Proposals for land at Smug Oak Lane BRICKET WOOD Previous Linden Homes and Wates Developments scheme Welcome Welcome to Linden Homes and Wates Developments public exhibition. Working together as joint venture partners, we have acquired an interest in land at Smug Oak Lane, Bricket Wood. As you may be aware, outline planning permission was granted in March 2016 for the development of the site to provide up to a total of 138 new homes, which includes refurbishment to the Old Lodge and Hanstead House, and access via Smug Oak Lane. The proposals on display today seek to develop the site with 129 new homes, 22 of which are proposed to be classified as affordable housing. Today s exhibition provides you with an opportunity to view and comment on the proposals prior to the submission of a reserved matters planning application. We are keen to hear your views so please do take the opportunity to speak to representatives of the project team and submit your comments on the feedback forms provided. Thank you for your interest and for taking the time to attend today s event.
About us Since 2006, Linden Homes and Wates Developments have worked together on 23 joint venture residential schemes in England, providing 3,992 high-quality new homes. Linden Homes Linden Homes is the country s fifth largest housebuilder. We are the housebuilding division of Galliford Try, one of the UK s leading construction companies. We are based in Harefield, Uxbridge and are one of 11 regional offices that operate right across England, from Cornwall to Northumberland. With a reputation for high quality developments in prime locations, Linden Homes strives to create sustainable new developments. We were awarded the NHBC Pride in the Job Quality Award in 2017, Silver at the What House? Awards in 2016 for Sustainable Developer of the Year as well as Best Large Housebuilder at The Brick Awards in 2016. We are proud of this recognition from within the industry. Engaging with local communities is central to the work that we do. We understand that if we are to deliver houses that not only meet the aspirations of those who seek to live in them but also enhance the existing neighbourhood, then we need to talk to and engage with local people. By seeking out local knowledge and listening to local opinion, we are able to build a fuller picture. We can identify the wider benefits that developments can bring to the existing community. Wates Group and Wates Developments Wates Group is one of the largest privately-owned construction, development and property services companies in the UK. Wates employs over 4,000 people and works with more than 10,000 supply-chain operatives and partners to successfully deliver our projects throughout the UK. Wates has a vision to become the most trusted partner in the built environment, leaving a positive legacy for the communities in which we work and live. Wates Developments specialises in land, planning and residential development throughout southern England. Our business holds a large and growing portfolio of potential residential development land and our team focuses on securing valuable planning consents in sustainable locations. Once consented we may sell our land or invest in residential development schemes through long established joint ventures with leading UK house builders, such as Linden Homes, across the south of England. We believe that the building and selling of new homes is an expertise and as such we choose our partners carefully. Having developed some of the best sites in southern England, we remain focused on ensuring our new houses become new homes. By creating outstanding teams of both our own people, leading housebuilders and consultants, we engage positively with stakeholders and secure valuable planning consents, delivering new investments, homes, infrastructure and sustainable communities. Previous Linden Homes and Wates Developments scheme
Site background Located in the district of St Albans, the site lies to the east of Bricket Wood and 4.5 miles to the south of St Albans town centre. The M25 lies north of the site. Bricket Wood train station is within a five minute walk of the site to the east. The site contains a number of buildings associated with the former HSBC Training Centre, formal gardens and open parkland with a large man made lake to the north. Outline planning permission was granted in March 2016 for the redevelopment of the site to provide up to a total of 138 new homes, which includes refurbishment to the Old Lodge and Hanstead House, and access via Smug Oak Lane. The outline planning permission states that access is to be via Smug Oak Lane with all other matters of landscaping, layout, scale and appearance to be determined by a future reserved matters planning application. The illustrative masterplan shown below was submitted as part of the approved outline planning application. Outline masterplan
The proposals Reserved Matters masterplan Linden Homes and Wates Developments proposals seek to develop the site with: An attractive mix of 129 new homes, comprising 1, 2, 3, 4 and 5 bed dwellings. Of the 129 homes, 22 homes are proposed to be classified as affordable housing. This was previously agreed as part of the outline planning consent. Tree lined avenues running through the development. Retention of existing trees and landscape features and the introduction of significant landscaping to enhance the overall parkland setting of the development. Retention of the local heritage assets, Hanstead House and garden and the Grade II listed, Yule Mausoleum. The scheme would deliver numerous benefits to the local community and St Albans City & District Council through the Government s New Homes Bonus Scheme and a comprehensive Section 106 package comprising: Education, healthcare, childcare, greenspace, highways and public transport contributions. What are reserved matters? Reserved matters are the design details of layout, scale, appearance and landscaping that were reserved for future agreement by the Council. All of these reserved matters are yet to be determined by the Council and are therefore part of this application. Matters such as the principle of development on the site, the point of vehicular access and the total number of homes that can be built on the site were agreed as part of the outline planning consent. While Linden Homes and Wates Developments proposals closely follow the concept developed for the Outline masterplan, as shown on the previous board, the reserved matters proposals do not extend to the parameters of what is allowed for within the outline consent. The total proposed volume and floorspace is below the amount illustrated on the approved outline plans.
Design and landscaping Proposed streetscenes Design The proposals comprise: An attractive mix of 129 new homes. A mixture of apartments, terraced, detached and semi-detached homes. Building heights range from 2-4 storeys across the development. Seven distinct character areas. Conversion and extension of Hanstead House and the Old Lodge. The elevations above are indicative of the style proposed. The intention is to create a development that is identifiable as part of Bricket Wood. Landscape proposals The landscape proposals respond to the existing parkland setting and are sensitive to the wider local landscape character. The landscape strategy utilises the existing vegetation to create an enhanced green setting for the proposed housing areas and enables a green infrastructure network that improves connectivity, assists in habitat creation and provides opportunities for recreation. The majority of the trees across the site will be retained including the avenues from Smug Oak Lane and Drop Lane. Elsewhere new trees, shrubs and hedges will be planted to complement the residential architectural style and enhance the overall parkland setting of the development. The lakes will continue to be managed to ensure adequate drainage and enhanced bio-diversity across the site. The parkland setting and formal gardens associated with Hanstead House will be restored with the area of grassland and trees to the south of Smug Oak Lane providing additional amenity space and access to the lakes. A new woodland buffer is proposed which will enhance the rural setting from Drop Lane and encourage wildlife. The western park will include a footpath and links to a recreation / play area overlooked by the apartments to the north of the area. It is proposed to retain Hanstead Wood as a community woodland promoting community, education and nature conservation benefits.
Highways, access and drainage Access and circulation plan Highways and access The location of the vehicular access to the site from Smug Oak Lane was agreed as part of the Outline planning permission. A Comprehensive Transport Assessment was submitted to Hertfordshire County Council, as part of the outline planning application. All properties would have parking in line with the Council s standards. Access and leisure routes within the site and connecting to the network of public footpaths and bridleways are proposed to encourage healthy and active lifestyles. The development is situated in a sustainable location, located within a short walking distance of Bricket Wood. Drainage A flood risk & drainage strategy was approved as part of the outline planning application. The principles of this will be expanded upon as part of the reserved matters planning application and will inform the adoption of a surface water drainage strategy that complies with the Council s guidance. The rate of discharge will not exceed but may improve the calculated rate of discharge from the existing site. Sustainable Drainage Systems (SUDS) principles will be employed in the design to restrict the rate of flow from the site and improve the long-term drainage position on the site. The drainage network has been carefully modelled to ensure that the flow is restricted so that flooding is not caused on either the new development or downstream of the site and that all peak storms can be accommodated within the onsite system, up to a 1 in 100 year event including the effects of climate change.
St Albans case study Linden Homes and Wates Developments investment in St Albans Since 2006, Linden Homes and Wates Developments have worked together on 23 joint venture residential schemes in England, providing 3,992 high-quality new homes. Details of one of the schemes can be found below: King Harry Park, St Albans 150 new homes of which 53 are classified as affordable housing, delivering much needed housing in the district. A total investment in the scheme by Linden Homes and Wates Developments of 60m. A contribution towards local services and infrastructure of 3.76m through a Section 106 agreement. A new footpath to St Albans as part of the off-site works. The creation of a number of new jobs during the construction period. A development of 150 homes would require a workforce of 225 people.* With 150 new homes, including 53 affordable homes, King Harry Park is an exciting development in St Albans. King Harry Park is a high-quality, contemporary development designed to embrace its surroundings. It provides desirable homes for those who live there, with an attractive street scene for everyone who passes by. Linden Homes and Wates Developments approach was to create a façade that reflects and complements the existing features of the area. Linden Homes and Wates Developments conducted an extensive period of consultation with the community prior to the submission of a planning application. This reflects their shared commitment to engaging with local people in the areas they are seeking to develop. Mosaic, Victoria Street, St Albans Linden Homes has also provided 400 homes in St Albans at Mosaic, Victoria Street. 400 new homes of which over 100 are classified as affordable housing, delivering much needed housing in the district. A significant contribution towards local services and infrastructure through a Section 106 agreement. The creation of a number of new jobs during the construction period. A development of 400 homes would require a workforce of 600 people.* Victoria Street, St Albans was a former Network Rail surface car park which Linden Homes replaced with a high-quality, mixed-use scheme that has become a focal point in the neighbourhood. The scheme provided 400 high-quality new homes and a multi-storey car park. The site also includes a landmark building at the centre. Linden Homes believes the development has improved the streetscape by regenerating a previously unattractive area. As part of the planning permission, Linden Homes made significant financial contributions towards local infrastructure through the Community Infrastructure Levy. * Professor Michael Ball, Reading University, The Labour Needs of Extra Housing Output King Harry Park, St Albans Mosaic, Victoria Street, St Albans
Community benefits The development of Linden Homes and Wates Developments scheme at Smug Oak Lane would deliver a number of important benefits to the local community and St Albans City and District Council including: Financial contributions towards local services, affordable housing and infrastructure through the Section 106. On site open space and public open spaces to include a play area for children. Significant investment into the local economy through the development of the site. The provision of much needed affordable housing for local people. New Homes Bonus payments to St Albans City and District Council. The money is provided un-ringfenced. The creation of a number of new jobs during the construction period. A development of 129 homes would require a workforce of 194 people.* Opportunities for local people seeking apprenticeships in the building industry. Highly energy efficient homes using the fabric first approach, helping to reduce the cost of utility bills. * Professor Michael Ball, Reading University, The Labour Needs of Extra Housing Output (2005)
Previously completed Linden Homes and Wates Developments scheme Next steps Thank you for taking the time to attend today s exhibition about Linden Homes and Wates Developments proposals to develop land at Smug Oak Lane, Bricket Wood. We hope that you found the event helpful and informative. We would be grateful if you would take the time to complete one of the comment forms available. Following the exhibition, the project team will review the feedback received prior to submitting a reserved matters planning application. You will have a further opportunity to provide comments to the Council during the statutory consultation period that will be held following the formal submission of the planning application. Thank you for attending. If you have any questions or would like to discuss the proposals at any point, please contact us using the details provided below: Freephone information line: 0800 298 7040 Website: www.lindenhomes.co.uk/community/oaklane Email: feedback@consultation-online.co.uk June / July 2018: Public consultation on proposals July / August 2018: Review all comments received Finalise planning application Submission of a reserved matters planning application August - September 2018: Statutory consultation period Ongoing local engagement October / November 2018: Likely determination of the planning application