Welcome to our exhibition

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1 Welcome to our exhibition This exhibition is designed to provide you with information about our proposed masterplan for land East of Hemel Hempstead and to hear your thoughts prior to the submission of a planning application. At East Hemel we want to create a brilliant place a place where people live, work, shop and socialise together; a place that new and existing residents can be proud of. We were delighted to welcome over 600 people in October 2016 to view our initial vision for East Hemel and give their feedback. This was a great opportunity for us to hear from residents and understand local issues. Over the past eight months, we have used this feedback to help inform our proposed masterplan. Please feel free to ask questions to members of the project team. Before leaving today, please fill out one of our feedback forms. These give us the opportunity to consider your thoughts prior to the submission of a planning application. About The Crown Estate The Crown Estate is an independent commercial business, established by an Act of Parliament. 100% of our annual profits are returned to the Treasury for the benefit of the public finances. Over the last 10 years, The Crown Estate has returned over 2.4bn to the Treasury. Our portfolio includes: All of Regent Street and much of St James s in central London; A UK leading portfolio of prime regional retail and leisure assets; Major rural landholdings; Seabed and around 50% of the foreshore around England, Wales and Northern Ireland. The Crown Estate s history can be traced back to In the 21st century, we are a successful, commercial enterprise, established as a market leader in our key sectors. Delivering brilliant places across our portfolio, we are known for our progressive, sustainable approach that creates long term value, beyond financial return. Across our rural land portfolio, one of our core activities involves promoting development opportunities which help meet local housing needs. In the last two years, we have secured planning consents for over,000 new homes across the UK.

2 Context Redbourn East Hemel is located Site outline Woodhall Farm M1 to the west of the M1. St Albans Although it is adjacent District Council to Hemel Hempstead it has to produce is actually situated within a Local Plan St Albans City & District that sets out Maylands Hemel Hempstead St Albans Council (SADC). The the number site has been allocated and location in SADC s Strategic Local of new homes Junction 8 Plan (SLP) to deliver 2,500 and jobs Leverstock Green homes and 55 hectares across the of employment space, District for the creating 8,000 jobs by coming years. The story so far... The idea of East Hemel was first proposed by Government inspectors in In 2013 SADC undertook a Green Belt Review which identified land East of Hemel Hempstead as being suitable to be released from the Green Belt in order to deliver new homes and employment space. A year later, SADC s SLP identified the need for 8,20 new homes to be built across the District by 2031, with East Hemel delivering 2,500 new homes and 55 hectares of employment space to help meet this need. SADC s SLP was submitted to the Secretary of State for review last Autumn. Your feedback We consulted on our initial options and vision for East Hemel at three public consultation events in October last year. At those events, you raised a number of issues that we have sought to address through this scheme. Roads, transport and the impact the development would have on traffic in the area, specifically around Junction 8 and the M1. Healthcare provision: people felt local health provision is already at capacity. Many suggested either expanding existing healthcare facilities or providing new ones. Local authority involvement: given the location of the site, people wanted to understand the respective roles of St Albans and Dacorum councils in the development of East Hemel. Other issues included the location of the two travellers sites, as required by SADC, and the number of affordable homes that would be delivered. Location-specific issues Leverstock Green residents were concerned about the impact of the development on the village feel of Leverstock Green and how this will be preserved. Redbourn: likewise concerns were raised regarding maintaining a sufficient gap between the new development and Redbourn. Woodhall Farm residents said there was limited local amenity in the area and would want our proposals to address this.

3 Proposed masterplan We have developed a masterplan that reflects feedback from the previous public consultation. It also addresses feedback from SADC and other key consultees such as the Highways Authority. Our masterplan will deliver Our proposed development area is larger than the site allocated in SADC s SLP. This is because our own technical work and the site s constraints have shown that it would not be possible to deliver the required 2,500 homes while also delivering a scheme which reflects the character and density of the surrounding area in the area allocated by SADC. B48 M1 Three distinct areas delivered as one scheme 2,500 new homes, 1,000 of which will be affordable Woodhall Farm See Northern Residential Area Board Cherry Trees Lane 55 hectares of new, flexible employment space A landscape-focused approach that seeks to retain existing hedgerows, trees and field boundaries Punchbowl Lane Hogg End Lane Sensitivity to the different characters of Woodhall Farm and Leverstock Green New primary and secondary schools Maylands See Central Commercial District Board Green Lane Local centres within each of the three areas Two new country parks that are easily accessible M1 Junction 8 A414 Breakspear Way See Southern Residential Area Board Improved highways and bus services, so the wider community can benefit from development at East Hemel Pre-school and after school care either as part of the new schools or provided separately Leverstock Green Westwick Row M1 A necklace of green spaces Two travellers sites as that connect each area required by the local together, enabling the wider authority community to walk or cycle A414 through the development and access the country parks

4 East Hemel Northern Residential Area The proposed Northern Residential Area will comprise up to 1,500 new homes, including 40% affordable housing. As well as providing a mix of housing that meets the needs of existing and future communities, the Northern Residential Area will include a local centre for the neighbourhood and a new primary school. There are a range of existing constraints that have been carefully considered in the design of our masterplan for this area. These include the Buncefield Consultation Zone, overhead power lines, the need for an acoustic barrier along the M1 corridor, the Nickey Line and a number of heritage assets that we are keen to protect and enhance. Hertfordshire County Council have asked us to include a new 8-form entry secondary school in the Northern Residential Area rather than in the south as this better reflects long term educational need from the surrounding community and East Hemel. Last time you said... At the last consultation in October 2016, residents told us that restaurants in Woodhall Farm have closed and the community do not have access to quality dining in the immediate area. As part of our proposals, we hope to convert the Woodhall Farm building into a pub/restaurant. The Northern Residential Area will provide Site issues A minimum of 1,500 homes, most of which will be delivered on Crown Estate land. This will include up to 40% affordable housing 1 A new 3 form entry primary school on 3 hectares of land at the heart of the community M1 Noise Green buffer Pylons Topography 2 A new 8 form entry secondary school on 12 hectares of land to meet the needs of existing and future residents B A new local centre with shops that do 3 not compete with the existing centre at Woodhall Farm 4 A new restaurant/pub within the existing 4 revitalised Woodhall Farm building (other viable uses for this building would also be considered) 8 Cherry Trees Lane A new country park will provide a minimum of 5 hectares of open space for the wider community to enjoy 2 1 The potential for new community facilities 6 located alongside the Nickey Line and country park 3 M1 Punchbowl Line Red line indicates land under Crown Estate ownership In addition to the country park and sports facilities we are looking to provide football, rugby and cricket grounds outside of the school boundary 8 A tree lined residential boulevard from Hemel Hempstead Road (B48) to connect to Green Lane as a 30mph street that restricts HGV access

5 Central Commercial District The proposed Central Commercial District will deliver 55 hectares of employment space, creating up to 8,000 jobs, as well as a new gateway into Hemel Hempstead. It will include a modern business campus, new warehousing and logsitics units as well as supporting facilities. The Crown Estate has been working closely with Hertfordshire Local Enterprise Partnership to see how East Hemel can support the establishment of Hertfordshire s new EnviroTech Enterprise Zone. Survey work undertaken since the last public consultation has also identified badger setts and a bat flight path in the area. The masterplan has been adjusted to protect these important species. Last time you said... At the last consultation, people raised concerns regarding traffic At the last consultation, people congestion along Green Lane and the raised concerns regarding traffic The current designs identify.a414 congestion along Green Lane and improvements along Green Lane the A414. The current designs that do not just serve and the A414 identify improvements along Green the new development, but enhance Lane and the A414 that do not just.transport capacity for the wider area serve the new development, but enhance transport capacity for the wider area. The Central Commercial District will provide Punchbowl Lane Site issues Buncefield BPA pipeline Breakspear House Up to 195,000 square metres of flexible commercial space to cater to everything from small start-up businesses through to large, high-quality office space 1 Space for a modern business campus of three-storey Hogg End Lane 2 3 offices supported by a hotel, leisure facilities, conference space and small scale shops and restaurants Logistics and warehousing units up to 25 metres high A new bridge link across A414 Breakspear Way to 2 provide safe cycle and pedestrian crossing into the heart of the commercial campus and to the wider area 8 4 An upgraded junction on A414 Breakspear Way that eases traffic and improves access to Green Lane and to the Northern and Southern residential areas 6 5 An attractive landscaped corridor either side of the A414 as part of a gateway arrival into Hemel Hempstead Green a Lane 1 6 An upgrade to Green Lane to continue the spine road 9 through the development for the wider business and a M1 Junction 8 residential community to benefit from 4 A 15 pitch traveller site to the northern edge of the Central Commercial District, as required by the 3 local authority 5 A414 Breakspear Way 8 Buncefield Consultation Zone requires a green corridor at the middle of the Central Commercial District that cannot be built on. Further out, office buildings in this area are also required to be smaller, catering for a maximum of 100 employees per building Red line indicates land under Crown Estate ownership 9 Development area pushed back to protect Breakspear House

6 Southern Residential Area The proposed Southern Residential Area will comprise up to 1,000 new homes, including 40% affordable housing. It will also provide a mix of housing that reflects the character of Leverstock Green and meets the needs of the local community, now and into the future. Existing constraints have been carefully considered in the design of our masterplan for the southern area. SADC s Local Plan proposes a minimum of 1,000 homes to be built in the Southern Residential Area. However, the land area allocated in the Plan is not sufficient to accommodate this number of homes due to several constraints including the BPA petrol pipeline and the need to improve the existing noise barrier along the M1. Our preferred option is to improve the existing barrier and we are talking with Highways England about this. If we are not permitted to upgrade the existing bund, an additional bund will be needed. This will mean the development will have to extend further than SADC have planned for. Last time you said... At the last consultation, residents told us that local healthcare provision at Leverstock Green is at capacity. Our masterplan will provide space in the new local centre to accommodate new local healthcare provision, such as a GP s surgery, that would support not only the new community but Leverstock Green as a whole. Flooding along Green Lane was also raised and so new lakes have been integrated into the country park to help mitigate this issue. The Southern Residential area will provide A414 Breakspear 5 Site issues Way M1 Noise BPA pipeline Westwick Row Up to 1,000 new homes including 40% affordable housing A new 2 form entry primary school that will be capable of future expansion if needed A new local centre, serving the new community with space for healthcare provision, community hall and shops that do not compete with existing shops in Leverstock Green M1 3 A spine road through the development comprising a tree lined boulevard from 4 4 Breakspear Way (A414) to connect to Hemel Hempstead Road (A414) as a 30mph street A 4 hectare country park accessible to the 6 whole community Leverstock Green 5 A 15 pitch traveller site as required by SADC 3 Westwick Row 6 Westwick Row will remain a quiet country lane and only be crossed once by the spine road Upgrade the existing noise attenuation barrier A414 Hemel Hempstead Road Red line indicates land under Crown Estate ownership

7 East Hemel Transport The Crown Estate has worked closely with Hertfordshire Local Enterprise Partnership, Hertfordshire County Council, Highways England, and St Albans and Dacorum councils to develop our transport strategy for East Hemel. Walking and Cycling Route Spine Road Foot bridge M1 A Our improvements are designed to support the transport growth that will result from the 8,20 new homes that need to be delivered across the area by 2031, and not just the 2,500 new homes at our site. Punchbowl Lane Hogg End Lane B M1 Junction 8 A414 Breakspear Way Our transport strategy will include a new spine road running through the site from the A414 to the B48 as well as new walking and cycling routes. We are also considering up to a dozen offsite transport mitigation measures such as the introduction of signals at two junctions between Shenley Road and Redbourn Road. C A141 Northern Junction and Nickey Line A A new roundabout onto the B48 will act as a northern gateway into East Hemel, enhanced by new planting and water features. Following feedback, we have moved the location of the access westwards to ensure the country park remains undisturbed. B48 Various options have been explored for crossing the Nickey Line. Our preferred option is an at grade crossing which will be enhanced by gates, LED lighting and new cycle and footpaths. Junction 8 and Breakspear B The first phase of our works will replace Breakspear Roundabout with traffic signals to better cater for traffic flows. In due course we will upgrade Junction 8, creating a link from Maylands and the Northern and Central areas to the M1 southbound carriageway. This will remove a significant element of traffic from Breakspear junction, supporting transport growth in the wider area. Junction 8 Junction 8 Southern Junction and Westwick Row C Junction 8 Westwick Row will remain separated from the new development to preserve its natural country lane status with only one crossing point. We are proposing stopping up Westwick Row to the north to stop it becoming a rat run but would welcome residents views on this &161.0-SOUTHERN AREA- WESTWICK ROW CROSSING AND ROUNDABOUT-EXTRACT.dwg A new landscaped roundabout onto the A414 will act as a southern gateway to East Hemel. N A414 LANGFORD LODGE 109 PEMBROKE ROAD CLIFTON, BRISTOL BS8 3EU T: F: THE CROWN ESTATE EAST HEMEL SOUTHERN AREA: WESTWICK ROW CROSSING AND SOUTHERN ROUNDABOUT (EXTRACT) m Metres 1: Scale Date JUNE 201 This drawing and its content are the copyright of SLR Consulting Ltd and may not be reproduced or amended except by prior written permission. SLR Consulting Ltd accepts no liability for any amendments made by other persons.

8 East Hemel Journey Times We have undertaken modelling to understand the impact of East Hemel on journey times for some typical journeys in the area. The comparison below is between current journey times and future journey times once East Hemel is fully built out, including with our proposed transport improvements. Nevertheless we recognise that other planned growth in Hemel over the next 15 years will also impact journey times. We are undertaking further modelling with local stakeholders to look at the cumulative impact of East Hemel and other planned developments in the area, on the local transport network. Public transport, cycling and walking To support East Hemel, and growth in Hemel Hempstead more widely, new bus routes will be provided to serve all residential and commercial areas of the site. The routes will link to the town centre and Hemel Hempstead train station. Our masterplan is also designed to promote healthy living by encouraging walking and cycling. No residential area will be more than 600 metres away from a cycling route. A pedestrian and cycle route will also be created to run alongside the new spine road and a pedestrian/cycle bridge will be built across the A414 to link the northern and southern parts of the site together. Proposed Route to North via Queensway Proposed Route to the South via St Albans Hill Proposed North South Link Map showing new proposed bus routes

9 Landscaping and open spaces Our proposals are landscape-focused and seek to retain existing hedgerows, trees and field boundaries where possible. We will create a necklace of green spaces that connect the three areas together and enable the community to walk and cycle through the site. To support this our masterplan will include: More than 30 hectares of green, open space accommodating different recreational uses Structured planting to complement the existing vegetation framework and provide new wildlife habitats Landscaped noise attenuation along the M1 motorway corridor Sustainable drainage features designed as lakes and water features A key feature of East Hemel will be the creation of two country parks in the northern and southern parts of the site. These parks will be open to all and will include a variety of uses that encourage different activities from walking to birdwatching to football. The Northern Country Park will include: A green northern gateway to East Hemel comprising trees and lakeland features A community orchard by B48 A 5 hectare meadow grassland managed as skylark habitat Information points, cycle routes and foothpaths incorporating fitness trails and natural play areas On-site tree nursery to grow ash dieback resistant seedlings Designed viewpoints Woodland planting to provide a backdrop to the park The Southern Country Park will include: Cycleways and footpaths running across the park and linking to areas beyond A community event space surrounded by attractive planting Attractive sheltered sitting spaces Sports pitches with car park and changing facilities Drainage ponds, surrounded by seating and attractive walks Extensive new tree planting Avenue tree planting along the boulevard, with views across the park

10 Character and design While our proposed masterplan does not confirm specific detail about things like the design of new homes or the feel of local centres, we want existing residents to be able to visualise the new community. At The Crown Estate we have a long history of creating brilliant places. As the principal landowner, we will oversee delivery of East Hemel from start to finish and have a direct interest in ensuring our development is the best it can possibly be. We will ensure our plans are of the highest quality by developing and implementing a strict Design Code. Below we have set out a number of our objectives for East Hemel when it comes to character and design as well as examples of similar developments that have influenced our thinking. Living Our masterplan takes a varied approach to housing design, density and layout. Both the Northern and Southern residential areas will be sensitive to the character of the nearby area, as well as having their own distinct character. East Hemel will also offer a range of housing tenures to help meet local need and ensure the community that lives there is genuinely mixed. Housing in East Hemel will be nearly all two storey, however constraints on the site means there is potential for the density of homes to vary. That means potentially detached and semi-detached homes and even apartment complexes, depending on the character of the surrounding area and whether the homes are for first time buyers, a large family or the elderly. Working East Hemel s commercial centre will accommodate the employment needs of local, regional and national businesses. As well as industrial and logistics warehousing, the site will feature a modern business campus of up to three storey office buildings, a hotel and other supporting restaurants and shops. Relaxing We will deliver a landscape-first masterplan that prioritises creating quality environments and supporting infrastructure. East Hemel will reflect the surrounding area, where homes and communities are built around open spaces, not the other way round. We want to create local centres in the north and the south where people can relax, that prioritise high quality public realm and have their own distinct characters.

11 Technical reports In addition to our comprehensive transport study, to support our masterplan we have undertaken a number of studies on the site to minimise the impact from development. STUDY MITIGATION ECOLOGY AND WILDLIFE A suite of ecological surveys have been undertaken, including species specific surveys. Our development could impact local bat and bird populations and known badger setts as a result of earthworks association with construction. New planting will ensure habitat connectivity is retained for bats and as a foraging resource for birds. Where required, badger setts will be replaced by new, artificial setts. New planting will increase the amount of high-value semi-natural habitat, including around 20 hectares of woodland and 20 hectares of grassland. ARCHAEOLOGY & HERITAGE A detailed heritage study identified potential impacts upon one Grade I Listed building, as well as a number of other Grade II Listed buildings on the site. There may also be an impact upon buried archaeology as a result of We will retain existing vegetation and plant new vegetation in order to provide screening of views to/ from the Listed buildings. Should any buried archaeology be encountered during construction, this will undergo preservation in situ or by record, as appropriate. ground disturbance associated with construction. AIR QUALITY As well as the potential impact during construction, post construction, increased traffic volumes from new commercial and residential traffic may also impact local air quality. A Construction Environmental Management Plan (CEMP) will include best practice working methods to prevent the creation of dust. Our masterplan also locates future residents away from potential sources of air pollution. NOISE There is potential that increased noise and vibration levels during construction could impact existing and future residents. Beyond this, new residents in East Hemel could be affected by the noise of traffic from the M1. Our CEMP will phase noisy activity away from sensitive areas and limit working times for activities that could result in high noise/vibration levels. An acoustic bund along the eastern side of the northern and southern sites will reduce noise levels from the M1. DRAINAGE & FLOOD RISK The development could cause a change in flood risk due to increased surface runoff and pooling/standing water. Groundwater quality may also be impacted by mobilisation of SuDS attenuation features including ponds and swales will restrict surface runoff to predevelopment (Greenfield) runoff rates. Sealed attenuation features will prevent the mobilisation of contaminated groundwater. contaminated groundwater.

12 Sustainability The Organisation for Economic Co-operation and Development (OECD) defines sustainable development as development that meets the needs of the present without compromising the ability of future generations to meet their own needs. It assumes the conservation of natural assets for future growth and development. At The Crown Estate, we integrate sustainability into all that we do, and it is no different at East Hemel. Our development will create value in five aspects of sustainability natural, social, human, physical and economic helping to establish a balanced, diverse and thriving community. Natural By providing extensive green infrastructure, including two new country parks, East Hemel will make a net positive contribution to habitats, wildlife, green and blue spaces in the local area. Social East Hemel will create a network of public spaces and community facilities to serve new and existing communities. From cafés and restaurants to cricket pitches, cycling routes and natural amphitheatres in our country parks, East Hemel will be designed with communities in mind. Human Our masterplan will promote walking and cycling where possible to encourage healthier lifestyles. As well as a design which encourages physical activity, the extensive use of green space, new planting and landscaping, will also improve local air quality and help to mitigate the impact of noise from the M1. Physical Our strict Design Code will ensure sustainability is integrated throughout the physical environment. We will seek to encourage the use of electric vehicles and renewable energy systems such as photovoltaics and solar thermal heating will ensure carbon emissions are kept low. Economic During construction and once complete, the mix of uses and functions at East Hemel from our business campus and warehousing to restaurants and shops will provide a sustainable economic footing, not just for East Hemel but for the surrounding community as well.

13 Next steps Summer 201 continue engaging with the local community as well as pre-application meetings with SADC and neighbouring Dacorum Autumn 201 consider public consultation responses and finalise Masterplan Late 201 submit planning application 2018 application determined Late 2019 work starts on site 2021 first house completions and commercial occupancy Your views are important to us We want to hear your views about our plans and we will consider all feedback received. We d be grateful for comments by 4 th August 201. Feedback forms are available here today, or alternatively you can leave feedback via our consultation website: You can also get in touch with us via: Phone Thank you for attending

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