Hertford Civic Society

Local Development Framework

2012-01-28T20:07:00.000Z

This autumn the District Council has started a strategic land availability assessment (SLAA). Its purpose is to identify land that could be developed for either housing, employment or leisure purposes. A list of sites was circulated for comment to interested parties and comprised sites submitted by owners and developers in response to the ‘call for sites’ last year and sites identified in a survey by consultants. This initiative is part of the preparation of the core strategy which will lie at the centre of the Local Development Framework. Next Spring the Council will publish a list for public consultation of those sites selected from the SLAA process. The public’s principal interest will be in those sites where the large amount of housing needed in the District could be accommodated. Throughout the Council has emphasised that these sites will be identified as where development could be undertaken, not should be undertaken. In our submission we supported further redevelopment in the Mead Lane area along Marshgate Drive and bordering the Navigation, development of the surplus land at the Post Office sorting office, redevelopment of Castle Mead Gardens and development on the top half of the former Christ’s Hospital playing field in Mangrove Road. We opposed sites involving expansion of the town’s boundaries into the Green Belt or the Green Fingers, and proposals for using existing employment land for housing.

PLANNING MATTERS - Riverside Garden Centre

2012-01-28T20:06:00.000Z

The owner is seeking the removal of a condition of planning approval for the new building, requiring timber cladding to be provided. He argues that the planting in front of the building provides ‘natural and attractive screening’. We objected on the grounds that the planting has a highly unnatural appearance and is manifestly trying to hide something. The metal building is still seen for what it is, and as an industrial-style building it does nothing to preserve the rural character of the Green Belt in this location. Even if the planted finish were a satisfactory alternative, it is notoriously difficult for planning authorities to ensure that planting is retained and maintained in a satisfactory condition in perpetuity. To date this application has not yet been determined.

PLANNING MATTERS - Adams Yard:

2012-01-28T20:02:00.000Z

This site lies between Dolphin Yard, now redeveloped, and the Seed Warehouse. The recent application for residential reuse of this site is just the latest in a long- running sequence from a number of owners or prospective owners. We objected on the grounds that the layout of the units was such that some of them would have windows on only one elevation a mere two metres from the rear wall of adjoining units, leading to sub-standard living conditions. The District Council agreed with this view, which had also been expressed by the Town Council, and refused the application.

Planning Applications - Fordwich Hill

2011-03-12T21:53:00.000Z

The applicant sought to build a detached house in the garden, fronting onto Fordwich Rise.

The Society objected on the grounds that the plot dimensions are inadequate resulting in the house being too close to the back edge of the pavement and, given the site is located close to one of the entrances to the estate, it creates a discordant visual impression on entry.

The estate does not fall within the Conservation Area, but because the houses almost all display the distinctive architectural style of the period immediately before the Second World War, it is our view that the area is worthy of protection from developments which are in conflict with the general setting adopted in the original layout.

The application was refused, but is now subject to written appeal.

Planning Applications: Former Coles shop, Maidenhead Street

2011-03-12T21:49:00.000Z

We objected to a proposal to replace the existing shop front by a fully glazed façade parallel to the street line. We noted that all the other shops in the street, bar one, have solid stall boards at street level, and that this design should be repeated in the new front. The application has been rejected.

Recent Planning Matters - Mead Lane

2011-03-12T21:28:00.009Z

The Planning Committee was recently invited to discuss and make input to the District Council’s urban design framework for the Mead Lane area.

Public consultation, seeking ideas and comment, is planned for June, prior to the preparation of a supplementary planning document (SPD) to the Local Plan, which will be used to inform the processing of planning applications in that area.

The proposal to improve access, particularly for heavy lorries and emergency vehicles, has already appeared in the Urban Transport Plan, together with new facilities enabling buses to service the area; both plans supported by the Society.

The most recent Employment Study identified the need to retain significant B2 (industrial) use to the east of Marshgate Drive, but indicated that some of this area could be designated for B1 (office and commercial) use mixed with residential. The B1 use would serve as a buffer zone between any housing and B2 uses and the Council sees this initiative as an opportunity to improve conditions for existing businesses.

At the meeting we sought retention of adequate space for small businesses serving the town, some provision for commuter parking at the East Station, a more open aspect to residential development as seen from the Navigation and a limit on building heights to maintain the town’s profile as seen from Kings Meads.

Strategic Planning

2011-01-08T14:50:00.005Z

Since the summer the principal planning matter has been the Issues and Options Consultation, published by the District Council, as a first step in the development of its Core Strategy.

This is the document at the centre of the suite of documents known as the Local Development Framework which has to be ready to replace the current Local Plan by 2013. As its name suggests, it will set out the basic wishes of the Council for the state of the district and development within it in the years up to 2031. Other documents covering detailed aspects of development planning, infrastructure needs and services to be supplied will all relate to the strategies set out in this central document. This first consultation is designed to elicit input from

the public and others. The next stage will be the
development of preferred options and a further public consultation. The content of the consultation draft had been prepared over the last two years or so, during which time the East of England regional plan was in force. This plan adopted a top-down approach whereby central government dictated how many houses were to be built, and where, and how many jobs were to be created. The consultation draft reflected much of this information, or something approaching it, in its content.

We now know that the new government will revoke regional plans and put in their place a process called 'localism' under which local communities will determine their own planning needs and priorities for inclusion in Local Development Frameworks.

In addition, much of future development is to be business-led through the recently created Local Enterprise Partnerships. Both of these initiatives are totally new concepts and no one yet knows how they will work.

Given the changed circumstances, we declined in our response to accept the information which served as a background to the consultation questionnaire and suggested to the District Council that the development of the core strategy should be restarted, only this time building it up on the basis of what communities in the district want, possibly through parish and town plans.

However, we recognised that it would be necessary to adjust the aggregate of the outputs of community planning to reflect business needs and, no doubt, government inducements for house building and new employment initiatives. We did not think it the role of the Council to pre-empt the outcome of these two distinct strands of planning. Consequently, we did not at this stage answer the questions seeking indication of how new development should be apportioned between the District's five major settlements and its villages, nor in which direction the boundaries of Hertford should be extended. Our preference is for development based on local need rather than diktat.

We did however record our concern about the eastward march of Welwyn Garden
City and the need to retain a strong rural separation from Hertford and nearby villages. We objected strongly to the proposal, buried in the document, that where there was insufficient brownfield land within settlements attention should be turned to developing greenfield sites, all in the interest of protecting the countryside. These latter would include private residential gardens, parks, sports fields and allotments.

Where possible, we answered the consultation questions, commenting on environmental, transport and employment matters. At this stage we have not pursued the provision of social housing because it is not yet clear how this is to be provided in future. We hope that the District Council will put in place a new process to satisfy the intentions of the government's localism approach to planning and that social housing will be addressed as part of it.

Finally, we confirmed our opposition to the development known as Harlow North, on the grounds that it would do little for the regeneration of Harlow and would be more likely to serve as a dormitory for City workers, imposing more strain on the already stretched rail services.

2010 Civic Society Awards

2010-09-18T11:02:00.002+01:00

In the Spring 2010 Newsletter members were invited to draw attention to possible candidates for Awards completed since the middle of 2007. Thanks are extended to members who responded to that request. Suggestions included the ‘new’ Hertford Museum, the refurbishment of the clock at Chauncy Court, Ben's Garden at Balls Park and the re-painting of the Health Centre in Bull Plain.

All these would have been good candidates within a longer list including the traditional type of contender for Awards - new buildings and refurbishment or redevelopment of existing buildings. Not surprisingly, given the context of the worst recession for many decades, during the first half of 2010 there were almost no such schemes that could be highlighted. It is only in the last couple of months that possible examples for consideration by an Awards Panel are being completed - examples being the refurbishment of Bircherley Court and the Old Rectory site in North Road.

In these circumstances the Committee has decided to postpone the next cycle of the Civic Awards process until 2011, by which time a number of other interesting schemes will have been completed - not least the Dolphin Yard development including the new Hertford Library.

Terry Betts

Heritage Open Day - Sunday 13th September

2009-09-04T09:52:00.003+01:00

Enjoy guided tours of Hertford's town centre at 2.00 pm, 2.45 pm and 3.30 pm or join in an extended riverside walk at 2.15 pm.

Meeting Point is Hertford Tourist Information Centre in Market Place, Hertford.

Tesco Planning Application - Update

2009-03-13T06:57:00.002Z

The Tesco application was refused permission in September 2008 and by the end of the year an appeal had been lodged. The Society has been granted Rule 6 status at the public inquiry expected to take place towards the middle of the current year; this will enable us to cross-examine Tesco’s witnesses, but exposes us to cross-examination in return. We plan to challenge: on retail matters need, impact on town-centre trade and maintenance of current levels of ‘linked trips’; on traffic the appellant’s forecast of nil detriment and the assumptions leading to that; on alternative modes of transport not only the failure to improve provision but the likelihood of damaging what already exists; on architectural matters the enormity of the scheme and damage to the Conservation Area; and on ecology the loss of openness of the current site and the planting which has matured over the last twenty years.

Sainsbury Planning Application - Update

2009-03-13T06:54:00.002Z

Last summer Sainsbury withdrew their original application for a supermarket on the redundant part of McMullen’s brewery when planning officers recommended refusal and then resubmitted an amended scheme with a slightly smaller store. In January, ignoring the officers’ recommendation for refusal, the Development Control Committee surprisingly approved the amended scheme, despite being warned that there are no practical solutions to address the expected increased traffic congestion at Old Cross and in Cowbridge.

Since then the conditions to be attached to the approval have been agreed with the applicant and approved by the Committee. But that is not the end of the matter. Because the floor area of the development is above a specified threshold and represents a departure from the approved Local Plan, the decision has been referred to the Department of Communities and Local Government through the Government Office, East of England. The Society has supported a letter from local residents seeking an extension of the period for consideration so that more detailed evidence can be submitted challenging the planning decision. At the time of writing the DC&LG has not called in the application for decision by the Secretary of State nor issued a direction for deferral of the decision pending further examination.

If the scheme still goes ahead there could be significant benefits to the cultural life of the town if realistic leasing arrangements can be agreed for the refurbished listed buildings on the site. However, it remains the Society’s view that this last remaining large site in the town-centre could have been returned to a more rewarding use than turning most of it into a supermarket car park.

Tesco Store Redevelopment

2009-02-07T20:47:00.005Z

Following the Council’s refusal of Tesco’s application for planning permission, an appeal has been made to the Secretary of state in respect of this site. The appeal is to be determined by the Public Inquiry procedure.

If you have not already made your views known, please write in triplicate to the Planning Inspectorate, Room 3/01 Kite Wing, Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN quoting ref: APP/J1915/A/08/2089930/NWF or visit

www.planningportal.gov.uk/pcs

Planning Application - Welwyn Road

2009-02-07T20:41:00.003Z

A new application has been submitted by David Lloyd / Next Generation Clubs for permission to build Sports Facilities on Welwyn Road, Hertford (3/08/1465).

Hertford Civic Society objected to the original application for sports facilities on this site referred to then as Archer’s Spring. We objected at length at the subsequent planning enquiry and reiterated our objection when the renewal of the application was last proposed. We objected on the basis of lack of need, location in the Green Belt, likely excessive traffic generation, the size and scale of the building and car park.

Since then more local facilities have been made available including a David Lloyd centre in Hatfield, a Canons in Hertford and new management at Hartham, a local authority facility which is underused.

We believe that the current application should be rejected because it fails to address these problems or the need for remedial works, poor stewardship of the site, sustainability and offers no better opportunities for local people than before.

Hertford through the Mid 20th Century

2009-01-10T10:41:00.003Z

Peter Ruffles will be giving his verbal record of the changing streetscapes of Hertford during four talks on 21st and 28th January and 18th and 25th February. These will be illustrated by a selection from his immense collection of slides recording the changing life of the Town.

The talks will be given in the hall behind Saint Andrew’s church commencing at 7.30 pm. A season ticket of £10 from Peter or a charge of £2.50 at the door. Proceeds will go towards the Church Hall fund.

Welcome to our News Feed

2008-11-13T11:41:00.003Z

Hertford Civic Society was formed nearly 40 years ago to protect the architectural heritage of the county town and to encourage the best in contemporary design.

We will be using this online facility to keep everyone up to date with the latest news from the Society as well as to highlight any issues or concerns regarding any new developments in and around Hertford.