
prot
ectio
n un
der l
ands
cape
de
sign
atio
n.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Stro
ng.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
der
elic
tion,
or
impr
oved
use
of l
and
in th
e ur
ban
area
.
Rel
ease
wou
ld m
ean
a si
gnifi
cant
ly
wea
kene
d bo
unda
ry, u
nles
s ca
rrie
d ou
t as
an O
ptio
n 2
rele
ase.
4Fl
oodi
ng –
Zon
e 1.
50
20P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n an
d fu
rther
than
15
00m
from
trai
n st
atio
n.
Land
scap
e ch
arac
ter c
ould
re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der
prot
ectio
n un
der l
ands
cape
de
sign
atio
n.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Stro
ng.
Bro
wnf
ield
Lan
d –
Bui
ldin
gs <
1 H
a.
No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of d
erel
ictio
n,
or im
prov
ed u
se o
f lan
d in
the
urba
n ar
ea.
Bou
ndar
y - O
ptio
n 1
rele
ase
wou
ld
resu
lt in
a s
trong
er b
ound
ary.
Sub AreaA
naly
sis
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
01
33
3
30
0
A11
00
04
05
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
A10
00
04
05
13
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
3 - O
ptio
n 2
Alte
ratio
ns
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsSub Area
Ana
lysi
s
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
0Fl
oodi
ng –
Zon
e 1.
00
21P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, fu
rther
than
150
0m
from
trai
n st
atio
n.
No
cons
train
ts th
ough
as
woo
dlan
d w
ould
not
be
appr
opria
te fo
r dev
elop
men
t. C
onsi
der p
rote
ctio
n un
der
coun
trysi
de p
olic
ies.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 8
00m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion-
no
real
sco
pe fo
r re
gene
ratio
n du
e to
nat
ure
of s
ite.
Rel
ease
wou
ld re
sult
in a
wea
ker
boun
dary
, unl
ess
carr
ied
out a
s pa
rt of
an
optio
n 2
rele
ase.
9Fl
oodi
ng –
Zon
e 3/
2/1.
50
25P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n an
d fu
rther
than
15
00m
from
trai
n st
atio
n.
Land
scap
e ch
arac
ter c
ould
re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der
prot
ectio
n un
der l
ands
cape
de
sign
atio
n, a
nd fl
ood
risk
polic
ies.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 1
500m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Stro
ng.
Bro
wnf
ield
Lan
d –
Hou
sing
<1
Ha.
N
o D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
der
elic
tion,
or
impr
oved
use
of l
and
in th
e ur
ban
area
.
Rel
ease
wou
ld re
sult
in a
stro
nger
bo
unda
ry, g
iven
wea
knes
s of
cur
rent
bo
unda
ry, e
spec
ially
as
an O
ptio
n 2
rele
ase.
.
51
33
3
50
5
A13
50
04
05
A12
00
00
05
15
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
3 - O
ptio
n 2
Alte
ratio
ns
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsSub Area
Ana
lysi
s
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 8
00m
of a
bu
s st
op/s
tatio
n an
d fu
rther
than
15
00m
from
trai
n st
atio
n.
Alth
ough
u re
lativ
ely
ncon
stra
ined
, its
ave
rage
pe
rform
ance
aga
inst
the
Gre
en B
elt p
uspo
ses
mea
ns
that
it is
not
a p
riorit
y fo
r de
velo
pmen
t.
Saf
egua
rd.
Arc
haeo
logy
– W
ithin
500
m o
f Li
sted
Bui
ldin
gs.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
with
in 8
00m
of H
odde
sdon
Tow
n C
entre
.O
pen
Spa
ces
– N
o O
pen
Spa
ces.
Dis
tanc
e to
Nei
ghbo
urho
od C
entre
s –
furth
er th
an 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e.B
row
nfie
ld L
and
– B
uild
ings
<1
Ha.
N
o D
erel
ict/V
acan
t Lan
d.B
ound
ary
- rem
oval
of t
his
area
w
ould
pro
vide
a s
trong
er b
ound
ary,
in
the
form
of a
thic
k tre
e lin
e.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - L
ow p
oten
tial g
iven
its
loca
tion,
and
lack
of b
row
nfie
ld
land
, tho
ugh
its p
roxi
mity
to s
ervi
ces
is n
oted
.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, w
ithin
150
0m o
f tra
in s
tatio
n (C
uffle
y).
Lack
of c
onst
rain
ts a
nd g
ood
acce
ssib
ility
mea
ns th
at th
is
site
wou
ld b
e ow
rth
allo
catin
g. H
owev
er, g
iven
po
oor r
egen
erat
ionp
oten
tial,
this
site
may
not
be
cons
ider
ed to
be
a pr
iorit
y fo
r de
velo
pmen
t.
Saf
egua
rd.
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 1
500m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.B
ound
ary:
pro
pose
d O
ptio
n 2
rele
ase
Nat
ure
Des
igna
tions
- N
one
Reg
ener
atio
n - l
ow p
oten
tial g
iven
la
ck o
f pre
viou
sly
deve
lope
d/ d
erel
ict
l;and
and
loca
tion
away
from
the
urba
are
a. G
ood
stan
dard
s of
ac
cess
ibili
ty n
oted
, how
ever
.
A15
(Eas
tern
Par
t)
02
03
03
15
03
05
017
00
0C
31 (L
and
betw
een
C33
and
C
34)
00
021
00
50
53
35
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
3 - O
ptio
n 2
Alte
ratio
ns
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsSub Area
Ana
lysi
s
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, w
ithin
150
0m o
f tra
in s
tatio
n (C
uffle
y).
Rel
ativ
ely
unco
nstra
ined
and
go
od a
cces
sibi
lity.
Pot
entia
l to
ena
ble
appr
opria
te
deve
lom
pent
of t
he
scho
ol,a
s re
quire
d.
Saf
egua
rd a
nd
intro
duce
Gre
en B
elt
scho
ols
polic
y.
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 1
500m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
–
Poo
r/Mod
erat
e (O
nly
cove
rs
the
Wes
tern
edg
e of
the
sub-
area
, the
larg
er p
ortio
n is
not
co
vere
d as
a c
hara
cter
are
a)
Bro
wnf
ield
Lan
d - <
1 H
a sc
hool
bu
ildin
gs. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
- N
one
Reg
ener
atio
n - p
oten
tial t
o fa
cilit
ate
appr
opria
te d
evel
opm
ent o
f a
scho
ol.
C33
00
00
0Fl
oodi
ng –
Zon
e 1.
53
35
30
55
Pub
lic T
rans
port
– w
ithin
400
m o
f a
bus
stop
/sta
tion,
with
in 1
500m
of
train
sta
tion
(Cuf
fley)
.
Low
con
stra
ints
and
stro
ng
perfo
rman
ce a
gain
st
sust
aina
bilit
y op
portu
ntiie
s,
thou
gh d
evel
opm
ent i
s lik
ely
to b
e co
nstra
ined
by
allo
tmen
ts u
se.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 1
500m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
Bro
wnf
ield
Lan
d - <
1 H
a A
llotm
ent
build
ings
. No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
- N
one
Rea
lignm
ent:
rem
oval
wuo
ld d
eliv
er
a st
rong
er b
ound
ary-
tree
line
to
wes
t.R
egen
erat
ion
- lik
ely
to b
e re
stric
ted
by u
se a
s al
lotm
ents
.
C32
00
01
05
33
33
0?
522
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
3 - O
ptio
n 2
Alte
ratio
ns
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsSub Area
Ana
lysi
s
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n, w
ithin
150
0m o
f tra
in s
tatio
n (C
uffle
y).
Lack
of c
onst
rain
ts a
nd g
ood
acce
ssib
ility
mea
ns th
at th
is
site
wou
ld b
e ow
rth
allo
catin
g. H
owev
er, g
iven
po
oor r
egen
erat
ionp
oten
tial,
this
site
may
not
be
cons
ider
ed to
be
a pr
iorit
y fo
r de
velo
pmen
t.
Saf
egua
rd.
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 1
500m
of C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs.
Har
d to
say
if D
erel
ict/V
acan
t Lan
d.
Bou
ndar
y: p
ropo
sed
Opt
ion
2 re
leas
eN
atur
e D
esig
natio
ns -
Non
eR
egen
erat
ion
- des
pite
hig
h sc
ore
rela
ting
to o
ther
sus
tain
abili
ty
indi
cato
rs, l
ocat
ion
next
to tw
o le
ss
wel
l-per
form
ing
sub
area
s (C
31 a
nd
C33
) reg
ener
atio
n po
tent
ial m
ay s
till
be lo
w.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n an
d w
ithin
150
0m o
f a
Trai
n S
tatio
n (C
uffle
y).
Low
con
stra
its a
nd
reas
onab
le s
usta
inab
ility
op
portu
ntiie
s m
eans
that
this
si
te c
ould
be
wor
th re
leas
e an
d pr
otec
tion
unde
r a
Gre
en B
elt s
choo
ls p
olic
y.
Saf
egua
rd a
nd
intro
duce
Gre
en B
elt
scho
ols
polic
y.
Arc
haeo
logy
– W
ithin
500
m o
f S
AM
, Lis
ted
Bui
ldin
gs a
nd
Arc
haeo
logi
cal A
rea
of In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 3
000m
of W
alth
am C
ross
To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs.
No
Der
elic
t/Vac
ant L
and.
Bou
ndar
y: re
mov
al w
ould
hav
e a
neut
ral i
mpa
ct o
n th
e st
reng
th o
f the
bo
unda
ry, r
epla
cing
the
exis
ting
(bro
adly
) stro
ng o
ne w
ith a
noth
er.
Nat
ure
Des
igna
tions
- N
one
Reg
ener
atio
n - l
ow c
onst
rain
ts,
reas
onab
le a
cces
sibi
lity
and
som
e br
ownf
ield
land
mea
ns th
at th
is s
ite
is o
f som
e re
gene
ratio
n po
tent
ial.
15
30
05
3D
10
20
0
C34
0
00
00
05
33
35
?5
0
05
22
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
3 - O
ptio
n 2
Alte
ratio
ns
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
tsSub Area
Ana
lysi
s
Sugg
este
dpo
licy
appr
oach
Con
stra
ints
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
6Fl
oodi
ng –
Zon
e 1.
50
15P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n an
d fu
rther
than
15
00m
from
trai
n st
atio
n.
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
–W
ithin
500
m o
f Li
sted
Bui
ldin
g an
d S
AM
.D
ista
nce
to T
own/
Dis
trict
Cen
tres
– W
ithin
300
0m o
f Dis
trict
Cen
tre
(Che
shun
t Old
Pon
d), w
ithin
300
0m
of W
alth
am C
ross
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
800
m.
Land
scap
e C
hara
cter
–
Goo
d/M
oder
ate.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
der
elic
tion,
or
impr
oved
use
of l
and
in th
e ur
ban
area
.
17Fl
oodi
ng –
Zon
e 3/
2/1.
50
25P
ublic
Tra
nspo
rt –
with
in 4
00m
of a
bu
s st
op/s
tatio
n an
d w
ithin
800
m o
f a
Trai
n S
tatio
n (T
heob
ald’
s G
rove
).
Land
scap
e/co
untry
side
/op
en s
pace
pr
otec
tion
polic
y
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of In
tere
st.
With
in 5
00m
of S
AM
, C
onse
rvat
ion
Are
a (C
hurc
hgat
e) a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct C
entre
s –
With
in 8
00m
of D
istri
ct C
entre
(C
hesh
unt O
ld P
ond)
, with
in 1
500m
of
Wal
tham
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
–
Goo
d/M
oder
ate.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Loc
al
Wild
life
Site
- B
room
Hill
s.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
der
elic
tion,
or
impr
oved
use
of l
and
in th
e ur
ban
area
.
54
35
5D
155
50
30
0
50
0
D14
02
04
05
11
Land
scap
e ch
arac
ter a
nd
lack
of P
DL
coul
d re
stric
t bu
ilt d
evel
opm
ent
oppo
rtuni
ties.
Con
side
r pr
otec
tion
unde
r lan
dsca
pe
desi
gnat
ion.
Ens
ure
gree
nfie
ld s
ites
are
cons
ider
ed a
fter a
ll br
ownf
ield
opp
ortu
nitie
s ha
ve b
een
inve
stig
ated
.
site
is h
ighl
y ac
cess
ible
& in
cl
ose
prox
imity
to lo
cal &
di
stric
t ser
vice
s bu
t co
nstra
ined
by
high
floo
d ris
k, a
rcha
eolo
gica
l int
eres
t, la
ndsc
ape
char
acte
r and
na
ture
con
serv
atio
n de
sign
atio
n. C
onsi
der
prot
ectio
n un
der l
ands
cape
an
d na
ture
cos
erva
tion
polic
ies.
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts10
Floo
ding
– Z
one
3/2/
1.5
019
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
from
trai
n st
atio
n.
Saf
egua
rd
Arc
haeo
logy
– W
ithin
500
m
of C
onse
rvat
ion
Are
as
(Hod
desd
on),
List
ed
Bui
ldin
gs.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– w
ithin
800
m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
5Fl
oodi
ng –
Zon
e 1.
50
17P
ublic
Tra
nspo
rt –
with
in 8
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m fr
om tr
ain
stat
ion.
Saf
egua
rd
Arc
haeo
logy
– W
ithin
500
m
of L
iste
d B
uild
ings
.D
ista
nce
to T
own/
Dis
trict
C
entre
s –
with
in 8
00m
of
Hod
desd
on T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
Bro
wnf
ield
Lan
d –
Bui
ldin
gs <
1 H
a. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
s
Rel
ativ
ely
unco
nstra
ined
.M
oder
ate
achi
evem
ent a
gain
st
oppo
rtuni
ties
mea
ns it
may
not
be
a pr
iorit
y fo
r bui
lt de
velo
pmen
t. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld
oppo
rtuni
ties
have
bee
n in
vest
igat
ed.
Less
con
stra
ined
thou
gh
land
scap
e st
ill a
nd fl
ood
risk
still
is
sues
, whi
ch c
ould
be
addr
esse
d un
der f
lood
risk
and
land
scap
e po
licie
s, M
oder
ate
achi
evem
ent
agai
nst o
ppor
tuni
ties
mea
ns it
m
ay n
ot b
e a
prio
rity
for b
uilt
deve
lopm
ent.
Ens
ure
gree
nfie
ld
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
be
en in
vest
igat
ed.
A14
52
03
05
15
30
0
Con
stra
ints
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch
A15
(Who
leA
rea)
02
03
03
15
03
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch8
Floo
ding
– Z
one
1.5
019
Pub
lic T
rans
port
– w
ithin
800
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
from
trai
n st
atio
n.
Saf
egua
rd
Arc
haeo
logy
–C
onta
ins
Con
serv
atio
n A
reas
(H
odde
sdon
) and
Lis
ted
Bui
ldin
g.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– w
ithin
800
m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
Bro
wnf
ield
Lan
d –
Bui
ldin
gs >
1 H
a. N
o D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
13Fl
oodi
ng –
Zon
e 3/
2/1.
50
21P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
with
in
1500
m o
f a T
rain
Sta
tion
(Bro
xbou
rne)
.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– W
ithin
500
m
of C
onse
rvat
ion
Are
as
(Hod
desd
on),
Arc
haeo
logi
cal
Are
a of
Inte
rest
, Lis
ted
Bui
ldin
gs a
nd S
AM
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– w
ithin
800
m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– L
ocal
W
ildlif
e S
ite -
Lodg
e H
ollo
w
and
Spi
tal B
rook
, Kno
wle
Th
icke
t by
Coc
k La
ne F
ord.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
Rel
ativ
ely
ubnc
onst
rain
ed, t
houg
h co
nser
vatio
n ar
ea &
list
ed b
uild
ing
pose
the
high
est c
onst
rain
t. S
ome
oppo
rtuni
ties
i.e p
roxi
mity
to
dist
rict c
entre
& P
DL
alth
ough
not
a
prio
rity
for b
uilt
deve
lopm
ent
Site
hig
hly
cons
train
ed b
y flo
od
risk,
arc
haeo
logy
& n
atur
e co
nser
vatio
n - s
ite n
ot s
uita
ble
for
built
dev
elop
men
t con
side
r pr
otec
tion
unde
r lan
dsca
pe
desi
gnat
ion,
nat
ure
cons
erva
tion
and
flood
ing.
A16
05
03
03
15
05
0
A17
52
03
35
35
30
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch18
Floo
ding
– Z
one
3/2/
1.5
018
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n, w
ithin
15
00m
of t
rain
sta
tion
(Bro
xbou
rne)
.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Con
serv
atio
n A
rea
(Hod
desd
on).
With
in 5
00m
of
vario
us L
iste
d B
uild
ings
, A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– w
ithin
800
m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
Con
tain
s B
arcl
ay P
ark
(>1H
a).
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– G
reat
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
de
relic
tion,
or i
mpr
oved
use
of
land
in th
e ur
ban
area
.
5Fl
oodi
ng –
Zon
e 1.
50
21P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion,
with
in
1500
m o
f tra
in s
tatio
n (B
roxb
ourn
e).
Saf
egua
rd
Arc
haeo
logy
– W
ithin
500
m
of v
ario
us L
iste
d B
uild
ings
, C
onse
rvat
ion
Are
as,
Arc
haeo
logi
cal A
rea
of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– w
ithin
800
m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
sD
ista
nce
to N
eigh
bour
hood
C
entre
s –
Gre
ater
than
800
m.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
Bro
wnf
ield
Lan
d –
Som
e bu
ildin
gs <
1 H
a, b
ut m
ostly
pa
rk/G
reen
field
. No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
Alth
ough
site
pre
sent
s a
num
ber
of o
ppor
tuni
ties
it is
als
o hi
ghly
co
nstra
ined
by
flood
risk
, ar
chae
olog
y &
ope
n sp
ace.
Site
no
t sui
tabl
e fo
r bui
lt de
velo
pmen
t, co
nsid
er p
rote
ctio
n un
der
land
scap
e de
sign
atio
n an
d op
en
spac
e pr
otec
tion
polic
ies.
Opp
ortu
nitie
s ou
twei
gh th
e si
te
cons
train
ts, a
lthou
gh th
ere
are
som
e ac
cess
ibili
ty c
onst
rain
ts.
The
site
has
bui
lt de
velo
pmen
t po
tent
ial.
Ens
ure
gree
nfie
ld s
ites
are
cons
ider
ed a
fter a
ll br
ownf
ield
op
portu
nitie
s ha
ve b
een
inve
stig
ated
.
A18
55
53
05
35
00
0
A19
02
03
05
35
03
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch13
Floo
ding
– Z
one
3/2/
1.5
526
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n, w
ithin
15
00m
of t
rain
sta
tion
(Bro
xbou
rne)
.
Saf
egua
rd
Arc
haeo
logy
– C
onta
ins
Con
serv
atio
n A
rea
(Hod
desd
on).
With
in 5
00m
of
vario
us L
iste
d B
uild
ings
, A
rcha
eolo
gica
l Are
a of
In
tere
st.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– w
ithin
800
m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
14Fl
oodi
ng –
Zon
e 1.
50
19P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
with
in
1500
m o
f a T
rain
Sta
tion
(Bro
xbou
rne)
.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– W
ithin
500
m
of C
onse
rvat
ion
Are
a (N
ew
Riv
er),
vario
us L
iste
d B
uild
ings
, Arc
haeo
logi
cal
Are
a of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
Wor
mle
y D
istri
ct P
ark
(>1H
a)D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Stro
ng.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Loc
al
Nat
ure
Res
erve
.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
de
relic
tion,
or i
mpr
oved
use
of
land
in th
e ur
ban
area
.
site
is h
ighl
y ac
cess
ible
, in
clos
e pr
oxim
ity to
loca
l & d
istri
ct
serv
ices
but
con
stra
ined
by
high
flo
od ri
sk &
site
d w
ithin
a
cons
erva
tion
area
- on
this
bas
is it
m
ay n
ot b
e a
prio
rity
for
deve
lopm
ent.
Ens
ure
gree
nfie
ld
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
be
en in
vest
igat
ed.
The
site
is h
ighl
y co
nstra
ined
by
open
spa
ce &
land
scap
e ch
arac
ter v
alue
bot
h w
ould
rest
rict
built
dev
elop
men
t opp
ortu
nitie
s.
Con
side
r pro
tect
ion
unde
r la
ndsc
ape
and
com
mun
ity o
pen
spac
e de
sign
atio
ns.
A22
55
03
05
35
43
51
3B
40
25
0
30
00
5
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch9
Floo
ding
– Z
one
1.5
024
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d w
ithin
15
00m
of a
Tra
in S
tatio
n (B
roxb
ourn
e).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Con
serv
atio
n A
rea
(New
R
iver
). W
ithin
500
m o
f va
rious
Lis
ted
Bui
ldin
gs,
Arc
haeo
logi
cal A
rea
of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Stro
ng.
Bro
wnf
ield
Lan
d - >
1 H
a sc
hool
bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
11Fl
oodi
ng –
Zon
e 1.
50
20P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m fr
om tr
ain
stat
ion.
Site
of p
artic
ular
impo
rtanc
e in
te
rms
of o
pen
spac
e, la
ndsc
ape
char
acte
r & c
lose
to s
ites
of
arch
aeol
ogic
al in
tere
st, a
ll co
uld
rest
rict b
uilt
deve
lopm
ent
oppo
rtuni
ties.
Con
side
r pro
tect
ion
unde
r lan
dsca
pe a
nd c
omm
unity
op
en s
pace
des
igna
tions
.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– W
ithin
500
m
of C
onse
rvat
ion
Are
a (N
ew
Riv
er),
vario
us L
iste
d B
uild
ings
, Arc
haeo
logi
cal
Are
a of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
Wor
mle
y D
istri
ct P
ark
(>1H
a).
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
–
Mod
erat
e/S
trong
.B
row
nfie
ld L
and
- <1
Ha
build
ings
. No
Der
elic
t/Vac
ant
Land
.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
de
relic
tion,
or i
mpr
oved
use
of
land
in th
e ur
ban
area
.
The
site
is h
ighl
y co
nstra
ined
by
arch
aeol
ogy
& la
ndsc
ape
char
acte
r val
ue b
oth
wou
ld re
stric
t bu
ilt d
evel
opm
ent o
ppor
tuni
ties.
C
onsi
der p
rote
ctio
n un
der
land
scap
e de
sign
atio
n.
3B
50
50
4
B6
02
54
055
555
01
0
01
31
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch6
Floo
ding
– Z
one
1.5
017
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
from
trai
n st
atio
n.
Land
scap
e ch
arac
ter &
pro
xim
ity
to a
rcha
eolo
gy c
ould
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
C
onsi
der p
rote
ctio
n un
der
land
scap
e de
sign
atio
n.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– W
ithin
500
m
of C
onse
rvat
ion
Are
a (N
ew
Riv
er),
vario
us L
iste
d B
uild
ings
, Arc
haeo
logi
cal
Are
a of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f H
odde
sdon
Tow
n C
entre
.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/S
trong
.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
14Fl
oodi
ng –
Zon
e 3/
2/1.
50
17P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m fr
om tr
ain
stat
ion.
Land
scap
e ch
arac
ter c
ould
re
stric
t bui
lt de
velo
pmen
t op
portu
nitie
s. C
onsi
der p
rote
ctio
n un
der l
ands
cape
des
igna
tion
as
wel
l as
flood
risk
pol
icie
s.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– W
ithin
500
m
of C
onse
rvat
ion
Are
a (N
ew
Riv
er),
vario
us L
iste
d B
uild
ings
, Arc
haeo
logi
cal
Are
a of
Inte
rest
and
SA
M.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f D
istri
ct C
entre
(Che
shun
t Old
P
ond)
, with
in 3
000m
of
Hod
desd
on T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/S
trong
.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– L
ocal
W
ildlif
e S
ite -
Wor
mle
y P
arkl
and
E. o
f A10
.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
B7
02
00
10
54
05
1
0B
85
20
43
50
11
5
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch
Floo
ding
– Z
one
1.
55?
12P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
. With
in 5
00m
of
List
ed B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Ham
mon
d S
treet
Par
k (>
1Ha)
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– Fu
rther
than
800
m.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.R
egen
erat
ion
- sc
ope
for b
ette
r us
e of
lan
d be
twee
n tw
o ur
ban
area
s
Floo
ding
– Z
one
1.
55
27P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Saf
egua
rd
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
. With
in 5
00m
of
List
ed B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
Furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Wes
tern
par
t M
oder
ate/
Mod
erat
e. T
houg
h m
ostly
has
no
clas
sific
atio
n.
Bro
wnf
ield
Lan
d - >
1 H
a N
urse
ry b
uild
ings
. Cou
ld b
e D
erel
ict/V
acan
t Lan
d.
Nat
ure
Des
igna
tions
– N
one
Reg
ener
atio
n -
scop
e fo
r bet
ter
use
of d
erel
ict l
and
Rel
ativ
ely
unco
nstra
ined
and
a
dere
lict b
row
nfie
ld s
ite m
eans
this
sh
ould
be
cons
ider
ed a
pos
sibi
lity
for d
evel
opm
ent.
How
ever
, po
or
acce
ssib
ility
mea
ns th
at th
is m
ay
not b
e co
nsid
ered
a p
riorit
y de
velo
pmen
t site
.
Rel
ativ
ely
unco
nstra
ined
but
de
sign
atio
n as
ope
n sp
ace
mea
ns
that
app
prop
riate
pol
icie
s sh
ould
be
put
in p
lace
to e
nsur
e its
pr
otec
tioon
for t
hat u
se if
rem
oved
fro
m th
e G
reen
Bel
t.
05
5
51
13
0C
1 (b
oth
side
s of
C10
an
d ad
join
ing
the
built
-up
resi
dent
ial
area
)
02
50
30
55
11
100
0
C10
02
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d w
ithin
15
00m
of a
Tra
in S
tatio
n (C
uffle
y).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
. With
in 5
00m
of
List
ed B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Blo
omfie
ld
Roa
d O
pen
Spa
ce (>
1Ha)
an
d R
icha
rdso
n C
resc
ent
Ope
n S
pace
(>1H
a).
Dis
tanc
e to
Nei
ghbo
urho
od
Cen
tres
– w
ithin
400
m.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
–
Var
ious
Loc
al W
ildlif
e S
ites.
Reg
ener
atio
n- li
mite
d sc
ope
to
mak
e be
tter u
se o
f lan
d gi
ven
natu
re o
f lan
d.Fl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Saf
egua
rd
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - >
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n- S
cope
to m
ake
bette
r use
of B
row
nfie
ld la
nd in
a
broa
dly
built
up
area
.
The
site
s ar
chae
olog
y as
sets
, op
en s
pace
, lan
dsca
pe c
hara
cter
&
loca
l wild
life
site
s w
ould
rest
rict
built
dev
elop
men
t opp
ortu
nitie
s,
cons
ider
pro
tect
ion
unde
r la
ndsc
ape
desi
gnat
ion.
The
site
pre
sent
s ve
ry fe
w
cons
train
ts a
nd re
gene
ratio
n po
tent
ial,
alth
ough
acc
essi
bilit
y is
fa
irly
poor
. The
site
may
be
suita
ble
for b
uilt
deve
lopm
ent b
ut
may
not
be
cons
ider
ed a
prio
rity.
25
50
22
11
35
05
5
31
53
5 5C
120
20
C11
(Who
le
Are
a)0
55
33
16
00
2
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d w
ithin
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
List
ed B
uild
ing
and
with
in
500m
of A
rcha
eolo
gica
l Are
a of
Inte
rest
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e.B
row
nfie
ld L
and
- >1
Ha
build
ings
. No
Der
elic
t/Vac
ant
Land
.N
atur
e D
esig
natio
ns –
Loc
al
Wild
life
Site
s - M
eado
w W
. of
Whi
teho
use
Farm
and
Lo
ngm
ead
- Sta
tus
unde
r re
view
.
Reg
ener
atio
n- n
atur
e of
land
m
eans
rege
nera
tion
oppo
rtuni
ties
limite
d.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Saf
egua
rd
Arc
haeo
logy
– W
ithin
500
m
of L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n- n
atur
e of
land
an
d lim
ted
brow
nfie
ld s
core
m
eans
rege
nera
tion
oppo
rtuiti
es
limite
d.
The
site
has
few
con
stra
ints
and
go
od b
us li
nks,
but
not
in c
lose
pr
oxim
ity to
loca
l ser
vice
s. F
or th
is
reas
on th
e si
te is
not
a p
riorit
y fo
r de
velo
pmen
t. E
nsur
e gr
eenf
ield
si
tes
are
cons
ider
ed a
fter a
ll br
ownf
ield
opp
ortu
nitie
s ha
ve
been
inve
stig
ated
.
The
site
s a
rcha
eolo
gica
l fea
ture
s,
land
scap
e ch
arac
ter a
nd n
atur
e de
sign
atio
ns c
ould
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
C
onsi
der p
rote
ctio
n un
der
land
scap
e de
sign
atio
n.
50
151
10
3
31
55
05
024
5 5
33
11
C14
02
03
05
C13
05
0
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Saf
egua
rd
Arc
haeo
logy
– W
ithin
500
m
of L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.B
row
nfie
ld L
and
- >1
Ha
build
ings
. No
Der
elic
t/Vac
ant
Land
.N
atur
e D
esig
natio
ns –
Non
e.P
oten
tial t
o m
ake
bette
r use
of
brow
nfie
ld la
nd in
a b
road
ly
urba
n ar
ea.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Saf
egua
rd
Arc
haeo
logy
– N
ot w
ithin
50
0m.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate.
Bro
wnf
ield
Lan
d - >
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n -
Pot
entia
l to
mak
e be
tter u
se o
f der
elic
t lan
d in
a b
road
ly u
rban
are
a.
The
site
is b
row
nfie
ld, h
as fe
w
cons
train
ts a
nd g
ood
bus
links
, bu
t not
in c
lose
pro
xim
ity to
loca
l se
rvic
es. F
or th
is re
ason
the
site
is
not
a p
riorit
y fo
r dev
elop
men
t.
The
site
is b
row
nfie
ld, h
as fe
w
cons
train
ts a
nd g
ood
bus
links
, bu
t not
in c
lose
pro
xim
ity to
loca
l se
rvic
es. F
or th
is re
ason
the
site
is
not
a p
riorit
y fo
r dev
elop
men
t.
22
11
00
55
522
11
05
05
55 5
00
2
C16
00
03
03
C15
02
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 3/
2/1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– W
ithin
500
m
of L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Ros
edal
e O
pen
Spa
ce (<
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
atur
e of
land
m
ay m
ake
rest
rict r
egen
erat
ion
pote
ntia
l.Fl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
800
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Few
con
stra
ints
wou
ld re
stric
t bu
ilt d
evel
opm
ent a
t the
site
ho
wev
er it
is n
ot in
clo
se p
roxi
mity
to
ser
vice
s &
doe
s no
t pre
sent
the
high
est l
evel
s of
acc
essi
blity
. D
evel
opm
ent i
s no
t a p
riorit
y fo
r th
e si
te.
Saf
egua
rd
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
– N
one
(Urb
an?)
.B
row
nfie
ld L
and
- <1
Ha
build
ings
. No
Der
elic
t/Vac
ant
Land
.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- lim
ited
pote
ntia
l gi
ven
pred
omin
antly
gre
enfie
ld
natu
re o
f lan
d.
The
site
pre
sent
s a
num
ber o
f co
nstra
ints
whi
ch c
ould
rest
rict
built
dev
elop
men
t opp
ortu
nitie
s in
clud
ing
high
floo
d ris
k an
d th
ere
is n
o P
DL.
Con
side
r pro
tect
ion
unde
r com
mun
ity o
pen
spac
e an
d na
ture
con
serv
atio
n de
sign
atio
ns.
013
50
15
31
10
30
5
11
30
53
013
C18
02
00
02
C17
52
30
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Cla
rem
ont
Par
k (>
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Loc
al
Wild
life
Site
s - M
eado
w S
of
Ros
edal
e S
ports
grou
nd -
Sta
tus
unde
r rev
iew
.
Reg
ener
atio
n - l
imite
d po
tent
ial
give
n na
ture
of l
and.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
The
site
pre
sent
s fe
w c
onst
rain
ts
and
it is
hig
hly
acce
ssib
le, i
s re
ason
ably
pla
ced
in re
latio
n to
se
rvic
es, &
has
PD
L. T
he s
ite
may
be s
uita
ble
for b
uilt
deve
lopm
ent.
Con
side
r allo
catin
g si
te
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - l
imite
d re
gene
ratio
n po
tent
ial g
iven
lo
catio
n an
d in
a m
ore
open
gr
eenf
ield
are
a.
Com
mun
ity o
pen
spac
e an
d na
ture
des
igna
tion
coul
d re
stric
t bu
ilt d
evel
opm
ent o
ppor
tuni
ties.
C
onsi
der p
rote
ctio
n un
der
com
mun
ity o
pen
spac
e an
d na
ture
con
serv
atio
n de
sign
atio
ns.
15
51
13
30
50
18
51
13
00
50
03
10
C20
02
00
02
C19
02
5
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Con
side
r allo
catin
g si
te
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - >
1 H
a la
rge
nurs
ery
build
ings
. No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - p
oten
tial g
iven
de
relic
t and
and
in a
bro
adly
ur
ban
area
.Fl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
and
Lis
ted
Bui
ldin
gs.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
e.B
row
nfie
ld L
and
- >1
Ha
resi
dent
ial h
ousi
ng. N
o D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- pot
entia
l giv
en
brow
nfie
ld a
nd a
nd in
a b
road
ly
urba
n ar
ea.
The
site
pre
sent
s ve
ry fe
w
cons
train
ts a
nd a
hig
h le
vel o
f de
relic
t/ va
cant
bro
wnf
ield
land
&
rege
nera
tion
pote
ntia
l. R
easo
nabl
e pr
oxim
ity to
ser
vice
s.
The
site
may
be s
uita
ble
for b
uilt
deve
lopm
ent.
The
arch
aeol
ogic
al &
goo
d la
ndsc
ape
qual
ity c
onst
rain
ts a
re
wei
ghed
aga
inst
a n
umbe
r of
oppo
rtuni
ties
incl
udin
g g
ood
acce
ssib
ility
, hig
h le
vel o
f der
elic
t/ va
cant
bro
wnf
ield
land
&
rege
nera
tion
pote
ntia
l. O
n th
is
basi
s th
e si
te m
aybe
sui
tabl
e fo
r bu
ilt d
evel
opm
ent.
Con
side
r allo
catin
g si
te, s
ubje
ct to
ap
prop
riate
prot
ectio
n un
der
land
scap
e p
olic
ies.
527
55
25
51
15
50
5
51
13
00
2
C22
05
04
09
C21
02
00
5
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 8
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.N
atur
e D
esig
natio
ns –
Loc
al
Wild
life
Site
s - M
eado
w W
of
Tudo
r Vill
as -
Sta
tus
unde
r re
view
.
Reg
ener
atio
n - l
imite
d po
tent
ial
give
n na
ture
of l
and.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Con
side
r allo
catin
g si
te
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
and
with
in 5
00m
of
List
ed B
uild
ings
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - >
1 H
a la
rge
nurs
ery
build
ings
. No
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - p
oten
tial g
iven
de
relic
t and
in a
bro
adly
urb
an
area
.
site
rela
tivel
y un
cons
train
ed a
nd
reas
onab
ly w
ell c
onne
cted
, ho
wev
er n
ot p
riorit
y fo
r de
velo
pmen
t due
to lo
cal w
ildlif
e si
tes
& la
ck o
f PD
L &
vac
ant l
and.
E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld
oppo
rtuni
ties
have
bee
n in
vest
igat
ed.
Arc
haeo
logy
is th
e on
ly s
ite
cons
train
t aga
inst
a n
umbe
r of
oppo
rtuni
ties
incl
udin
gre
ason
able
acc
essi
bilit
y an
d pr
oxim
ity to
ser
vice
s, h
igh
leve
l of
dere
lict/
vaca
nt b
row
nfie
ld la
nd &
re
gene
ratio
n po
tent
ial.
On
this
ba
sis
the
site
may
be s
uita
ble
for
built
dev
elop
men
t.
15
51
15
05
55
27
51
13
00
50
03
5
C24
05
00
05
C23
02
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
Gof
fs O
ak
Par
k (>
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - l
imite
d po
tent
ial
give
n na
ture
of l
and.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
with
in
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Con
side
r allo
catin
g si
te
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
Non
e (U
rban
?).
Bro
wnf
ield
Lan
d - >
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - p
oten
ital g
iven
th
at it
con
tain
s br
ownf
ield
land
an
d is
in a
bro
adly
urb
an a
rea.
Arc
haeo
logy
is a
min
or s
ite
cons
train
t aga
inst
a n
umbe
r of
oppo
rtuni
ties
incl
udin
g g
ood
acce
ssib
ility
, pro
xim
ity to
ser
vice
s,
PD
L &
rege
nera
tion
pote
ntia
l. O
n th
is b
asis
the
site
may
be s
uita
ble
for b
uilt
deve
lopm
ent.
Ope
n sp
ace
valu
e m
ay re
stric
t de
velo
pmen
t & s
ite n
ot p
riorit
y fo
r de
velo
pmen
t due
to lo
w a
mou
nt
of P
DL
& n
o va
cant
bro
wnf
ield
la
nd. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld
oppo
rtuni
ties
have
bee
n in
vest
igat
ed.
295
05
55
31
5
05
020
51
15
00
7
C26
02
00
02
C25
02
53
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Con
side
r allo
catin
g si
te
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e (o
nly
smal
l Par
t).
Bro
wnf
ield
Lan
d - >
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - p
oten
ital g
iven
th
at it
con
tain
s br
ownf
ield
land
an
d is
in a
bro
adly
urb
an a
rea.
Floo
ding
– Z
one
1.P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Saf
egua
rd
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e (o
nly
smal
l Par
t).
Bro
wnf
ield
Lan
d - <
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - l
imite
d as
it is
in
a w
ider
, mor
e op
en a
rea
and
of
limite
d br
ownf
ield
land
.
The
site
pre
sent
s m
oder
ate
cons
train
ts a
gain
st a
num
ber o
f hi
ghly
sco
ring
oppo
rtuni
ties
incl
udin
g g
ood
acce
ssib
ility
, pr
oxim
ity to
ser
vice
s, P
DL
&
rege
nera
tion
pote
ntia
l. O
n th
is
basi
s th
e si
te m
aybe
sui
tabl
e fo
r bu
ilt d
evel
opm
ent.
Site
pre
sent
s fe
w c
onst
rain
ts b
ut
is n
ot a
prio
rity
for d
evel
opm
ent
due
to lo
w a
mou
nt o
f PD
L an
d lo
catio
n aw
ay fr
om e
xist
ing
settl
emen
ts. E
nsur
e gr
eenf
ield
si
tes
are
cons
ider
ed a
fter a
ll br
ownf
ield
opp
ortu
nitie
s ha
ve
been
inve
stig
ated
.
203
05
05
11
5
51
15
50
55
273
05
C28
02
03
05
C27
02
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
chFl
oodi
ng –
Zon
e 1.
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d fu
rther
th
an 1
500m
of a
Tra
in S
tatio
n (C
uffle
y).
Con
side
r allo
catin
g si
te
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
M
oder
ate/
Mod
erat
e (o
nly
smal
l Par
t).
Bro
wnf
ield
Lan
d - >
1 H
a bu
ildin
gs. N
o D
erel
ict/V
acan
t La
nd.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - p
oten
tial g
iven
th
at it
is d
erel
lict l
and.
Floo
ding
– Z
one
1.
55
24P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
furth
er
than
150
0m o
f a T
rain
Sta
tion
(Cuf
fley)
.
Saf
egua
rd
Arc
haeo
logy
–W
ithin
500
m o
f A
rcha
eolo
gica
l Are
a of
In
tere
st a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
300
0m o
f C
uffle
y To
wn
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
Furth
er th
an 8
00m
.
Land
scap
e C
hara
cter
–
Mod
erat
e/M
oder
ate,
sm
all
part
is P
oor/M
oder
ate
(Wes
tern
edg
e).
No
Bro
wnf
ield
Lan
d or
D
erel
ict/V
acan
t Lan
d.
Unc
onst
rain
ed a
nd re
ason
ably
w
ell c
onne
cted
, thi
s si
te c
ould
be
cons
ider
ed fo
r rel
ease
. Its
loca
tion
away
from
the
built
up
area
and
di
stan
ce fr
om s
ervi
ces
mea
ns th
at
this
may
not
be
a pr
iorit
y.
The
site
pre
sent
s m
oder
ate
cons
train
ts a
gain
st a
num
ber o
f hi
ghly
sco
ring
oppo
rtuni
ties
incl
udin
g d
erel
ict/
vcan
t la
nd &
re
gene
ratio
n po
tent
ial,
thou
gh
acce
ssib
ility
per
form
ance
is
mod
erat
e on
ly. O
vera
ll th
e si
te
may
be s
uita
ble
for b
uilt
deve
lopm
ent.
51
15
05
55
273
05
C29
02
0
?5
C30
(Nur
serie
son
ly)
02
03
05
31
05
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch17
Floo
ding
– Z
one
3/2/
1.5
025
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d w
ithin
80
0m o
f a T
rain
Sta
tion
(The
obal
d’s
Gro
ve).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
. With
in 5
00m
of
SA
M, C
onse
rvat
ion
Are
a (C
hurc
hgat
e) a
nd L
iste
d B
uild
ing.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
800
m o
f D
istri
ct C
entre
(Che
shun
t Old
P
ond)
, with
in 1
500m
of
Wal
tham
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
e.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– L
ocal
W
ildlif
e S
ite -
Bro
om H
ills.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
9Fl
oodi
ng –
Zon
e 1.
50
23P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
with
in
1500
m o
f a T
rain
Sta
tion
(The
obal
d’s
Gro
ve).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
. With
in 5
00m
of
List
ed B
uild
ings
and
C
onse
rvat
ion
Are
a (C
hurc
hgat
e).
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
800
m o
f D
istri
ct C
entre
(Che
shun
t Old
P
ond)
, with
in 1
500m
of
Wal
tham
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
e.N
o B
row
nfie
ld L
and
or
Der
elic
t/Vac
ant L
and.
Nat
ure
Des
igna
tions
– N
one.
Reg
ener
atio
n - n
o sc
ope
for
rege
nera
tion
in te
rms
of
dere
lictio
n, o
r im
prov
ed u
se o
f la
nd in
the
urba
n ar
ea.
site
is h
ighl
y ac
cess
ible
& in
clo
se
prox
imity
to lo
cal &
dis
trict
se
rvic
es b
ut c
onst
rain
ed b
y hi
gh
flood
risk
, arc
haeo
logi
cal i
nter
est,
land
scap
e ch
arac
ter a
nd n
atur
e co
nser
vatio
n de
sign
atio
n.
Con
side
r pro
tect
ion
unde
r la
ndsc
ape
and
natu
re c
oser
vatio
n po
licie
s.
site
is h
ighl
y ac
cess
ible
& in
clo
se
prox
imity
to lo
cal &
dis
trict
se
rvic
es b
ut c
onst
rain
ed b
y ar
chae
olog
y in
tere
st &
qua
lity
of
land
scap
e. C
onsi
der p
rote
ctio
n un
der l
ands
cape
des
igna
tion.
E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld
oppo
rtuni
ties
have
bee
n in
vest
igat
ed.
D15
55
04
35
55
50
0
D16
05
04
05
35
50
0
App
endi
x 5:
Con
stra
ints
and
Opp
ortu
nitie
sTa
ble
4 - L
ong
Term
Are
as o
f Sea
rch
Sub Area
Flooding
Archaeology/SAM
Community Open Space
Landscape Character
Nature Designations
Total
Com
men
ts
Public Transport - Bus
Public Transport – Train Station
Distance to services – town centre/district
Distance to services – neighbourhood centre
Brownfield Land – Previously Developed
Land
Brownfield Land – Derelict/ Vacant Land
Boundary Realignment
Regeneration potential
Total
Com
men
ts
Sust
aina
ble
Dev
elop
men
t Opp
ortu
nitie
sC
onst
rain
ts
Ana
lysi
sSu
gges
ted
polic
y ap
proa
ch19
Floo
ding
– Z
one
3/2/
1.5
028
Pub
lic T
rans
port
– w
ithin
400
m
of a
bus
sto
p/st
atio
n an
d w
ithin
80
0m o
f a T
rain
Sta
tion
(The
obal
d’s
Gro
ve).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
, Lis
ted
Bui
ldin
gs,
SA
M. W
ithin
500
m o
f C
onse
rvat
ion
Are
a (C
hurc
hgat
e).
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
800
m o
f D
istri
ct C
entre
(Che
shun
t Old
P
ond)
, with
in 1
500m
of
Wal
tham
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
Ced
ars
Par
k (>
1Ha)
.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
e.B
row
nfie
ld L
and
- <1
Ha
build
ings
. No
Der
elic
t/Vac
ant
Land
.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
de
relic
tion,
or i
mpr
oved
use
of
land
in th
e ur
ban
area
.
14Fl
oodi
ng –
Zon
e 3/
2/1.
50
28P
ublic
Tra
nspo
rt –
with
in 4
00m
of
a b
us s
top/
stat
ion
and
with
in
800m
of a
Tra
in S
tatio
n (T
heob
ald’
s G
rove
).
Land
scap
e/co
untry
side
/ ope
n sp
ace
prot
ectio
n po
licy
Arc
haeo
logy
– C
onta
ins
Arc
haeo
logi
cal A
rea
of
Inte
rest
.
Dis
tanc
e to
Tow
n/D
istri
ct
Cen
tres
– W
ithin
800
m o
f D
istri
ct C
entre
(Che
shun
t Old
P
ond)
, with
in 1
500m
of
Wal
tham
Cro
ss T
own
Cen
tre.
Ope
n S
pace
s –
No
Ope
n S
pace
s.D
ista
nce
to N
eigh
bour
hood
C
entre
s –
with
in 4
00m
.La
ndsc
ape
Cha
ract
er –
G
ood/
Mod
erat
e.B
row
nfie
ld L
and
- <1
Ha
build
ings
. No
Der
elic
t/Vac
ant
Land
.N
atur
e D
esig
natio
ns –
Non
e.R
egen
erat
ion
- no
scop
e fo
r re
gene
ratio
n in
term
s of
de
relic
tion,
or i
mpr
oved
use
of
land
in th
e ur
ban
area
.
site
is h
ighl
y ac
cess
ible
& in
clo
se
prox
imity
to lo
cal &
dis
trict
se
rvic
es b
ut c
onst
rain
ed b
y hi
gh
flood
risk
, arc
haeo
logy
inte
rest
&
qual
ity o
f lan
dsca
pe- o
n th
is b
asis
it
may
not
be
a pr
iorit
y fo
r de
velo
pmen
t. C
onsi
der p
rote
ctio
n un
der l
ands
cape
des
igna
tion.
site
is h
ighl
y ac
cess
ible
& in
clo
se
prox
imity
to lo
cal &
dis
trict
se
rvic
es b
ut c
onst
rain
ed b
y hi
gh
flood
risk
, arc
haeo
logy
inte
rest
, op
en s
pace
& q
ualit
y of
la
ndsc
ape.
Con
side
r pro
tect
ion
unde
r com
mun
ity o
pen
spac
e an
d la
ndsc
ape
desi
gnat
ions
.
D17
55
50
53
40
55
55
0
5
53
05
40
55
D18
Appendix 6: Schedule of Proposed Green Belt Changes
Table 1: Option 1 Alterations
Subarea
Proposed alteration Change number
Suggested Policy Approach
A2 Remove two protrusions on eastern boundary
1.1 Landscape/ countryside/ open space protection policy
A5 Removal of sub areas A5 and A6 1.9 Landscape/ countryside/ open space protection policy
A6 Removal or sub areas A5 and A6 1.1 Safeguard and introduce Schools policy.
A12 Remove sub area. 1.11 Landscape/ countryside/ open space protection policy
A20 Remove sub areas 20 and 21 1.2 Safeguard A21 Remove sub areas 20 and 21 1.3 Safeguard and introduce Schools
policy.B12 Remove a small strip of Green
Belt and move north to stronger tree line
1.4 Landscape/ countryside/ open space protection policy
C1(part)
Remove the thin strip from Green Belt between Nightingale Road and Dalia Close but keep protective environmental policy for common land. It is difficult to see how land surrounded by development keeps the openness of the Green Belt.
1.5 Landscape/ countryside/ open space protection policy
C19(part)
Remove rectangular area to the east where it separates two parts of the same urban area
1.12 Landscape/ countryside/ open space protection policy
C20 Remove the triangular piece of land on north side of Andrew’s Lane and consider if it could be put to any particular use
1.6 Consider development
C25 Remove PH, move north to field boundary
1.7 Consider development (for areas not covered by open space designation)
C32 Remove sub area. 1.13 Safeguard and introduce Schools policy.
C33 Consider removing from Green Belt, moving the boundary to established hedgerow/trees
1.8 Landscape/ countryside/ open space protection policy
D6 Consider removal of sub areas D6, D7 and D8 in conjunction as they all perform poorly against the Green Belt purposes.
1.14 Safeguard and introduce Schools policy.
D7 Consider removal of sub areas D6, D7 and D8 in conjunction as they all perform poorly against the Green Belt purposes.
1.15 Safeguard and introduce a Schools policy.
D8 Consider removal of sub areas D6, D7 and D8 in conjunction as they all perform poorly against the Green Belt purposes.
1.16 Safeguard and introduce a Schools policy.
Subarea
Proposed alteration Change number
Suggested Policy Approach
D12 Remove D13 due to poor performance against purposes, and remove D12 to tie in with this release, and create a stronger Green Belt inner boundary using the tree line to the south of the sub area.
1.17 Landscape/ countryside/ open space protection policy
D13 See D12 1.18 Landscape/ countryside/ open space protection policy
E15 Remove sub area 1.19 Landscape/ countryside/ open space protection policy
Table 2: Option 2 Alterations
Subarea
Proposed alteration Change number
Suggested Policy Approach
A10 2.1 Landscape/ countryside/ open space protection policy
A11 2.2 Landscape/ countryside/ open space protection policy
A13
Remove sub areas A10, A11 and A13 (along with A12- see option 1 proposed changes above) in order to provide a stronger inner Green Belt boundary in the form of the A10 dual carriageway to the west of A10, the strong tree boundary to the south of A13.
2.3 Landscape/ countryside/ open space protection policy
A15 Remove eastern corner of sub area, to create a new, stronger boundary using a thick tree line.
2.4 Safeguard.
C31(part)
2.5 Safeguard.
C33 2.6 Landscape/ countryside/ open space protection policy
C34
Remove part of C31, C33 and C34 and move boundary to northern edge of woodland and field boundary to edge of woodland and field boundary.
2.7 Safeguard. D1 Remove to be consistent with other
schools that have the potential to provide an equivaent or stronger boundary. Removal would enable a strong inner Green Belt boundary to be retained.
2.8 Safeguard and introduce Schools policy.
D14 Remove D14 and introduce a stronger boundary to the west (Lieutenant Ellis Way).
2.9 Landscape/ countryside/ open space protection policy
D15 Remove part of D15 from Green Bury Way and Waterside Green Chains as this is already allocated in the Local Plan as policy EMP11, move boundary to Lieutenant Ellis Way then keep EMP11 and protection of Broom Hills designations
2.1 Landscape/ countryside/ open space protection policy
App
endi
x 7:
Lon
g-te
rm A
reas
of S
earc
h Th
is A
ppen
dix
sets
out
furth
er d
etai
ls in
term
s of
pos
sibl
e lo
ng-te
rm a
reas
of s
earc
h di
scus
sed
in S
ectio
n 8.
3 of
the
Rev
iew
. In
parti
cula
r, it
prov
ides
add
ition
al in
form
atio
n re
gard
ing
the
impl
icat
ions
of a
ny re
leas
e in
term
s of
the
PP
G2
Gre
en B
elt p
urpo
ses,
and
pro
vide
s so
me
poss
ible
pol
icy
appr
oach
es to
any
land
rem
oved
from
the
Gre
en B
elt,
info
rmed
by
an a
sses
smen
t of c
onst
rain
ts a
nd s
usta
inab
le d
evel
opm
ent
oppo
rtuni
ties.
A.
HO
DD
ESD
ON
AR
EA
Bui
ldin
g on
the
prop
osed
lim
ited
rele
ase
of s
peci
fic s
ub a
reas
in G
reen
Bel
t Are
a A
(see
Sec
tion
8.2
abov
e), t
he re
mov
al o
f sub
-are
as A
14 -
A22
wou
ld e
nabl
e th
e cr
eatio
n of
an
extre
mel
y ro
bust
, per
man
ent G
reen
Bel
t inn
er b
ound
ary
in th
e fo
rm o
f the
A10
dua
l car
riage
way
. A
lso
ther
e is
a n
eed
to d
ecid
e w
heth
er th
e A
10 s
houl
d be
incl
uded
or e
xclu
ded
from
the
Gre
en B
elt (
i.e. i
nclu
ded
- wes
tern
edg
e of
A10
wou
ld fo
rm
the
new
Gre
en B
elt b
ound
ary
or e
xclu
ded
- the
eas
tern
edg
e w
ould
form
the
boun
dary
).
This
wou
ld m
ean
the
addi
tiona
l los
s of
Gre
en B
elt s
ub a
reas
14
to 1
9, a
nd 2
2. S
ectio
n 8.
2 ha
s al
so s
et o
ut re
com
men
datio
ns fo
r the
rem
oval
of
sub
area
s A1
0 to
A13
and
A20
and
A21
. Thi
s w
ould
ent
ail t
he re
leas
e of
a la
rge
amou
nt o
f ope
n G
reen
Bel
t lan
d. G
iven
the
natu
re o
f muc
h of
th
e la
nd, i
t is
high
ly re
com
men
ded
that
the
rem
oved
Gre
en B
elt l
and
shou
ld b
e al
mos
t exc
lusi
vely
be
re-d
esig
nate
d un
der e
nviro
nmen
tal
prot
ectio
n po
lices
and
/or s
afeg
uard
ed la
nd, i
f rel
ease
d.
Tota
lsi
te a
rea
Rel
atio
nshi
p w
ith
purp
oses
Im
plic
atio
ns fo
r Gre
en B
elt
Con
stra
ints
and
Sus
tain
able
Dev
elop
men
t O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
A
1426
.39
Less
con
stra
ined
thou
gh la
ndsc
ape
still
and
flo
od ri
sk s
till i
ssue
s, w
hich
cou
ld b
e ad
dres
sed
unde
r flo
od ri
sk a
nd la
ndsc
ape
polic
ies,
M
oder
ate
achi
evem
ent a
gain
st o
ppor
tuni
ties
mea
ns it
may
not
be
a pr
iorit
y fo
r bui
lt de
velo
pmen
t. E
nsur
e gr
eenf
ield
site
s on
ly ta
ken
forw
ard
once
all
brow
nfie
ld o
ppor
tuni
ties
have
be
en in
vest
igat
ed.
Saf
egua
rd
A15
18.1
8
The
high
sco
re o
f th
ese
sub
area
s pr
edom
inan
tly re
late
s to
thei
r rol
e as
a
barr
ier t
o th
e op
en
Gre
en B
elt a
nd
sepa
ratio
n of
B
roxb
ourn
e ur
ban
area
from
the
smal
l se
ttlem
ent w
est o
f H
alle
y Fa
rm.
The
A10
dua
l car
riage
way
als
o ac
ts a
s a
stro
ng b
arrie
r be
twee
n th
e B
roxb
ounr
e ur
ban
area
and
the
settl
emen
t wes
t of
Hal
ley
Farm
.
The
sub
area
s co
uld
be
rem
oved
with
out i
ncre
ased
risk
to
the
open
ness
of t
he G
reen
B
elt,
or to
the
sepa
ratio
n of
f di
stin
ct s
ettle
men
ts d
ue to
the
stro
ng ro
le o
f the
A10
dua
l ca
rriag
eway
in a
chie
ving
bot
h of
thes
e ai
ms.
Rel
ativ
ely
unco
nstra
ined
. M
oder
ate
achi
evem
ent a
gain
st o
ppor
tuni
ties
mea
ns it
may
no
t be
a pr
iorit
y fo
r bui
lt de
velo
pmen
t. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
bee
n in
vest
igat
ed.
Saf
egua
rd
A16
5.66
see
text
abo
ve
see
text
abo
ve
Rel
ativ
ely
unco
nstra
ined
, tho
ugh
cons
erva
tion
area
& li
sted
bui
ldin
g po
se th
e hi
ghes
t co
nstra
int.
Som
e op
portu
nitie
s i.e
. pro
xim
ity to
di
stric
t cen
tre &
PD
L al
thou
gh n
ot a
prio
rity
for
built
dev
elop
men
t.
Saf
egua
rd
Tota
lsi
te a
rea
Rel
atio
nshi
p w
ith
purp
oses
Im
plic
atio
ns fo
r Gre
en B
elt
Con
stra
ints
and
Sus
tain
able
Dev
elop
men
t O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
A
122.
76(p
erfo
rms
poor
ly
agai
nst t
he G
reen
B
elt p
urpo
ses)
No
cons
train
ts th
ough
as
woo
dlan
d w
ould
not
be
app
ropr
iate
for d
evel
opm
ent.
Con
side
r pr
otec
tion
unde
r cou
ntry
side
pol
icie
s.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
yA
1766
.01
(per
form
s po
orly
ag
ains
t the
Gre
en
Bel
t pur
pose
s)
Site
hig
hly
cons
train
ed b
y flo
od ri
sk,
arch
aeol
ogy
& n
atur
e co
nser
vatio
n - s
ite n
ot
suita
ble
for b
uilt
deve
lopm
ent c
onsi
der
prot
ectio
n un
der l
ands
cape
des
igna
tion,
nat
ure
cons
erva
tion
and
flood
ing.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
A18
9.89
(per
form
s po
orly
ag
ains
t the
Gre
en
Bel
t pur
pose
s)
Alth
ough
site
pre
sent
s a
num
ber o
f op
portu
nitie
s it
is a
lso
high
ly c
onst
rain
ed b
y flo
od ri
sk, a
rcha
eolo
gy &
ope
n sp
ace.
Site
not
su
itabl
e fo
r bui
lt de
velo
pmen
t, co
nsid
er
prot
ectio
n un
der l
ands
cape
des
igna
tion
and
open
spa
ce p
rote
ctio
n po
licie
s.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
A19
3.13
(per
form
s po
orly
ag
ains
t the
Gre
en
Bel
t pur
pose
s)
Opp
ortu
nitie
s ou
twei
gh th
e si
te c
onst
rain
ts,
alth
ough
ther
e ar
e so
me
acce
ssib
ility
cons
train
ts. T
he s
ite h
as b
uilt
deve
lopm
ent
pote
ntia
l. E
nsur
e gr
eenf
ield
site
s ar
e on
ly
cons
ider
ed a
fter a
ll br
ownf
ield
opp
ortu
nitie
s ha
ve b
een
inve
stig
ated
.
Saf
egua
rd
A22
4.20
(per
form
s po
orly
ag
ains
t the
Gre
en
Bel
t pur
pose
s)
Site
is h
ighl
y ac
cess
ible
, in
clos
e pr
oxim
ity to
lo
cal &
dis
trict
ser
vice
s bu
t con
stra
ined
by
high
flo
od ri
sk &
site
d w
ithin
a c
onse
rvat
ion
area
- on
this
bas
is it
may
not
be
a pr
iorit
y fo
r de
velo
pmen
t. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
Saf
egua
rd
Tota
l hec
tare
s 13
6.22
Saf
egua
rd
57.5
6C
onsi
der a
lloca
ting
0La
ndsc
ape/
en
viro
nmen
tal/
Com
mun
ity o
pen
spac
e de
sign
atio
n
78.6
6
The
rem
oval
of t
hese
sub
are
as fr
om th
e G
reen
Bel
t wou
ld ra
ise
a nu
mbe
r of i
ssue
s re
gard
ing
how
the
rele
ased
Gre
en B
elt l
and
wou
ld b
e ap
proa
ched
by
futu
re p
lann
ing
polic
ies,
to e
nsur
e th
at th
e ap
prop
riate
app
roac
h is
take
n w
ith re
gard
to th
e pr
otec
tion,
saf
egua
rdin
g or
, whe
re
appr
opria
te, d
evel
opm
ent o
f site
s re
mov
ed fr
om th
e G
reen
Bel
t. A
num
ber o
f the
sub
are
as a
re o
f sig
nific
ant l
ands
cape
qua
lity:
app
ropr
iate
desi
gnat
ions
and
sup
porti
ng p
olic
es s
houl
d be
use
d to
ens
ure
that
thes
e si
tes
are
prot
ecte
d. S
imila
rly, a
num
ber o
f sub
are
as a
re d
esig
nate
d as
com
mun
ity o
pen
spac
e, a
nd a
s na
ture
con
serv
atio
n ar
eas
(loca
l wild
life
site
s). A
ppro
pria
te p
olic
ies
coul
d ag
ain
be in
trodu
ced
to e
nsur
e th
at
thes
e si
tes
are
give
n ad
equa
te p
rote
ctio
n: a
s a
resu
lt, it
is s
ugge
sted
that
app
roxi
mat
ely
79 h
ecta
res
of la
nd in
this
are
a sh
ould
be
prot
ecte
d un
der l
ands
cape
, env
ironm
enta
l of c
omm
unity
ope
n sp
ace
desi
gnat
ions
.
A n
umbe
r of s
ites
are
rela
tivel
y un
cons
train
ed, a
nd a
chie
ve m
oder
ate
resu
lts in
rela
tion
to o
ppor
tuni
ties
for s
usta
inab
le d
evel
opm
ent.
Alth
ough
th
ese
site
s co
uld
real
istic
ally
be
take
n fo
rwar
d, li
mita
tions
in te
rms
of a
cces
sibi
lity,
mod
erat
e la
ndsc
ape
valu
e or
bei
ng g
reen
field
site
s, m
ean
that
thes
e si
tes
are
not c
onsi
dere
d to
be
prio
ritie
s fo
r dev
elop
men
t. It
is th
eref
ore
prop
osed
that
the
rem
aini
ng 5
7.5
hect
ares
of l
and
that
cou
ld
be re
mov
ed in
this
are
a ar
e sa
fegu
arde
d fo
r the
tim
e be
ing.
B.
WO
RM
LEY
AR
EA
Ther
e is
aga
in th
e op
portu
nity
to p
rovi
de a
sig
nific
antly
mor
e ro
bust
and
per
man
ent G
reen
Bel
t inn
er b
ound
ary
for B
roxb
ourn
e in
the
form
of
the
A10
dua
l car
riage
way
thro
ugh
the
rele
ase
of s
ub a
reas
B4
to B
8. T
here
sub
are
as a
re re
lativ
ely
larg
e, a
nd g
reen
in n
atur
e, a
nd th
eir
rele
ase
wou
ld in
volv
e th
e lo
ss o
f a s
igni
fican
t am
ount
of o
pen
Gre
en B
elt,
but w
ould
aga
in h
elp
to fo
rm a
mor
e pe
rman
ent b
ound
ary
and
a m
ore
cohe
sive
urb
an o
utlin
e fo
r the
Bor
ough
.
Tota
lsi
tear
ea
Rel
atio
nshi
pw
ith p
urpo
ses
Impl
icat
ions
for G
reen
Bel
t C
onst
rain
ts a
nd O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
B4
23.1
3Th
e si
te is
hig
hly
cons
train
ed b
y op
en s
pace
&
land
scap
e ch
arac
ter v
alue
bot
h w
ould
re
stric
t bui
lt de
velo
pmen
t opp
ortu
nitie
s.
Con
side
r pro
tect
ion
unde
r lan
dsca
pe a
nd
com
mun
ity o
pen
spac
e de
sign
atio
ns.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
B5
13.5
7Th
e si
te is
hig
hly
cons
train
ed b
y ar
chae
olog
y &
land
scap
e ch
arac
ter v
alue
bot
h w
ould
re
stric
t bui
lt de
velo
pmen
t opp
ortu
nitie
s.
Con
side
r pro
tect
ion
unde
r lan
dsca
pe
desi
gnat
ion.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
B6
14.0
5S
ite o
f par
ticul
ar im
porta
nce
in te
rms
of o
pen
spac
e, la
ndsc
ape
char
acte
r & c
lose
to s
ites
of
arch
aeol
ogic
al in
tere
st, a
ll co
uld
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
Con
side
r pr
otec
tion
unde
r lan
dsca
pe a
nd c
omm
unity
op
en s
pace
des
igna
tions
.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
B7
1.39
Land
scap
e ch
arac
ter &
pro
xim
ity to
ar
chae
olog
y co
uld
rest
rict b
uilt
deve
lopm
ent
oppo
rtuni
ties.
Con
side
r pro
tect
ion
unde
r la
ndsc
ape
desi
gnat
ion.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
yB
829
.40
All
of th
ese
site
s pe
rform
stro
ngly
ag
ains
t the
G
reen
Bel
t pu
rpos
es
beca
use
they
se
para
te th
e la
rge
urba
n ar
ea
of B
roxb
ourn
e fro
m th
e op
en
Gre
en B
elt.
They
ar
e al
so o
f m
ediu
m-h
igh
coun
trysi
de
valu
e, m
ost
nota
bly
sub
area
s B
4 an
d B
8.
Rem
oval
of t
hese
sub
are
as fr
om
the
Gre
en B
elt w
ould
mea
n th
e lo
ss
of a
sig
nific
ant a
mou
nt o
f Gre
en
Bel
t lan
d. H
owev
er, t
he A
10
argu
ably
pro
vide
s a
mor
e pe
rman
ent b
arrie
r aga
inst
spr
awl
into
the
open
Gre
en B
elt t
hat w
ould
be
def
ensi
ble
over
the
long
term
. Fu
rther
mor
e, in
pra
ctic
e th
e A
10
dual
car
riage
way
ser
ves
to re
duce
th
e va
lue
of th
ese
sub
area
s in
pr
otec
ting
the
open
Gre
en B
elt f
rom
en
croa
chm
ent a
s th
e ro
ad
effe
ctiv
ely
prev
ents
any
land
to th
e ea
st fr
om b
eing
‘ope
n’, s
andw
iche
d be
twee
n th
e ro
ad a
nd th
e ur
ban
area
of B
roxb
ourn
e.
Land
scap
e ch
arac
ter c
ould
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
Con
side
r pr
otec
tion
unde
r lan
dsca
pe d
esig
natio
n as
w
ell a
s flo
od ri
sk p
olic
ies.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
yTo
tal h
ecta
res
81.4
5S
afeg
uard
0
Con
side
r allo
catin
g 0
Land
scap
e/
envi
ronm
enta
l/ C
omm
unity
ope
n sp
ace
desi
gnat
ion
81.4
5
This
are
a is
of s
igni
fican
t com
mun
ity a
nd e
nviro
nmen
tal v
alue
, with
ope
n sp
ace
desi
gnat
ions
and
stro
ng la
ndsc
ape
char
acte
r giv
ing
the
who
le
area
a s
tatu
s th
at w
ould
be
likel
y to
pre
vent
any
kin
d of
dev
elop
men
t ove
r the
sho
rt, m
ediu
m a
nd lo
ng te
rm. A
ppro
pria
te p
olic
ies
shou
ld
ther
efor
e be
put
in p
lace
to p
rote
ct th
is la
nd fo
r the
se re
ason
s. T
his
wou
ld m
ean
that
the
land
is p
rote
cted
und
er m
ore
appr
opria
te p
lann
ing
polic
ies
that
refle
ct th
eir w
ider
val
ue to
the
com
mun
ity a
nd th
e en
viro
nmen
t, w
hils
t add
ress
ing
issu
es re
latin
g to
inco
nsis
tent
stre
ngth
of t
he
inne
r Gre
en B
elt b
ound
ary
at th
is p
oint
, and
the
supe
rior r
ole
of th
e A
10 in
pre
vent
ing
spra
wl o
ver t
he lo
ng te
rm.
C.
HA
MM
ON
D S
TREE
T, G
OFF
S O
AK
AN
D R
OSE
DA
LE A
REA
(FA
RM
S/FI
ELD
S/N
UR
SER
IES
SU
RR
OU
ND
ING
TH
E ST
JA
MES
’S R
OA
D R
ESID
ENTI
AL
AR
EA)
Figu
re 5
dem
onst
rate
s th
at th
e m
ajor
ity o
f lan
d be
twee
n th
e la
rge
urba
n ar
ea o
f Bro
xbou
rne
and
the
dist
inct
exi
stin
g se
ttlem
ents
with
in th
e B
orou
gh to
the
wes
t (i.e
. lan
d co
vere
d by
Gre
en B
elt s
ub a
reas
C11
-C30
) has
ext
rem
ely
flaw
ed b
ound
arie
s, m
eani
ng th
at th
ere
are
no re
al
barr
iers
to p
reve
nt e
ncro
achm
ent b
etw
een
thes
e se
ttlem
ents
. Ind
eed,
it is
incr
emen
tal d
evel
opm
ent t
hat h
as ta
ken
plac
e ap
pare
ntly
with
out
rega
rd to
the
inte
grity
of t
he G
reen
Bel
t, th
at h
as le
d to
the
crea
tion
of th
ese
dist
inct
exi
stin
g se
ttlem
ents
.
An
optio
n, th
eref
ore,
is to
tran
sfor
m th
e G
reen
Bel
t in
this
loca
tion,
in o
rder
to c
reat
e a
far s
trong
er b
ound
ary
arou
nd th
e ed
ge, u
sing
exi
stin
g di
strib
utor
road
s. T
he C
ounc
il co
uld
ther
efor
e co
nsid
er re
mov
ing
the
follo
win
g su
b-ar
eas:
�
Par
t of C
1 (b
oth
side
s of
C10
and
adj
oini
ng th
e bu
ilt-u
p re
side
ntia
l are
a);
�C
10 th
roug
h to
29;
�
Par
t of C
30 (n
urse
ries
only
).
If th
is la
nd re
mov
ed fr
om th
e G
reen
Bel
t, it
is h
ighl
y re
com
men
ded
that
muc
h of
the
rem
oved
Gre
en B
elt l
and
is b
e re
-des
igna
ted
unde
r en
viro
nmen
tal p
rote
ctio
n po
lices
and
/or s
afeg
uard
ed la
nd, u
nles
s it
can
be d
emon
stra
ted
that
sm
all p
ocke
ts o
f lan
d ar
e ne
eded
for
deve
lopm
ent w
ithin
the
plan
per
iod.
As
with
all
of p
oten
tial a
lloca
tions
, lan
d re
leas
ed fo
r dev
elop
men
t mus
t be
subj
ect t
o th
e S
peci
fic S
ite
Allo
catio
n D
evel
opm
ent P
lan
Doc
umen
t sta
tuto
ry p
roce
dure
s, in
clud
ing
a S
usta
inab
ility
App
rais
al.
Tota
lsi
tear
ea
Rel
atio
nshi
p w
ith
purp
oses
Im
plic
atio
ns fo
r Gre
en
Bel
tC
onst
rain
ts a
nd O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
C1
0.50
Rel
ativ
ely
unco
nstra
ined
but
des
igna
tion
as
open
spa
ce m
eans
that
app
ropr
iate
pol
icie
s sh
ould
be
put i
n pl
ace
to e
nsur
e its
pro
tect
ion
for t
hat u
se if
rem
oved
from
the
Gre
en B
elt.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
yC
104.
91R
elat
ivel
y un
cons
train
ed a
nd a
der
elic
t br
ownf
ield
site
mea
ns th
is s
houl
d be
co
nsid
ered
a p
ossi
bilit
y fo
r dev
elop
men
t. H
owev
er, p
oor a
cces
sibi
lity
mea
ns th
at th
is
may
not
be
cons
ider
ed a
prio
rity
deve
lopm
ent
site
.
Saf
egua
rd
C11
73.4
2
All
perfo
rm s
trong
ly b
y se
para
ting
dist
inct
ex
istin
g se
ttlem
ents
.
The
site
s ar
chae
olog
y as
sets
, ope
n sp
ace,
la
ndsc
ape
char
acte
r & lo
cal w
ildlif
e si
tes
wou
ld re
stric
t bui
lt de
velo
pmen
t opp
ortu
nitie
s.
Con
side
r pro
tect
ion
unde
r lan
dsca
pe
desi
gnat
ion.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
Tota
lsi
tear
ea
Rel
atio
nshi
p w
ith
purp
oses
Im
plic
atio
ns fo
r Gre
en
Bel
tC
onst
rain
ts a
nd O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
C12
5.53
The
site
pre
sent
s ve
ry fe
w c
onst
rain
ts a
nd
rege
nera
tion
pote
ntia
l, al
thou
gh a
cces
sibi
lity
is
fairl
y po
or. T
he s
ite m
aybe
sui
tabl
e fo
r bui
lt de
velo
pmen
t but
may
not
be
cons
ider
ed a
pr
iorit
y.
Saf
egua
rd
C13
31.6
7Th
e si
tes
arc
haeo
logi
cal f
eatu
res,
lan
dsca
pe
char
acte
r and
nat
ure
desi
gnat
ions
cou
ld
rest
rict b
uilt
deve
lopm
ent o
ppor
tuni
ties.
C
onsi
der p
rote
ctio
n un
der l
ands
cape
de
sign
atio
n.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
C14
1.19
The
site
has
few
con
stra
ints
and
goo
d bu
s lin
ks, b
ut n
ot in
clo
se p
roxi
mity
to lo
cal
serv
ices
. For
this
reas
on th
e si
te m
ay n
ot b
e a
prio
rity
for d
evel
opm
ent.
Ens
ure
gree
nfie
ld
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld
oppo
rtuni
ties
have
bee
n in
vest
igat
ed.
Saf
egua
rd
C15
3.23
The
site
is b
row
nfie
ld, h
as fe
w c
onst
rain
ts a
nd
good
bus
link
s, b
ut n
ot in
clo
se p
roxi
mity
to
loca
l ser
vice
s. F
or th
is re
ason
the
site
may
not
be
a p
riorit
y fo
r dev
elop
men
t.
Saf
egua
rd
C16
1.57
The
site
is b
row
nfie
ld, h
as fe
w c
onst
rain
ts a
nd
good
bus
link
s, b
ut n
ot in
clo
se p
roxi
mity
to
loca
l ser
vice
s. F
or th
is re
ason
, the
site
may
no
t be
a pr
iorit
y fo
r dev
elop
men
t.
Saf
egua
rd
C17
35.3
7Th
e si
te p
rese
nts
a nu
mbe
r of c
onst
rain
ts
whi
ch c
ould
rest
rict b
uilt
deve
lopm
ent
oppo
rtuni
ties,
incl
udin
g hi
gh fl
ood
risk
and
ther
e is
no
PD
L. C
onsi
der p
rote
ctio
n un
der
com
mun
ity o
pen
spac
e an
d na
ture
co
nser
vatio
n de
sign
atio
ns.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
C18
1.13
Few
con
stra
ints
wou
ld re
stric
t bui
lt de
velo
pmen
t at t
he s
ite h
owev
er it
is n
ot in
cl
ose
prox
imity
to s
ervi
ces
& d
oes
not p
rese
nt
the
high
est l
evel
s of
acc
essi
blity
. Dev
elop
men
t m
ay n
ot b
e a
prio
rity
for t
he s
ite.
Saf
egua
rd
C19
21.1
4
All
perfo
rm s
trong
ly b
y se
para
ting
dist
inct
ex
istin
g se
ttlem
ents
.
Com
mun
ity o
pen
spac
e an
d na
ture
de
sign
atio
n co
uld
rest
rict b
uilt
deve
lopm
ent
oppo
rtuni
ties.
Con
side
r pro
tect
ion
unde
r co
mm
unity
ope
n sp
ace
and
natu
re
cons
erva
tion
desi
gnat
ions
.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
Tota
lsi
tear
ea
Rel
atio
nshi
p w
ith
purp
oses
Im
plic
atio
ns fo
r Gre
en
Bel
tC
onst
rain
ts a
nd O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
C20
10.8
2Th
e si
te p
rese
nts
few
con
stra
ints
and
it is
hi
ghly
acc
essi
ble,
is re
ason
ably
pla
ced
in
rela
tion
to s
ervi
ces,
& h
as P
DL.
The
site
m
aybe
sui
tabl
e fo
r bui
lt de
velo
pmen
t.
Con
side
r allo
catin
g si
te
C21
8.90
The
site
pre
sent
s ve
ry fe
w c
onst
rain
ts a
nd a
hi
gh le
vel o
f der
elic
t/ va
cant
bro
wnf
ield
land
&
rege
nera
tion
pote
ntia
l. R
easo
nabl
e pr
oxim
ity
to s
ervi
ces.
The
site
may
be s
uita
ble
for b
uilt
deve
lopm
ent.
Con
side
r allo
catin
g si
te
C22
12.7
7Th
e ar
chae
olog
ical
& g
ood
land
scap
e qu
ality
co
nstra
ints
are
wei
ghed
aga
inst
a n
umbe
r of
oppo
rtuni
ties
incl
udin
g go
od a
cces
sibi
lity,
hig
h le
vel o
f der
elic
t/ va
cant
bro
wnf
ield
land
&
rege
nera
tion
pote
ntia
l. O
n th
is b
asis
the
site
m
aybe
sui
tabl
e fo
r bui
lt de
velo
pmen
t.
Con
side
r allo
catin
g si
te, s
ubje
ct to
ap
prop
riate
pr
otec
tion
unde
r la
ndsc
ape
polic
ies.
C23
7.70
Site
rela
tivel
y un
cons
train
ed a
nd re
ason
ably
w
ell c
onne
cted
, how
ever
not
prio
rity
for
deve
lopm
ent d
ue to
loca
l wild
life
site
s &
lack
of
PD
L &
vac
ant l
and.
Ens
ure
gree
nfie
ld s
ites
are
cons
ider
ed a
fter a
ll br
ownf
ield
op
portu
nitie
s ha
ve b
een
inve
stig
ated
.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
C24
7.02
Arc
haeo
logy
is th
e on
ly s
ite c
onst
rain
t aga
inst
a
num
ber o
f opp
ortu
nitie
s in
clud
ing
reas
onab
le a
cces
sibi
lity
and
prox
imity
to
serv
ices
, hig
h le
vel o
f der
elic
t/ va
cant
br
ownf
ield
land
& re
gene
ratio
n po
tent
ial.
On
this
bas
is th
e si
te m
aybe
sui
tabl
e fo
r bui
lt de
velo
pmen
t.
Con
side
r allo
catin
g si
te
C25
2.66
Ope
n sp
ace
valu
e m
ay re
stric
t dev
elop
men
t &
site
not
prio
rity
for d
evel
opm
ent d
ue to
low
am
ount
of P
DL
& n
o va
cant
bro
wnf
ield
land
. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
bee
n in
vest
igat
ed.
Land
scap
e/
coun
trysi
de/ o
pen
spac
e pr
otec
tion
polic
y
C26
7.25
All
perfo
rm s
trong
ly b
y se
para
ting
dist
inct
ex
istin
g se
ttlem
ents
.
Arc
haeo
logy
is a
min
or s
ite c
onst
rain
t aga
inst
a
num
ber o
f opp
ortu
nitie
s in
clud
ing
good
ac
cess
ibilit
y, p
roxi
mity
to s
ervi
ces,
PD
L &
re
gene
ratio
n po
tent
ial.
On
this
bas
is th
e si
te
may
be s
uita
ble
for b
uilt
deve
lopm
ent.
Con
side
r allo
catin
g si
te
Tota
lsi
tear
ea
Rel
atio
nshi
p w
ith
purp
oses
Im
plic
atio
ns fo
r Gre
en
Bel
tC
onst
rain
ts a
nd O
ppor
tuni
ties
Sugg
este
d po
licy
appr
oach
C27
3.35
The
site
pre
sent
s m
oder
ate
cons
train
ts
agai
nst a
num
ber o
f hig
hly
scor
ing
oppo
rtuni
ties
incl
udin
g go
od a
cces
sibi
lity,
pr
oxim
ity to
ser
vice
s, P
DL
& re
gene
ratio
n po
tent
ial.
On
this
bas
is th
e si
te m
aybe
sui
tabl
e fo
r bui
lt de
velo
pmen
t.
Con
side
r allo
catin
g si
te
C28
2.28
Site
pre
sent
s fe
w c
onst
rain
ts b
ut m
ay n
ot b
e a
prio
rity
for d
evel
opm
ent d
ue to
low
am
ount
of
PD
L an
d lo
catio
n aw
ay fr
om e
xist
ing
settl
emen
ts. E
nsur
e gr
eenf
ield
site
s ar
e co
nsid
ered
afte
r all
brow
nfie
ld o
ppor
tuni
ties
have
bee
n in
vest
igat
ed.
Saf
egua
rd
C29
2.88
The
site
pre
sent
s m
oder
ate
cons
train
ts
agai
nst a
num
ber o
f hig
hly
scor
ing
oppo
rtuni
ties
incl
udin
g de
relic
t/ va
cant
land
&
rege
nera
tion
pote
ntia
l, th
ough
acc
essi
bilit
y pe
rform
ance
is m
oder
ate
only
. Ove
rall
the
site
m
aybe
sui
tabl
e fo
r bui
lt de
velo
pmen
t.
Con
side
r allo
catin
g si
te
C30
6.98
All
perfo
rm s
trong
ly b
y se
para
ting
dist
inct
ex
istin
g se
ttlem
ents
.
Unc
onst
rain
ed a
nd re
ason
ably
wel
l co
nnec
ted,
this
site
cou
ld b
e co
nsid
ered
for
rele
ase.
Its
loca
tion
away
from
the
built
up
area
mea
ns th
at th
is m
ay n
ot b
e a
prio
rity,
al
thou
gh it
is a
der
elic
t site
, and
bui
lt de
velo
pmen
t may
ther
efor
e re
pres
ent g
ood
re-
u
Saf
egua
rd
Tota
l hec
tare
s 25
2.27
S
afeg
uard
26
.82
Con
side
r allo
catin
g 52
.99
Land
scap
e/
envi
ronm
enta
l/ C
omm
unity
ope
n sp
ace
desi
gnat
ion
172.
46
8.1.
1A
num
ber o
f sub
are
as h
ave
char
acte
ristic
s th
at s
houl
d be
add
ress
ed b
y w
ider
pla
nnin
g po
licy,
if th
is a
rea
was
to b
e re
leas
ed fr
om th
e gr
een
Bel
t. A
num
ber o
f sub
are
as c
onta
in d
esig
nate
d co
mm
unity
ope
n sp
ace,
are
as o
f lan
dsca
pe c
hara
cter
and
loca
l wild
life
site
s.A
ppro
pria
te p
lann
ing
polic
ies
shou
ld b
e in
trodu
ced
to g
ive
an in
dica
tive
area
of 1
72 h
ecta
res
the
appr
opria
te p
rote
ctio
n.
8.1.
2E
ight
sub
are
as d
o no
t cha
ract
eris
tics
that
are
like
ly to
mer
it po
licy
prot
ectio
n, b
ut p
oor p
erfo
rman
ce in
term
s of
opp
ortu
nitie
s fo
r su
stai
nabl
e de
velo
pmen
t mea
ns th
at th
ey m
ay n
ot b
e co
nsid
ered
t be
prio
ritie
s fo
r dev
elop
men
t. Fo
r exa
mpl
e, a
num
ber o
f sub
are
asdo
not
con
tain
pre
viou
sly
deve
lope
d la
nd, h
ave
poor
acc
essi
bilit
y to
ser
vice
s, o
r are
loca
ted
away
from
urb
an a
reas
. The
refo
re, a
n in
dica
tive
area
of 2
7 he
ctar
es c
ould
be
safe
guar
ded
for t
he ti
me
bein
g.
8.1.
3It
is c
onsi
dere
d th
at la
nd w
ithin
six
sub
are
as (w
ith a
n in
dica
tive
area
of 5
3 he
ctar
es) m
ay b
e co
nsid
ered
for r
elea
se fo
r bui
ltde
velo
pmen
t, if
this
are
a w
ere
to b
e re
leas
ed fr
om th
e G
reen
Bel
t. H
owev
er, t
his
wou
ld h
ave
to b
e co
nsid
ered
in th
e co
ntex
t of a
long
-te
rm c
onsi
dera
tion
of th
e fu
ture
stra
tegy
for t
his
who
le a
rea,
whi
ch c
urre
ntly
suf
fers
from
poo
r def
ined
are
as th
at, i
n pl
aces
, mer
ge in
to
each
oth
er a
s a
resu
lt of
pre
viou
s ur
ban
spra
wl.
B9
C1
D10
C31
D26
C3
A25
D27
E6
A23
E28
E24
B1
D2
C11
B2
D19
A17
B10
B19
D15
B8
C17
B15
C13
B4
E5
D6
A14
D17
D4
B20
C19
B6
A15
E18
D18
E23
D8E27
E4
B5
E2
B18
C35
D25
D9
E25
D14
A9
A10
C30
A18
D20
A2
A21
C21
D11
A8
D16
C36
D22
C23C20
E26C26
C24
D24
A16
C12
D21
B12
C10
D23
E15
C29
C22
D3
E3
C2
E12
E19
D13
E1
A20
A7
E9
B11
A22
B21
A3
C4
E10
E21
D5
B14
C27
A4
C15
A19
D7
E13
A12
B3
A5
E20
C25
C9
C28
B16
D1
A6
E8
B7
C5
E11
A13
B13C16
D28
E17
A11
D12
E22
E16
A24
C32
C14
A26
C18
B17
C33
E14
C34
E7
C6
A1
C7
C37
C8
Drawing Title
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Scale at A1 :
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Chk
App
Date Date
Rev
Drawing Number
DH
BROXBOURNE GREEN BELT REVIEW 1:20,000
RW 14/11/07
PS
LegendProvides a barrier between two ormore distinct existing settlements (Score 5)Provides a barrier between an existinglarge urban area and open green belt (Score 5)
Surrounded on all sides by Green Belt Land (Score 5)
Provides a barrier between two or moreparts of the same large urban area (Score 0)Part of Sub-Area provides a barrierbetween two or more parts of the same large urban area (Score 0)
District Boundaries
Map 1
Purpose 1 Results- role of sub areas in checking the unrestricted sprawl of large built-up areas
B9
C1
D10
C3
C31
D26
A25
D27
E6
A23
E28
E24
B1
D2
C11
B2
D19
A17
B10
B19
D15
B8
C17
B15
C13
B4
E5
D6
A14
D4
D17
B20
C19
B6
B5
A15
E18
D8
D18
E23
E4
E27
E2
B18
C35
D25
D9
E25
D14
C20
A9A10
A2
C30
A18
D20
A21
C21
A8
D11
D16
C36
C2
D22
C23
E26C26
C24
E19
D24
D13
A16
A7
C12
E9
D21
B12
C10
D23
E15
A22
B21
C4
E10
C15
D7
C29
A5
E20
C25
C22
D3
E3
E12
E1
A20
B11
A3
D5
E21
A4
B14
C27
A19
E13
B3
A12
C9
C28
B16
D1
A6
E8
B7
C5
E11
A13
B13C16
D28
E17
A11
D12
E22
E16
A24
C32
C14
A26
C18
B17
C33
E7
E14
C34
C6
A1
C7
C37
C8
Drawing Title
www.scottwilson.com
Scale at A1 :
Drw
Chk
App
Date Date
Rev
Drawing Number
DH
BROXBOURNE GREEN BELT REVIEW1:20,000
RW 14/11/07
PS
LegendShortest distance between distinct settlements
0 - 0.5 km (Score 5)0.5 - 1 km (Score 4)1 - 1.5 km (Score 3)1.5 - 2 km (Score 2)
> 2 km (Score 1)Distinct Existing SettlementsDistrict Boundaries
Map 2
Purpose 2 Results- role of sub areas in preventing neighbouring towns from merging into one another
B9
C1
D10
C3
C31
D26
A25
D27
E6
A23
E28
E24
B1
D2
C11
B2
D19
A17
B10
B19
D15
B8
C17
B15
C13
B4
E5
D6
A14
D4
D17
B20
C19
B6
B5
A15
E18
D8
D18
E23
E4
E27
E2
B18
C35
D25
D9
E25
D14
C20
A9A10
A2
C30
A18
D20
A21
C21
A8
D11
D16
C36
C2
D22
C23
E26C26
C24
E19
D24
D13
A16
A7
C12
E9
D21
B12
C10
D23
E15
A22
B21
C4
E10
C15
D7
C29
A5
E20
C25
C22
D3
E3
E12
E1
A20
B11
A3
D5
E21
A4
B14
C27
A19
E13
B3
A12
C9
C28
B16
D1
A6
E8
B7
C5
E11
A13
B13C16
D28
E17
A11
D12
E22
E16
A24
C32
C14
A26
C18
B17
C33
E7
E14
C34
C6
A1
C7
C37
C8
Drawing Title
www.scottwilson.com
Scale at A1 :
Drw
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App
Date Date
Rev
Drawing Number
DH
BROXBOURNE GREEN BELT REVIEW1:20,000
RW 14/11/07
PS
LegendCombined score for safeguardingthe countryside from encroachment
Score 0 - 7
Score 7 - 13
Score 13 - 20
District Boundaries
Map 3
Purpose 3 Results- role of sub-areas in assisting the safeguarding of the countryside from encroachment
B9
C1
D10
C3
C31
D26
A25
D27
E6
A23
E28
E24
B1
D2
C11
B2
D19
A17
B10
B19
D15
B8
C17
B15
C13
B4
E5
D6
A14
D4
D17
B20
C19
B6
B5
A15
E18
D8
D18
E23
E4
E27
E2
B18
C35
D25
D9
E25
D14
C20
A9A10
A2
C30
A18
D20
A21
C21
A8
D11
D16
C36
C2
D22
C23
E26C26
C24
E19
D24
D13
A16
A7
C12
E9
D21
B12
C10
D23
E15
A22
B21
C4
E10
C15
D7
C29
A5
E20
C25
C22
D3
E3
E12
E1
A20
B11
A3
D5
E21
A4
B14
C27
A19
E13
B3
A12
C9
C28
B16
D1
A6
E8
B7
C5
E11
A13
B13C16
D28
E17
A11
D12
E22
E16
A24
C32
C14
A26
C18
B17
C33
E7
E14
C34
C6
A1
C7
C37
C8
Drawing Title
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Scale at A1 :
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Date Date
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Drawing Number
DH
BROXBOURNE GREEN BELT REVIEW1:20,000
RW 14/11/07
PS
LegendTotal Sub-Area Score
Above 10
7 to 10
Below 7
Below 7 - Part of Sub-Area Perfoms Poorly
District Boundaries
Map 4
Performance of sub areas against Green Belt purposes 1, 2 and 3.
B9
C1
D10
C3
C31
D26
A25
D27
E6
A23
E28
E24
B1
D2
C11
B2
D19
A17
B10
B19
D15
B8
C17
B15
C13
B4
E5
D6
A14
D4
D17
B20
C19
B6
B5
A15
E18
D8
D18
E23
E4
E27
E2
B18
C35
D25
D9
E25
D14
C20
A9A10
A2
C30
A18
D20
A21
C21
A8
D11
D16
C36
C2
D22
C23
E26C26
C24
E19
D24
D13
A16
A7
C12
E9
D21
B12
C10
D23
E15
A22
B21
C4
E10
C15
D7
C29
A5
E20
C25
C22
D3
E3
E12
E1
A20
B11
A3
D5
E21
A4
B14
C27
A19
E13
B3
A12
C9
C28
B16
D1
A6
E8
B7
C5
E11
A13
B13C16
D28
E17
A11
D12
E22
E16
A24
C32
C14
A26
C18
B17
C33
E7
E14
C34
C6
A1
C7
C37
C8
Drawing Title
www.scottwilson.com
Scale at A1 :
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Date Date
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Drawing
DH
BROXBOURNE GREEN BELT REVIEW1:20,000
RW 14/11/07
PS
LegendWeak Points in the Broxbourne Green Belt Inner Boundary
Green Belt
District Boundaries
Map 5
Weak points in the Broxbourne Green Belt innerboundary
1.141.16
1.3 1.2
1.14
1.18
1.19
1.11
1.9
1.15
1.12
1.10
1.17
1.8
1.13
1.1
1.5
1.4
1.7 1.6
Drawing Title
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Scale at A1 :
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DH
BROXBOURNE GREEN BELT REVIEW
OPTION 1 CHANGES
1:20,000
RW 06/02/08
PSMMa
Map 6Legend
Consider Development
Landscape/Countryside/Open Space Protection Policy
Safeguard
Safeguard and Introduce Schools Policy
Green Belt
District Boundaries
1.61.7
1.4
1.5
1.1
1.13
1.17
1.10
1.12
1.15
1.9
1.11
1.19
1.18
1.14
1.21.3
1.161.14
2.10
2.9
2.1
2.5
2.4
2.3
2.8
2.2
2.6
2.7
Drawing Title
www.scottwilson.com
Scale at A1 :
Drw
Chk
App
Date Date
Rev
Drawing Number
DH
BROXBOURNE GREEN BELT REVIEW
OPTION 2 CHANGES
1:20,000
RW 06/02/08
PSM
Map 7Legend
Consider Development
Landscape/Countryside/Open Space Protection Policy
Safeguard
Safeguard and Introduce Schools Policy
Option 2 Sites
Option 1 Sites
Green Belt
District Boundaries
C11
A17
B8
C17
B4
C13
A14
C19
B6
B5
A15
C20
A18
C21C23
C26
C24
C30C12
C22
A16
C10
A22
C27
C15
A19
C29
C25
C28
B7
C16C14
C18
C1
Drawing Title
www.scottwilson.com
Scale at A1 :
Drw
Chk
App
Date Date
Rev
Drawing Number
DH
BROXBOURNE GREEN BELT REVIEW
LONG TERM AREAS OF SEARCH WITH SUGGESTED POLICY APPROACH BY SUB-AREA
1:20,000
RW 06/02/08
PSM
Map 8Legend
Landscape/Countryside/Open Space Protection Policy
Safguard
Consider Allocating Site
Green Belt
District Boundaries