New homes and primary school for Brookmans Park

We’re aware that proposed development can be a source of concern. Rest assured that we understand this concern, so a technical document known as a Transport Assessment will be submitted with the planning application which will set out the transport strategy for the proposals in further detail.

In addition, a Travel Plan will also be submitted with the application. This will set out details of measures that will be introduced to ensure sustainable travel is promoted from the very outset thereby reducing impact on the local roads.

We are in discussions with Network Rail to facilitate improvements to the pedestrian/cycle bridge over the railway. The streets within the site will be designed to 20mph and will be cycle friendly. Cycling and walking will be prioritised during the master planning process. The site’s proximity to local shops, services and the railway station will naturally reduce the need for certain trips in a car.

In order to take this application forward, these proposals will need to demonstrate there will be no undue impact on the local road network and any mitigation if required.

The planning system allows for the NHS to be consulted during the application process to identify whether there is capacity for new patients. We’re aware of local sentiment towards the Potterells Medical Centre so should a need for additional facilities be demonstrated, funding can be sought via either the forthcoming Community Infrastructure Levy (CIL) or Section 106 agreement.

Dentists operate as private businesses, and it is not possible therefore for a development to fund improvements via Section 106.

Vehicular access will be from Bradmore Lane with a new entrance junction installed as part of the highway works. We are exploring further pedestrian/cycle access points along the eastern boundary with Station Road.

Discussions about this are ongoing with the local authority. Further details about the proposed new junction and access will be provided at the second community event in the new year.

As part of the planning application, a detailed drainage strategy will be submitted which will detail the current drainage condition onsite and any potential needs for mitigation.

This drainage strategy will mimic existing conditions and take into account run off from the new development and supporting infrastructure, including allowances for increased rainfall from climate change.

The proposed strategy will have no adverse impact off-site, and will allow for Climate Change impacts.

The Government defines affordable housing as ‘social rented, affordable rented and intermediate housing provided to specified eligible households whose needs are not met by the market.’ This includes a variety of housing products including shared ownership, social rent, affordable rent, and discounted market rent.

35% of the homes on the site will be classified as Affordable Homes in line with Welwyn Hatfield Borough Council’s policy.

There is a significant need for new affordable homes within the Borough. The affordable homes will include a range of tenures to support those on lower incomes in the community. There is also a high need for good quality affordable homes amongst RVC staff, some of whom we would hope to see living within the new development.

Hill is the selected developer for this project. Hill is a multiple award-winning, 5-star top 20 UK Housebuilder, typically delivering between in excess of 2,500 new homes annually.

The RVC selected Hill through a competitive tendering exercise.  Hill was selected on the basis of their quality developments, design capabilities and their ability to ensure long lasting legacy benefits. Hill takes pride in adopting a place and people-led approach to the creation of its developments. Hill have an excellent portfolio and proven expertise in delivering beautiful homes and is a trusted partner to the RVC.

The Royal Veterinary College (RVC) is a world-leading institution in the education and training of veterinary, veterinary nursing and biological science students and, in the last four consecutive years, has been ranked as the top veterinary school in the world. The RVC’s Hawkshead Campus, located in the Welwyn Hatfield Borough, is a globally significant centre for education, research and clinical services. The RVC employs around 760 people at the campus.

The RVC was established in 1791 and has been a local landowner since the 1950s.

In Welwyn Hatfield, the RVC is keen to support the Council in achieving its economic, social and environmental objectives and Herts LEP in its goals for life sciences.  Critical to those roles is addressing the local housing need in a way which is mutually beneficial to the RVC and the broader community. The RVC is committed to ensuring development of its landholding is of a high quality and that placemaking responds directly to the needs and aspirations of the local area. As one of the longest established local employers, we understand the local community and are committed to our long-term future in the Borough.

The RVC is committed to maintaining its presence in the local area. The sale proceeds from this development represent a rare ‘windfall’ which will provide funds for future investment, helping to ensure its long-term financial sustainability and to preserve its near 250-year legacy in world-leading education, research and clinical services.

HS22 is identified in the adopted local plan for development and is the focus of our current activities.  There are no immediate plans to sell off further land for development.  When the local plan is next reviewed, the RVC will consider its options at that point.

HS22 is the allocation reference given to part of the land in Welwyn Hatfield’s adopted Local Plan (2016 to 2036).

The Welwyn Hatfield Local Plan is the Statutory Development Plan for the Borough. This means it has full weight (together with any ‘made’ neighbourhood plans where relevant) in determining planning applications and development decisions within the Borough.

At HS22, the RVC and Hill are proposing a residential-led development as well as land reserved for a new 2 Form Entry Primary School along with an improved access and interface to the station, a new pedestrian and cycle bridge across the railway, new open spaces, landscaping and biodiversity measures.

The delivery of these homes will contribute to meeting local housing need, including 35% designated as Affordable Housing.  Local infrastructure improvements will include improved access to the railway station and enhance connections to the PRoW network. Many of our staff at the RVC are local, supporting the local economy and also benefitting from improved access and housing.

During the first round of consultation feedback was sought on the style and design of the new homes proposed. As part of the proposals, the new homes have been designed to ensure that they reflect the surrounding context of Brookmans Park.

Additionally, character areas will be used to create variation and local distinctiveness across the site. The character areas will assist in wayfinding and placemaking with each having a defined approach to architectural style and materials, as well as the surrounding landscape and infrastructure, whilst also following the principles established in the Strategic Framework.

Key features of the new homes will include:

• Frontage gable details
• Brick patterns and contrast
• Tile hanging details
• Bay windows
• Distinctive grouping of windows
• Typical 1930s entrances

The site allocation includes land reserved for a new 2 Form Entry Primary School, which will provide education facilities for the new residents on the site as well as contribute to wider need for school places. The development will bring affordable housing, which is lacking in the local area. There will also be infrastructure improvements which will come forward with the development such as a new foot/cycle bridge over the railway.

The Objectively Assessed Housing Need has confirmed that in excess of 15,000 new homes are required by 2032 to support the Council’s economic aspirations in a sustainable way.  The Council’s most recent research (2015) showed that there is a backlog of affordable housing need of over 1,000 homes and that each year there is newly arising demand of over 500 affordable homes.  In the first 7 years of the plan period just 571 new affordable homes were delivered against a need for 4,207.

The need for homes in the Borough is extremely acute. Government published data show that in WHBC just 57% of that need for new homes is being achieved.

The development has been designed to provide a good mixture of 1-bed apartments through to 5-bed houses, with a detailed breakdown below:

As part of the proposals, character areas will be used to create variation and local distinctiveness across the site. The character areas will assist in wayfinding and placemaking with each having a defined approach to architectural style and materials, as well as the surrounding landscape and infrastructure, whilst also following the principles established in the Strategic Framework. The proposals have also been designed to ensure that they reflect their surrounding context.

There is a significant need for new affordable homes within the Borough. This site will deliver 35% Affordable Homes across a range of tenures to support those on lower incomes in the community. There is also a high need for good quality affordable homes amongst RVC staff, some of whom we would hope to see living within the new development.

The Government defines affordable housing as ‘social rented, affordable rented and intermediate housing provided to specified eligible households whose needs are not met by the market.’ This includes a variety of housing products including shared ownership, social rent, affordable rent, and discounted market rent.  35% will be Affordable Homes in line with WHBC’s policy.

The 35% designated Affordable Homes are to meet local needs. We are looking at a range of innovative schemes.  The RVC is exploring opportunities to own properties within the development.

The development is proposing to provide a wide range of different facilities and infrastructure improvements on and surrounding the site. This currently includes:

• Land reserved for a new two-form entry primary school
• A new cycle and pedestrian bridge over the rail line
• Onsite landscaping and play space improvements
• Enhanced connections to the station and wider Public Rights of Way network
• Significant contributions towards, education and sustainable transport.

The NHS will be consulted during the application process to identify whether there is capacity for new patients.  Should a need for additional facilities be demonstrated funding can be sought via either the forthcoming Community Infrastructure Levy (CIL) or S106 agreement.

Dentists operate as private businesses, and it is not possible therefore for a developer to fund improvements via S106.

The proposals are currently planning to provide a new cycle and pedestrian bridge over the rail line.  That provides the opportunity to provide an improved entrance to the station.

As part of discussions with Network Rail over the bridge, discussions will take place regarding other improvements to the station.

Hertfordshire County Council will assess the potential demand for new school places arising.  The development will then provide the agreed amount of funding either as part of a S106 agreement or via CIL.

Hertfordshire County Council will be required to notify Hill when they would like the primary school land to be transferred to them. The Council will then submit a reserved matters planning application for its detailed design. Discussions on timescales for transfer remain ongoing.

This is not within our direct control as Government has made telecoms utility companies responsible for the delivery of a network of broadband.

This will be determined according to policy and through the master planning process. The proposals will provide policy compliant levels of parking for the site, taking into account the parking standards of Welwyn Hatfield Council. This will be agreed ahead of the determination of the application at planning committee.  As part of our active travel planning for the development, we will be examining measures such as a car club on site.

HS22 is located immediately adjacent to Brookmans Park Railway Station and approximately 100m to the west of two bus stops serving 5 bus routes (200, 201, 242, 305 and 610).  A new cycle/pedestrian bridge will also be provided.

A Transport Assessment will be submitted with the planning application which will set out the transport strategy for the proposals in further detail. In addition, this report will include an assessment of the offsite transport, traffic and sustainable transport network impacts.

In addition, a Travel Plan will also be submitted with the application. This will set out details of measures that will be introduced to ensure sustainable travel is promoted from the very outset thereby reducing impact on the offsite highway network.

In order to take this application forward, these proposals will need to demonstrate there will be no undue impact on the local road network and any mitigation if required.

We are in discussions with Network Rail to facilitate improvements to the pedestrian/cycle bridge over the East Coast Mainline (ECML). The streets within the site will be designed to 20mph and be cycle friendly. Cycling and walking will be prioritised during the master planning process.

Vehicular access will be from Bradmore Lane with a new entrance junction installed as part of the highway works. We are exploring further pedestrian/cycle access points along the eastern boundary with Station Road.

The site will contain extensive green open spaces for residents – approximately 6.5 hectares.

All houses will have private garden spaces and any apartments will have access to balconies/gardens/shared green spaces.

Yes. This will be master planned through a placemaking approach ensuring that open space, play and landscaping is central to the proposals.

Land is reserved on site for a 2-form entry school, including Early Years provision.  The development itself is likely to generate a need for less than half the capacity of that school. For secondary education, The Chancellor’s School is located just 1.7km away, meaning there will be low impact on school traffic and congestion. The Chancellor’s School is considered larger than average secondary schools in Hatfield, accommodating 1104 students. It is currently undergoing construction works to increase capacity and improve facilities.  Subject to discussion with HCC, it is likely that financial contributions from the development (either via CIL or S106) will be required towards secondary education.

The local plan inspector considered HS22 to be one of the most sustainable sites in the Borough given its location in Brookmans Park (categorised as a Large excluded village) and its close proximity to services and facilities within the village and a mainline rail station.

Both the RVC and Hill are committed to sustainable development and the RVC will play an active role in the design process, engaging with the necessary design review panels and working to achieve long-term legacy for the site.

The development is located in close proximity to existing facilities and amenities, with the majority of services within walking and/or cycling distance. This will significantly reduce the number of people driving – reducing air pollution and fuel use. The development is also within proximity to the Brookmans Park rail station and 2 bus stops – promoting sustainable transport.

Hill has abandoned gas as a source of supply in its new developments, utilising an energy strategy which adopts a fabric first approach to reduce energy use and then uses air source heat pumps as the primary source of energy generation.

Water saving measures will be installed that limit consumption to 110lpppd.

The village centre lies within an 800m walk of the whole site.  The village centre includes around 40 shops, cafes, dry cleaners, takeaway restaurants, osteopath, dine-in restaurants estate agents services, etc including the Brookmans Pub, local Post Office, Pharmacy, Library and the Co-Op Food Store. It is also close to the Brookmans Park United Reformed Church and Community Hall, the Potterells Medical Centre, Brookmans Park Primary School, Chancellor’s School and the RVC’s Hawkshead Campus.

The site offers significant benefits in that it is close (in walking/cycling distance) to a wide variety of community facilities and amenities.

The site has been removed from the Green Belt and is allocated for development in the Borough Council’s Local Plan.

As part of the application, we will submit a detailed Landscape and Visual Impact Assessment into the potential impact of the proposals on the surrounding Green Belt and any mitigation measures required. We have already identified that a number of mitigation strategies to be incorporated into the scheme to prevent an undue impact on the Green Belt. This includes:

• Provide a green infrastructure corridor adjacent to Brick Kiln Wood WS144.
• Prepare a detailed Landscape and Visual Impact Assessment at the planning application stage to guide the landscaping requirements for the site.
• Additional hedging/tree planting along the northern boundary of the site to maintain the open nature of the Green Belt to the north by strengthening the visual screen provided by the existing hedgerows.
• Create a wide multifunctional green corridor along the southern boundary of the site to screen the development from wider views, provide recreational space including active transport routes and protect / enhance the biodiversity of the Ray Brook. This will include natural / semi-natural greenspace, footpaths, substantial tree planting and ecological enhancements.

The development is being delivered and funded by Hill.

Yes. The site is allocated for development within the Borough Council’s Local Plan.

The current timetable is for a planning application to be submitted by the end of 2024.

A full planning application requires complete details of the scheme, such as scale, vehicular access, orientation of the buildings, site elevation, pedestrian access, parking and drainage.

If granted, it means that all the details of an application are approved and the scheme may proceed as planned, subject to satisfying any conditions attached to the consent; the applicant is given total clarity about what they can do, and the local authority cannot object at a later date. While a decision should be made within eight to 13 weeks of applying, the full process of obtaining surveys, plans and other required documents can take between six and nine months.

When a planning authority receives a planning application, it will register it in the planning system, send acknowledgement to the applicant and clarify the next steps to be taken. If more information is required at this stage, the local authority will request it.

An outline planning application is one where the details of the scheme, such as scale, vehicular access, orientation of the buildings, site elevation, pedestrian access, parking and drainage, are left for future consideration.  It is expected here that the school will be in outline because that is best designed and delivered by HCC.  The self/custom build homes will also be in outline.  Both the school and the self/custom build homes will be required to comply with design coding to ensure they are of sufficient quality.

A hybrid planning application is one where some elements of the scheme are detailed, and some are in outline.  We are proposing a hybrid with most of the residential elements, landscaping, access and bridge in detail.  The school will be in outline.  Policy requires that a number of plots are provided within the development for self/custom build homes – those will also be in outline.

It is a set of plans and supporting information that describes the overall vision, design concept and structure for new development. A masterplan should be supported by an evidence base that shows a detailed understanding of local character and context and the key issues and opportunities that need to be addressed.

The local plan inspector agreed that there was unlikely to be any impact on the listed walled garden adjoining Potterells.  The local plan requires that the impact of traffic on listed properties in Water End be considered.  Baseline assessments suggest there is a low likelihood of significant archaeological finds.  In the highway close to the site are a number of WW2 anti-tank traps. These offer the potential to be positively considered in the development and to become a feature.

A Heritage Impact Assessment will be submitted as part of the application. The Local Authority and statutory consultees will review proposals for heritage and archaeological impacts.

Baseline assessments suggest there is a low likelihood of significant archaeological finds.

Section 106 agreements are legal agreements between a planning authority and a developer which secure the provision of appropriate financial contributions or other provisions related to a development, such as supporting transport infrastructure improvements, an element of affordable housing, community infrastructure, education, training initiatives, environmental improvements and corporate objectives, as well as to mitigate the impacts of development.

The Community Infrastructure Levy (the ‘levy’) is a charge which can be levied by local authorities on new development in their area. It is an important tool for local authorities to use to help them deliver the infrastructure needed to support such developments.

The levy only applies in areas where a local authority has consulted on, and approved, a charging schedule which sets out its levy rates and has published the schedule on its website.

Most new development which creates net additional floor space of 100 square metres or more, or creates a new dwelling, is potentially liable for the levy.

This is dependent on when the planning application is approved by the Welwyn Hatfield planning committee. At this early stage it is difficult to tell when exactly this will be.

However, the S106 agreement will put in place a timeframe to provide the infrastructure payments to the Council, which will be agreed with the Council before construction can commence.

Construction will commence following the planning application being approved by Welwyn Hatfield Council. At this stage, it is difficult to say when this will be. However, this will occur once the application has been approved and conditions set to the application have been discharged by the Council.  A start is currently expected in late 2026.

In summary, construction will not begin until agreement with the Council to do so has been secured. We will keep the local community informed of developments.

This is dependent on the timeframe for securing planning permission for the proposals and discharging conditions on the application to begin construction and the sequence of providing the development onsite.

The first homes will likely be ready for occupation between 12 – 18 months after construction has begun.

As a Considerate Constructor, Hill will notify the local community when works are expected to start.  Hill will provide contact details for local residents to contact in the event they have any concerns or wish to discuss elements of the construction.

As part of the full application, a construction management plan will be submitted which will need to approved by the Planning Committee or Council Officers before any construction works can commence.

This construction management plan will detail the construction times and what measure will be taken to mitigate issues such as dust, noise and vibrations. After the plan has been approved, then updates will be sent to residents explaining the working times of contractors as well as predicted timeline of works.

Where enabling works or ground investigations have been undertaken to date, stakeholders have been notified in line with this plan and without any issues.

Yes. This will take into account the major construction works onsite and potential impact on the local highway network and infrastructure. We will notify key stakeholders via email and send letters to local residents in advance of the works.

In addition to this, there will be a communications plan in place for works that effect the local highway network, or that will take place close to existing residential properties. This could include a targeted letter drop, signage and information on our communications channels.

Details of the site managers will be provided in clear locations. However, wider contact information will be made available and communicated to local residents.

We are aiming to achieve a 10% gain in biodiversity on the site itself. If a 10% gain can’t be achieved within the site, we will be using off site mitigation methods to ensure that 10% overall will be achieved.

It is likely that the majority of the public realm will be managed by a Management Company.  The exceptions being the main site junction with Bradmore Lane (adopted by HCC), the school land (transferred to HCC), the affordable housing and its associated amenity space (transferred to a Registered Provider).

No.  Measures will be put in place to ensure the integrity of the ancient woodland is not affected.

Brick Kiln Wood is a highly sensitive habitat, with around two thirds of it designated as ancient woodland.  It is the general presumption, by wildlife bodies and organisations, that public access to such habitats should be limited.  We will be discussing with those bodies whether Brick Kiln Wood is such a habitat.

Yes.

No. There is a requirement in planning policy to have no adverse impact off-site, and to allow for Climate Change impacts.

As part of the planning application, a detailed drainage strategy will be submitted which will detail the current drainage condition onsite and any potential needs for mitigation. This drainage strategy will mimic existing conditions and take into account run off from the new development and supporting infrastructure, including allowances for increased rainfall from climate change.

Yes, the drainage strategy will need to allow for Climate Change.