Viability of housing scheme in doubt

Updated proposals have been submitted to East Herts Council for 342 new homes west of Sele Farm.

The new plans include revised highways measures and affordable housing provision.

An outline planning application was first submitted four years ago in April 2019, but the project has faced delays over the viability of the scheme, with the council and developers unable to agree how many affordable homes should be included. The matter was subsequently referred to the Royal Institute of Chartered Surveyors, who concluded that the scheme would not be viable if 40% affordable housing were provided, as required by council policies.

The updated scheme proposes 20% affordable housing, split between 40% rented homes and 60% shared ownership. However, the council has said that it's looking for at least 84% of the affordable provision to be rented.

The new proposed highways measures include widening Perrett Gardens for a bus route.

Hertford Town Council have expressed concerns about the updated proposals, following a meeting of the council's planning sub-committee.

Committee strongly felt that these proposals does not meet the policies as set out in the Sele Neighbourhood Plan. Policy HSHE3 in the Sele Neighbourhood Plan identifies Archers Spring as a designated wildlife site.

The plan states: ‘Proposals should conserve and enhance biodiversity and deliver net biodiversity gains (in accordance with the current best practice Biodiversity Impact Calculator). The nature conservation value of wildlife sites and other significant habitats including the River Beane will be protected from any harmful impacts of development, in accordance with their status. In particular, the following designated local wildlife sites listed will be protected, managed and where possible enhanced’.

Committee regrets the lack of affordable housing proposed.

It was felt that little is proposed for local amenities with no local community hub proposed.

Concern was expressed regarding the proposed bus route through Perret Gardens, and route changes which may result in loss of bus stops.

It was felt that improvement could be made to cycling and walking routes both across the development and as part of the wider network to encourage sustainable travel. This includes:

A wish that provision could be made to widen the footway alongside the lower part of Welwyn Road near to 1 Fordwich Rise which is a well-used route to the station and town for many people.

The ancient walking route connecting to the Ridgeway should connect to the walking routes in the development.

Concern was expressed regarding the exclusion of the green wildlife corridor and buffer zone on the east side of the development, which was identified in the original proposals but has not been included. This links with the ancient woodlands and could give further opportunity for a footway.

The 30mph speed limit on the B1000 should extend beyond the development to improve safety of pedestrians, cyclists and vehicles.

It was noted that the energy saving plan has changed in the last five years, and questioned how the developers will respond to this.

It was noted that 4 plots will be provided for self-builders but would encourage these to be for zero carbon homes.

It was also hoped that all new homes on the development would include environmental and sustainable measures such as solar panels, air source heat pumps and charging points for electric vehicles.

:: Hertford Town Council Planning Sub-committee

The current planning application is for outline planning permission, with a full detailed application to follow if the council approve the outline proposals.

The area to the west of Sele Farm is one of five areas allocated to housing in the council's District Plan, which was adopted in 2018 under the previous Conservative administration.

Other areas earmarked for homes in the plan include land to the west of Thieves Lane, currently being developed by Croudace; the former gas works in Marshgate Drive, land to the north of Bengeo, and a site in Mangrove Road, currently nearing completion.