Hertsmere Borough Council
Hertsmere Local Plan Draft Regulation 18 Consultation Document
Bowmans Cross New Settlement
HBCA SA1, Land at Bowmans Cross, Courser’s Road, Ridge
The Consultation Document considers the possible identification of a site for a new settlement/ town on land known as Bowmans Cross located to the east of London Colney. This location is not in itself currently a sustainable location for new development. However, it could be made sustainable through the delivery of an appropriate scale and mix of development and supporting infrastructure. There are developers interested in bringing the site forward, and consequently the Council considers it prudent to positively consider the long-term opportunities that the delivery
Hertsmere Borough Council
Hertsmere Local Plan Draft Regulation 18 Consultation Document
of a settlement could provide in respect of meeting the Borough’s long-term development needs beyond the emerging Local Plan period49
Due to the nature and scale of development that could be delivered through the provision of a new settlement, it is unlikely that it can guarantee supply and delivery during the plan-period. Consequently, the Local Plan will not be reliant upon the delivery of the new settlement to meet local needs or demonstrate housing supply during this plan period. For clarity, should the new settlement opportunity come forward, at whatever scale, it will not start and complete during the plan-period. Regardless of the total number of new homes that could be delivered across the new settlement, it is anticipated that at least 500 new homes could come forward during the emerging Local Plan period, with the remainder being delivered well into the next plan period. It is normal for new settlements to take many years to reach completion. This is due to several reasons, that consider their strategic scale, the need for significant investment in new infrastructure networks, and the need to consider a variety of site-specific constraints. This is reflected in the options set out below.
Nevertheless, the Council does consider the benefits and opportunities that could be secured through the delivery of a new settlement align with national planning policy requirements that plans consider such matters in a wider context of at least thirty years. In this context, the Council concludes that a new settlement could secure a reliable source of housing supply and delivery that endures and supports the stepchange in growth into the next plan period and possibly beyond. Such an approach could complement the spatial strategy’s objective to optimism the regeneration of the Borough’s existing urban areas and minimise the need for further future reviews of the Green Belt to secure reliable sources of housing land supply.
49 NPPF (December 2024) Paragraph 22 states that ”Where larger scale developments such as new settlements or significant extensions to existing villages and towns form part of the strategy for the area, policies should be set within a vision that looks further ahead (at least 30 years), to take into account the likely timescale for delivery.”
Hertsmere Local Plan Draft Regulation 18 Consultation Document
The Consultation Document provides participants with an opportunity to contribute on how a new settlement could be delivered The following identifies a set of reasonable alternatives that could be considered for the proposed new settlement. Responses to the questions are invited.
New Settlement Option 1
Site Address Land at Bowman’s Cross, Courser’s Road, Ridge (Site located to the east of London Colney and north of the M25, which forms its southern boundary)
Site Details Strategic Site/ New Settlement; comprised of residential, main town centre, employment, open space, social community infrastructure, and infrastructure networks. Inclusive of retained woodland, trees, hedgerows and other natural landscape features.
Site Characteristics
Planning Designations and Site Considerations
Site Size ha 469.23 ha Setting Rural / Former quarry Ownership Private Current Use Former mineral workings that include waste facilities (not in current use).
Site located within the Green Belt with potential for a comprehensively planned new settlement, incorporating residential-led mixed-use development supported by local centres, community infrastructure and strategic green infrastructure.
Green Belt designation; consideration of release through the plan-making process and the need to establish a clear and defensible long-term boundary, maintaining separation between nearby settlements.
Presence of environmental assets including Redwell Wood SSSI, areas of ancient woodland, Local Wildlife Sites and the Tyttenhanger Stream corridor; requirement for buffers, mitigation and habitat enhancement.
Proximity to the M25 motorway with associated noise and air quality considerations. The site has limited existing access points and is constrained by its relationship with the strategic road network, requiring significant intervention to provide safe, efficient and sustainable access both within the site and to surrounding areas.
Existing quarrying operations and utilities infrastructure within the site; need to coordinate development with ongoing uses and restoration.
Planning Status No recent relevant planning history.
Timeframe for Delivery Years 1 – 5 Years 6 –10 Years 11 – 15 Beyond 15 Years
Indicative Development
Capacity
Net Residential Units
500 dwellings delivered during the plan period (Years 11 – 15)
At least 3,500 dwellings delivered during the following plan period (Years 1 – 10) Gross Non-Residential Floorspace
Hertsmere Borough Council
Hertsmere Local Plan Draft Regulation 18 Consultation Document
A mix of main town centre uses (Class E), social infrastructure, and complementary employment uses50 TBC.
New settlement Option 1 considers the development of land at Bowman’s Cross for a mix of uses comprised of residential, main town centre, employment, open space, social community infrastructure, and infrastructure networks. This option considers a smaller scale settlement comprising at least 4,000 new homes.
It is anticipated that Option 1 could deliver 500 homes during the latter stages of the new plan period, with the remainder (at least 3,500 new homes) delivering during the following plan period51 (during that plan periods years 1 - 10). The option envisages medium development densities across the main town centres, which could include mid-rise buildings52 that incorporate main town centre, and social infrastructure uses at ground and lower levels.
New Settlement Option 1 Question:
65. Question: Do you agree with the proposal to allocate land at Bowman’s Cross for a new settlement that will deliver at least 4,000 new homes over its development lifespan; at least 500 of which will be delivered during the plan period? Yes/ No
New Settlement Option 2
Site Address Land at Bowman’s Cross, Courser’s Road, Ridge (Site located to the east of London Colney and north of the M25, which forms its southern boundary)
Site Details Strategic Site/ New Settlement; comprised of residential, main town centre, employment, open space, social community infrastructure, and infrastructure
50 It is anticipated that these could include a range of appropriate and complementary Class E (g) (i –iii); B2 and B8 uses across the new settlement.
51 For clarity, this is currently projected to be beyond 2043.
52 For clarity, these are buildings that potential of four-nine storeys.
Hertsmere Local Plan Draft Regulation 18 Consultation Document
networks. Inclusive of retained woodland, trees, hedgerows and other natural landscape features.
Site Characteristics
Planning Designations and Site Considerations
Site Size ha
469.23 ha Setting Rural / Former quarry
Ownership Private Current Use
Former mineral workings that include waste facilities (not in current use).
Site located within the Green Belt with potential for a comprehensively planned new settlement, incorporating residential-led mixed-use development supported by local centres, community infrastructure and strategic green infrastructure.
Green Belt designation; consideration of release through the plan-making process and the need to establish a clear and defensible long-term boundary, maintaining separation between nearby settlements.
Presence of environmental assets including Redwell Wood SSSI, areas of ancient woodland, Local Wildlife Sites and the Tyttenhanger Stream corridor; requirement for buffers, mitigation and habitat enhancement.
Proximity to the M25 motorway with associated noise and air quality considerations. The site has limited existing access points and is constrained by its relationship with the strategic road network, requiring significant intervention to provide safe, efficient and sustainable access both within the site and to surrounding areas.
Existing quarrying operations and utilities infrastructure within the site; need to coordinate development with ongoing uses and restoration.
Planning Status No recent relevant planning history.
Timeframe for Delivery Years 1 – 5 Years 6 –10 Years 11 – 15
Indicative Development Capacity
Net Residential Units
500 dwellings within the plan period (Years 11 – 15)
Beyond 15 Years
At least a further 7,000 dwellings delivered at higher intensities during the following two plan periods
Gross Non-Residential Floorspace
A higher density mix of main town centre, social infrastructure, and employment uses that are proportionate, complementary and compatible with the associated higher density housing.
New settlement Option 2 considers the longer-term development opportunities provided by land at Bowman’s Cross. It considers a more ambitious scale of growth that could meet needs well into the future. It envisages a genuinely inclusive, welcoming and sustainable settlement that includes main town centre, social infrastructure, open space and employment opportunities that are safe and genuinely walkable. It envisages investment in sustainable travel network connections beyond
Hertsmere Borough Council
Hertsmere Local Plan Draft Regulation 18 Consultation Document
the new settlement that provide a viable choice for residents and give them the option of living car-lite/ free lifestyles.
The new settlement considered under Option 2 would be delivered to a larger scale, comprising at least 7,500 new homes. The new homes being built under this option would still be required be of high-quality design but would be realised at a higher density. This would mean that the new settlement’s main town centres would be built to a higher intensity and would include a greater number of midrise buildings.
Option 2 would still seek to deliver at least 500 new homes during the plan period. However, it’s ambition could extend through beyond the next plan period –potentially maintaining delivery of new homes into the 2060s. This would be a significant contribution towards the supply and delivery of future growth and would reduce the need to build on Hertsmere’s countryside.
New Settlement Option 2 Question:
66. Question: Do you agree with the proposal to allocate land at Bowman’s Cross for a new settlement that will deliver at least 7,500 new homes over its development lifespan; at least 500 of which will be delivered during the plan period? Yes/ No
New Settlement Question:
67. Question: Do you have any detail comments about the allocation of this site? Please justify your answer with appropriate and proportionate evidence.