Spencers Park Phase 2

REDBOURN
WOODHALL
YOU ARE HERE
REDBOURN RD

CHERRY
TREE LANE

PHASE 1
GROVEHILL
THREE CHERRY
TREES LANE

THE SITE

REDBOURN RD

LINK ROAD

SWALLOWDALE
LANE

BOUNDARY

LANE

MAYLANDS
BUNCEFIELD
QUEENSWAY

HIGHGROVE

HEMEL
HEMPSTEAD
CENTRE

ADEYFIELD

BREAKSPEAR
WAY

M1

Site boundary
Nickey Line
Phase 1 development

Welcome to The Crown Estate and the Homes and Communities

Agencys public exhibition on our proposals for Phase 2 of the
Spencers Park development.
Phase 2 of Spencers Park could deliver up to 600 homes, including up to 35%
affordable housing, a new primary school and sports pitches, public open space and
7,200m of commercial space to support up to 500 new jobs. Phase 1 of Spencers
Park is currently being developed by Barratt Homes on HCA land and will deliver 357
new homes, community buildings, retail space and a local park.
The public consultation is an opportunity for the local community to view the current
proposals, speak with members of the project team and let us know your views.
Feedback from residents and businesses will form a key part of the proposals as we
finalise the plans and work towards submitting an outline planning application in the
coming months.
Members of our project team are on hand to answer any questions you may have.
Please fill in a feedback form once you have viewed the information on display here
today or visit our consultation website: www.spencerspark2.co.uk after the event.

About the landowners

The Homes and Communities Agency (HCA) and The Crown Estate
have formed a partnership to unlock a development site with the
potential to deliver new homes at Spencers Park.
The partnership will see the two organisations, who both own land
at the site, work together to progress a planning application for
Phase 2 of Spencers Park, a 25ha site located to the north east of
Hemel Hempstead.
The HCA is the Governments land and housing agency developing public sector
land and investing in communities. In 2014/15 the HCA helped build more than
50,000 new homes through investment and land, and released enough public sector
land to create 23,000 new homes.
For more on the HCA visit: www.gov.uk/HCA
The Crown Estate is an independent commercial business established by Act of
Parliament and last year secured consent for 7,000 new homes in various locations.
Over the last 10 years The Crown Estate has returned over 2.3bn to the Treasury
for the benefit of UK taxpayers.
For more on The Crown Estate visit: www.thecrownestate.co.uk

The need for new homes

Councils are required to have a Local Plan in place, which sets out
their long term housing needs for the local area. The site for Phase 2
of Spencers Park crosses the boundary between Dacorum Borough
Council and St Albans City & District Council, with the majority of the
site in Dacorum (around 80%).
Dacorums Adopted Core Strategy (2006 2031) sets out a need for 430 new
homes to be built in the Borough each year up to 2031. Spencers Park is identified in
Dacorums Core Strategy as a new residential neighbourhood that can deliver up to
1,000 new homes, including a new primary school and community facilities.
This includes the 357 new homes that are currently under construction on Phase 1
of Spencers Park. The far southern corner of Spencers Park is identified for
employment uses associated with the Maylands Business Park.
The eastern part of Spencers Park (around 20% of the site) extends into St. Albans
City & District Council. St. Albans is currently reviewing its Local Plan and has
recently published its Draft Strategic Local Plan, which identifies our site for housing
development. The site was previously identified for employment development in the
St. Albans Local Plan (1994).
Both Dacorum and St Albans recognise the importance of delivering new homes,
employment and community facilities in sustainable locations such as Spencers Park.

The site and surrounding area

REDBOURN

REDBOURN

REDBOURN RD

WOODHALL
YOU ARE HERE

i
0m
/1
0m ing
80 walk

CHERRY
TREE LANE
REDBOURN RD

n
mi
/5
0m ing
40 alk
w

PHASE 1
GROVEHILL

THE SITE

THREE CHERRY
TREES LANE
LINK ROAD

SWALLOWDALE
LANE

BOUNDARY

LANE

MAYLANDS

HIGHGROVE

BUNCEFIELD

HEMEL
HEMPSTEAD
CENTRE

Site boundary
Nickey Line
Phase 1 development

M1 &
LONDON

Industrial
School
Open space

Shops / retail
Community facilities
Sports facilities

Bus stops

The site, around 25 hectares (60 acres), is currently used for agricultural
purposes and is located between Cherry Tree Lane, Three Cherry Trees
Lane and Redbourn Road. It is next to the Maylands Industrial Estate to
the south and Phase 1 of the Spencers Park development to the north.
The site is within 800m of the Maylands Business Park and community facilities such as
Woodhall Farm Community Centre. It is within 1.5km of Astley Cooper secondary
school, Woodhall Farm Medical Centre and a Sainsburys supermarket. The site is
around 3km from the town centre of Hemel Hempstead and benefits from good public
transport connections, with bus stops located nearby and public/cycle routes, including
the Nickey Line, leading into the town centre.

Maylands Employment Area

The site is located to the east of the Maylands Employment Area, which is one of the
largest business parks in the UK and a major local employment area. The sites nearby
location offers opportunities for residents to work close to their home, reducing the
need for lengthy commutes.
The Maylands area is undergoing significant change, with a new mixed use
development in the Maylands Gateway Area delivering new employment, retail and
community facilities, as well as public open space. There is also a proposed residential
and mixed use development in the heart of the Maylands area. Along with Spencers
Park, these developments will create an attractive mixed area with new homes, jobs
and community facilities.

Understanding the area

As part of the outline planning application we are preparing a full
Environmental Statement. This technical and environmental work, along
with feedback from consultees, is all being fed into the design work to
ensure that all issues are considered.
Buncefield Oil Depot
Discussions have taken place with the Health and Safety Executive (HSE) regarding
the Buncefield Oil Depot, which is located south of the site. The HSE has confirmed
our proposals are fully in accordance with their safety guidelines and advice.

Flood risk and drainage

The entire site is located in Flood Zone 1, which has the least risk of flooding. A surface
water drainage strategy is being prepared to identify the most appropriate forms of
drainage for the site.

Landscape and trees

The site is visually well screened by surrounding developments, with industrial areas to
the west and south, and Phase 1 of Spencers Park to the north. The majority of trees
and hedgerows on site will be retained, along with substantial new planting.

Ecology
A number of ecology surveys have been undertaken on the site to ensure that
we have a full understanding of the ecology of the site. The surveys have not identified
any significant ecological issues on site and new planting and ponds will support
existing wildlife and create new habitats.
The surveys include:
Bat

Great crested newt

Breeding bird

Invertebrate

Wintering bird

Reptile

Dormouse

Hedgerow

Cherry Tree Lane

Southern site boundary

Three Cherry Trees Lane

Developing a masterplan
Stage 1
Having analysed the site features and
opportunities, an initial concept was developed
around a central spine road. The concept sought
to complement the landscaping from Phase 1 and
introduce parkland to act as a buffer to the edge
of the commercial space to the south.

Stage 2
This stage considered locating the school in the
centre of the site, surrounded by existing trees
and hedgerows. It also explored the location of
the village centre, the size of the village green and
landscaped parks.

Stage 3
The spine road was rerouted along the edge of
the retained trees in the centre of the site, creating
a well landscaped central spine for new housing.
The school was moved to a southern location to
benefit from additional play and sports facilities.

Stage 4 current plan

The location of the primary school has been
established, along with sports pitches for potential
use by the public. The layout has been amended
to protect existing tree roots and increase the
amount of green space available. Retail space has
also been included in the village centre.

The masterplan

CHERRY
TREE LANE

THREE CHERRY
TREES LANE

The draft masterplan

PROPOSED VEHICLE
ACCESS

POSSIBLE EMERGENCY
ACCESS POINT

PRIMARY SCHOOL

ENTRANCE
APARTMENTS

EMPLOYMENT ZONE

VEHICLE LINK TO
PHASE 1
PEDESTRIAN / CYCLE
LINK TO PHASE 1 AND
NICKEY LINE

NICKEY LINE

SPORTS FIELDS

NEW ROUNDABOUT
AND ENTRANCE

RETAINED TREES &

HEDGEROWS

VILLAGE CENTRE

DRAINAGE PONDS AND

LANDSCAPING

NEW PARKLAND AND

MULTI USE GAMES
AREA

10

PHASE 1 BOUNDARY

Key features and benefits

Up to 600 new homes, including up to 35% affordable housing across the site.
A range of new homes, from apartments to 4-bed family homes.
Provision of 7,200m of new commercial space to support up to 500 new jobs.
2

New two-form entry primary school for up to 420 pupils.

New village centre with retail space and a village green.
New public open space and dedicated play areas for children.
Improved public/cycle links to Maylands Industrial Park, Phase 1 of Spencers Park
and the Nickey Line.
Existing trees and hedgerows retained where possible and enhanced to provide
new opportunities for wildlife.
Significant investment in local infrastructure such as education, public transport
and public open space.

Highways and transport

Key:

Traffic Flows

AM

PM

Existing

1992

2019

Development

85

83

% Change

4%

4%

Traffic Flows

AM

PM

Existing

1697

1907

Development

39

35

% Change

2%

2%

Spencers Park
Phase 1
Spencers Park
Phase 2
Redbourn Road
Cherry Tree Lane
Swallowdale Lane
Boundary Way

Traffic Flows

AM

PM

Existing

954

882

Development

116

118

% Change

12%

13%

Traffic Flows

AM

PM

Existing

148

260

5%

3%

Development
% Change

Green Lane
Three Cherry Trees
Lane
Spencers Park Phase 2
Total Two-way Trips

Traffic Flows

AM

PM

Existing

1494

1152

Development

114

132

% Change

8%

11%

AM

PM

Existing

1499

1242

Development

96

105

% Change

6%

8%

361

PM (17:00-18:00)

387

Traffic Flows

AM

PM

Existing

280

234

Development

43

62

15%

26%

Traffic Flows

AM

PM

Existing

1749

1457

Development

139

167

% Change

8%

11%

% Change

Traffic Flows

AM (08:00-09:00)

Traffic plan

The above plan shows the current traffic levels on local roads at peak times, as well
as the proposed increase as a result of Phase 2 of Spencers Park. We are currently
producing a detailed Transport Assessment, which will be submitted as part of the
outline planning application and fully considered by Hertfordshire County Council
(HCC) when the application is determined.
The main point of access for the new homes will be to
the south of the site via a new four arm roundabout
off Three Cherry Trees Lane. Positioning the main
access at this location reduces the impact on the
surrounding local access roads. A separate access
for the commercial space will be provided at the
southern end of the site via a new junction designed
for heavy goods vehicles.

Thr

ee

THREE CHERRY
TREES LANE

Che

rry

Tre

es

Lan

Thr

ee

Ch

erry

Tre

es

Lan

Boundary Way

New four arm roundabout

There will be a link to Phase 1 of Spencers Park, providing two points of vehicle
access for the combined Spencers Park residential development.
The site benefits from good links to existing bus services, including 2, 46 and ML1,
with bus stops approximately 600m from the site on Redbourn Road.
A new pedestrian link to the Nickey Line and Redbourn Road will be accessible
through Phase 1 of the development.
Use of sustainable modes of transport will be encouraged by upgrading footpaths
around the site and contributing towards local cycleways.
We are in discussions with HCC about financial contributions to support local
infrastructure, which may include contributions towards improving local roads,
public transport and walking/cycling routes.

Wider benefits
New commercial space
The proposals include 7,200m of new
commercial space for offices and light industrial
units. This will deliver a truly mixed use
development and could support up to 500 new
jobs in the local area. The commercial space
would be separated from the residential
development by new public open space,
accessible to both residents and employees.
Operators and final uses will be market-led but
we are keen to hear from local businesses and
residents on their ideas for this space.
2

An example of how the new commercial

space could look

New primary school

An example of how the new primary

school could look

The proposals include a new two-form entry

primary school for up to 420 pupils, along
with playing fields and sports pitches. This
will meet the increased demand for primary
school places from the new homes in both
Phase 1 and 2 of the development. Discussions
are taking place with the Education Authority
regarding financial contributions towards
increasing the provision of secondary school
places in the area.

Public open space

Sketch of the new parkland area separating

the homes and commercial space

The masterplan will introduce new pockets

of open space throughout the scheme, from
new village greens to larger parklands which
separate the new housing from the commercial
space. There will also be childrens play areas
and equipment to create an attractive and
welcoming places to live.

Other community facilities

The closest GP surgeries to the site are the Woodhall Farm Medical Centre,
Grovehill Medical Centre and The Highfield Surgery all of which are currently
accepting new patients. We are in discussion with the local NHS body regarding
healthcare capacity in the area. It is likely we will make a financial contribution
towards sustainable travel, nursery provision and youth facilities, which will be
agreed before any decision on the application is made.

Your views and next steps

Your views
We are keen to hear your views on our proposals
for Phase 2 of Spencers Park.
We would be grateful if you could complete a
feedback form and either:
P
 ost it in the comments box before you leave or
send it back using the Freepost address
P
 rovide comments online by emailing
info@spencerspark2.co.uk or download the
feedback form at: www.spencerspark2.co.uk
We would like your comments by
Friday 11th March 2016.

What happens next?

We will consider all feedback received, alongside
the ongoing technical work which will form part of
the planning application. This will then inform any
amendments to the proposals before we submit a
planning application later this year.

Timeline
2016

Submission of
outline planning
application
Summer 2016

Determination of
outline planning
application
Early 2017

2017

Submission of detailed
reserved matters
applications (house
types, materials etc.)
2017/ 2018
2018

Thank you for taking the time to visit

our exhibition.
Start on site
2018/2019
2019