{"text_format":"1","workbook":"xlsx","n_sheets":72,"sheets":["Drop downs","BLANK","Front Page","Disclaimer","HS01","HS02","HS03","HS04","HS05","HS06","HS07","HS08","HS09","HS10","HS11","HS12","HS13","HS14","HS15","HS16","HS17","HS18","HS19","HS20","HS21","HS22","HS23","HS24","HS25","HS26","HS27","HS28","HS29","HS30","HS31","HS32","MU01","MU02","MU03","MU04","MU05","MU06","MU07","MU08","MU09","MU10","MU11","MU12","MU13","MU14","MU15","MU16","MU18","MU19","MU20","MU21","MU22","MU23","MU24","EM01","EM02","EM03","EM04","ED01","ED02","GT01","Housing & mixed use RAG","Employment & Education RAG","Pivot table","Pivot","Summary table","Sheet1"],"not_rendered":{"charts":1,"images":4,"macros":1,"external_links":1,"defined_names":65,"comments":0,"pivot_tables":1},"unopened":[],"bounds":{"document_bytes":16777216,"sheet_cells":100000,"rows_first":2000,"rows_last":500,"rows_between":2000,"halvings":0,"cell_chars":16384,"cell_head_chars":4096},"cells_cut":0,"cells_raw":0,"read":"whole","date_system":"1900"}

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["Cumulative","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence","Significance"]
["Yes","Direct","Low","Short","Localised","Permanent/Irreversible","Significant Positive"]
["No","Indirect","Medium","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive"]
["N/A","N/A","High","Medium","Regional","Temporary/Irreversible","Neutral"]
[null,null,"N/A","Medium/Long","National","Temporary/Reversible","Uncertain"]
[null,null,null,"Long","N/A","N/A","Minor Negative"]
[null,null,null,"N/A",null,null,"Significant Negative"]

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["Site Name"]
["Site Description"]
["Assumptions made"]
["Additional information",null,"Anticipated Yield",null,null,"Sustainability Zone"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors."]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. "]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. "]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing."]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food."]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles."]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality."]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.",null,null,null,null,null,null,null,"Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. "]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ",null,null,null,null,null,null,null,"Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. "]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough."]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm."]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. "]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development."]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development."]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems."]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: An uncertain effect has been identified in relation to SA13, as the site is within 50m of a listed building. Although policy DC7.5: Heritage Assets aims to protect such assets, adverse effects from development are not entirely ruled out, as development deemed to be within the interest of the public could still be permitted. It is unclear if this development would therefore still be permitted, hence an uncertain effect has been recorded. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. However, it is currently unclear what these effects could be. "]
["Suggested Mitigation"]
["SA13: The uncertain effect identified in relation to SA13 could be mitigated by the removal of policy wording in Policy DC7.5: Heritage Assets and the Historic Environment, which allows for development at the expense of the historic environment if deemed within the interest of the public. This would remove any uncertainties, hence the effect identified would be modified to a neutral effect. \nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA3:  There is potential for a cumulative negative effect across the borough, as an increased population is likely to increase pressure and demand on public transport, health services and education. Although Local Plan Policy IN10.1: Integrated Infrastructure Delivery does specify that infrastructure will need to be provided on site where a need is identified, the lack of time and spatial detail for some measures makes it difficult to determine if enough will be delivered to reflect potential population increases resulting from development. No reference is made to the cumulative need for further infrastructure arising from multiple developments.\nSA5: An increase in the proportion of housing in highly urbanised town centre areas is likely to increase pressure on existing open space, which may not be sufficient for an increased population. A potential significant negative cumulative effect has therefore been identified for this SA objective. \nSA8: Air quality across the Borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA9: A potential negative cumulative effect has been identified in relation to noise during construction if several sites are developed in combination. Local Plan Policy NE8.6: Managing the Impacts of Development should ensure that noise is considered, however, potential in combination effects are not explicitly referred to. The amendment of the policy to consider this could help to mitigate this potential effect. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the Borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves. No Local Plan policies currently address this issue. However, the only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the widespread nature of these reserves across the Borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of housing within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.1 is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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[null,null,null,null,"Watford Local Plan Proposed Modifications "]
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[null,null,null,"Sustainability Appraisal Report"]
[]
[null,null,null,"Appendix E: Local Plan Chapter 13 (Policy SA13.1 Allocation Sites) Sustainability Appraisal Matrices"]
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[null,null,null,null,null,null,null,null,null,null,"Prepared by:"]
[null,null,null,null,null,null,null,null,null,null,"ClearLead Consulting Ltd "]
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[null,null,null,null,null,null,null,null,null,null,"Project Ref: C0110"]

{"sheet":"Disclaimer","index":3,"n_rows":45,"n_cols":7,"rows_kept":45,"cut":false,"hidden":false,"merged":[[39,1,39,2],[39,6,39,7],[8,4,8,6],[21,2,34,6],[37,1,37,2],[37,6,37,7],[38,1,38,2],[38,6,38,7],[44,1,44,2],[44,6,44,7],[41,1,41,2],[41,6,41,7],[40,1,40,2],[40,6,40,7],[42,1,42,2],[42,6,42,7],[43,1,43,2],[43,6,43,7]]}
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[null,null,null,"Contract  No:","C0110"]
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[null,null,null,"Issue",7]
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[null,null,null,"Authors        ","Izzy Teague and Vicky Pearson"]
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[null,null,null,"Project Director                     ","Johanna Mitchell"]
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[null,null,null,"Date:","2022-05-26"]
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[null,null,"LIMITATIONS\nThis report has been prepared by ClearLead Consulting Limited solely for the use of the Client and those parties with whom a warranty agreement has been executed, or with whom an assignment has been agreed. Should any third party wish to use or rely upon the contents of the report, written approval must be sought from ClearLead Consulting Limited; a charge may be levied against such approval.\nClearLead Consulting Limited accepts no responsibility or liability for:\na) the consequences of this document being used for any purpose or project other than for which it was commissioned, and\nb)  the use of this document by any third party with whom an agreement has not been executed.\nThe work undertaken to provide the basis of this report comprised a study of available documented information from a variety of sources (including the Client) and discussions with relevant authorities and other interested parties.  The opinions given in this report have been dictated by the finite data on which they are based and are relevant only to the purpose for which the report was commissioned. The information reviewed should not be considered exhaustive and has been accepted in good faith as providing true and representative data pertaining to site conditions. Should additional information become available which may affect the opinions expressed in this report, ClearLead Consulting Limited reserves the right to review such information and, if warranted, to modify the opinions accordingly.\nIt should be noted that any recommendations identified in this report are based on information provided by the Client and as gathered for the SA. In absence of information to the contrary, ClearLead Consulting Limited will use the information provided to complete the report.\n"]
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[null,"VERSION CONTROL RECORD"]
[null,"Issue",null,"Description of Status","Date","Reviewer Initials","Authors Initials"]
[null,1,null,"Draft","2020-05-11","JM","IT"]
[null,2,null,"Final for WBC mitigation response ","2020-06-03","VP","IT"]
[null,3,null,"DRAFT SA Report Final Draft Local Plan","2020-12-03","JM","IT/LD/VP"]
[null,4,null,"DRAFT SA Report Final Draft Local Plan- updated assessment","2020-12-21","JM","IT/VP"]
[null,5,null,"FINAL SA Report for Final Draft Local Plan - Updated assessment","2021-01-14","VP","IT"]
[null,6,null,"FINAL SA Report for Submission Local Plan - Incorporating modifications","2021-07-26","JM","VP"]
[null,7,null,"FINAL Post Examination Local Plan - Incorporating modifications","2022-05-26","JM","VP"]

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["Site Name","HS01"]
["Site Description","Land and Garages at Lych Gate"]
["Assumptions","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located in excess of 800m (safe walking distance) away from healthcare facilities, a train station and a community or town centre. There is, however, a bus stop within 400m. There are also schools within 1km walking distance of the site, however, the primary school is currently oversubscribed. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (5). Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","There is potential for a significant negative effect to occur from the development of further sites within the borough when there is an existing lack of capacity within primary and secondary schools. "]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Regional","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Indirect","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","Site HS01 is located over 400m of Woodside Recreation Ground, providing access to recreational facilities and open space. However, access to healthcare could require a car, as the nearest GP practice is over 1 mile away. For these reasons, a potential minor negative effect has been recorded in relation to this SA objective. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","Although the site is within 400m of a bus stop, it is over 800m from the nearest train station (Garston Station) and employment area. This site is therefore located in an area of low sustainability, hence a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place.  ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","This site is not located on or adjacent to any SSSIs or LNRs, and part of the proposed site is previously developed land. However, there is currently an area of well developed bushes and trees covering part of the site. This could be mitigated by Local Plan Policy NE9.8: Biodiversity.","Minor Negative"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","N/A","N/A","N/A","N/A","N/A","N/A","Minor Positive","This site is currently used as garages and is therefore a brownfield site. Development here should therefore aid in meeting one of the SA sub-objectives, hence a potential minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre, and on the edge of the borough. It is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","Part of this site is previously developed land, which has been used as garages, therefore the development of this site works towards one of the SA sub-objectives. Hence, a minor positive effect has been identified","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS01 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","Development considerations for this site require proposals to have regard to the Waterdale Recycling Centre and Waste Transfer, which is located approximately 850m from this site. Its operations should be taken into account. This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS02","index":5,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[3,2,3,3],[3,5,3,6]]}
["Site Name","HS02"]
["Site Description","Land and buildings at 275 Sheepcot Lane"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,21,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located less than 800m from facilities such as recreation, healthcare and a place of worship. This could help to ensure all future residents here are able to access these facilities. There are also primary and secondary schools within walking distance of the site, however, the local primary school is currently running at 150% capacity. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","This site has good access to open space (the nearest site, Albans Wood is located 360m away), and there are leisure, recreation and healthcare facilities all located within 800m walking distance of the site. Therefore, a potential significant positive effect has been identified for this SA objective, although it is noted that this is of low magnitude due to the small size of the site. ","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","Although the site is within 400m of a bus stop, it is over 800m from the nearest train station (Garston Station) and employment area. This site is therefore located in an area of low sustainability, hence a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","This site is located within walking distance of healthcare and leisure facilities, thus journeys by private car could be minimised with development of this site. This could indirectly help to improve poor air quality in the area, therefore a potential indirect minor positive effect has been recorded. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This site is located in an area which currently experiences high levels of light pollution (above 8 Nanowatts) and noise pollution between 65-70dB. Development at this site could increase the levels of both pollution sources, in particular, noise pollution during construction. However, the current use of the site is a recycling facility and therefore once operational there is expected to be an improvement in relation to the local noise levels. For this reason, a potential minor positive effect has been recorded for this SA objective.","Minor Positive"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","A minor positive effect has been identified in relation to SA14, as this site is located wholly on previously developed land and it is assumed that development will improve the appearance of the site. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre, and on the edge of the borough. It is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Significant Positive","This site is located on previously developed land and contains no area of greenfield land. Development of this land could also help to increase the density of housing in the locality of the site. Therefore, a potential significant positive effect has been recorded for this SA objective, although it is noted that this is of low magnitude due to the small size of the site. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. For this reason, a neutral effect has been identified. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS02 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","High","Medium/Long","Borough Wide","Permanent/Reversible","Minor Negative","This site is currently a recycling centre, specialising in electrical and electronic equipment, hence development here could affect the ability of the borough to process and recycle some waste. However, a development consideration has now been added to refer to the Waste Local Plan and consult with the waste authority to reduce risk of a negative effect. Therefore, only a potential minor negative effect is identified due to the potential loss of this small scale recycling facility. ","Significant Negative"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: A significant negative effect has been identified because the development of this site could lead to the loss of a recycling centre, and thus reduce the ability of the borough to adequately recycle certain electrical waste. "]
["Suggested Mitigation"]
["SA4: The potential negative cumulative effect identified due to the development of multiple small sites may not be possible to mitigate, due to a shortage of available sites within the borough. \n"]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA5: Site HS02 has good access to open space (the nearest site, Albans Wood is located 360m away), and there are leisure, recreation and healthcare facilities all located within 800m walking distance of the site. Therefore, a potential significant positive effect has been identified for this SA objective, although it is noted that this is of low magnitude due to the small size of the site. \nSA16: This site is located on previously developed land and contains no area of greenfield land. Development of this land could also help to increase the density of housing in the locality of the site. Therefore, a potential significant positive effect has been recorded for this SA objective, although it is noted that this is of low magnitude due to the small size of the site. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS03","index":6,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[3,2,3,3],[3,5,3,6]]}
["Site Name","HS03"]
["Site Description","Land and Garages Adjacent to 1 Lavinia Avenue "]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located less than 800m from facilities such as recreation, healthcare and a place of worship. This could help to ensure all future residents here are able to access these facilities. The site is also within walking distance of local primary and secondary schools, however it is noted that the primary school (Coates Way Junior & Infant School) in particular is currently oversubscribed. Therefore, a potential  minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Significant Positive","This site has poor access to open space (the nearest site, Garston Park is located over 800m walking distance away), however there are leisure, recreation and healthcare facilities all located within 800m walking distance of the site. Therefore, a potential significant positive effect has been identified for this SA objective. ","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Indirect","Medium","Medium","Localised","Permanent/Irreversible","Minor Negative","There are several bus stops located along St Albans road, perpendicular to Lavinia Drive. However, this site is located away from employment areas, and without good access to the nearest station (Garston station), hence this site is located within a low sustainability zone. The development of this site could therefore help to increase the number of private car journeys made within the borough. Therefore, a potential minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located in an area of high noise and light pollution. Development here could exacerbate these problems, however this is considered unlikely due to the small nature of the site (a maximum yield of 6 dwellings). Therefore, a neutral effect has been recorded. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a Listed Building. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent any impact on the setting of this asset. Site considerations for HS03 also include the need to avoid adverse impacts on Garston Bus Garage, adjacent to the site. Therefore, an overall neutral score has been recorded. ","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on partially previously developed land, which is currently used as garage space, therefore a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","Although this development is located outside of the town centre, it is within close proximity of the Garston local centre, and so could help support this local centre. A minor positive effect is identified as the yield of this site is only 5 dwellings. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","Part of this site is previously developed land, which has been used as garages, therefore the development of this site works towards one of the SA sub-objectives. Hence, a minor positive effect has been identified","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <1000m from the nearest watercourse and located within Groundwater Source Protection Zone 2. Adverse impacts on Groundwater Source Protection Zone 2 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Minor Negative","This site is located within 1000m of the nearest water source and in zone 2 of the groundwater source protection zone. Therefore, development has the potential to compromise the quality of local river and groundwater. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS03 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA5: A potential significant positive effect has been identified in relation to SA5, as the site has good access to local leisure, relation and healthcare facilities by foot. This should enable future residents of this site development to access the facilities they require to remain fit health, and with a good quality of life. \nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves. No Local Plan policies currently address this issue. However, the only way to mitigate this effect may be to prevent development within such safeguarding zones, which may not be practicable within Watford due to the widespread nature of these reserves across the borough. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS04","index":7,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[0,1,0,9],[1,1,1,9],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3],[3,5,3,6]]}
["Site Name","HS04"]
["Site Description","Land and buildings at 5 Sheepcot Drive"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,9,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to a bus stop, and there are leisure, recreation and healthcare facilities within 800m of the site. There are also facilities such as a place of worship, community centre and town centre within walking distance (less than 800m) from HS04. Local primary and secondary schools are within walking distance of the site, although it is noted that Kingsway Junior and Infants Schools are nearing capacity). Access to a train station is, however, in excess of 800m away. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Indirect","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Minor Positive","This site has poor access to open space, however there are leisure, recreation and healthcare facilities all located within 800m walking distance of the site. Therefore, a potential minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Negative","This site is located within a low sustainability zone, and although this site has good access to a bus stop, access to a train station and employment areas are poor. This works against two of the sub objectives, and could lead to an increase in the uptake of private car rather than sustainable transport methods. For this reason, a potential minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light pollution and medium Nosie pollution levels, hence development here could exacerbate these issues. However, a maximum of 12 dwellings will be constructed at this site, meaning development is unlikely to significantly affect these receptors. Therefore, a neutral impact has been recorded. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located on previously developed land, therefore a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Although this development is located outside of the town centre, and on the edge of the borough, the maximum yield of dwellings for this site is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site is located on previously developed land and could help to increase housing density within this area. Therefore, a potential significant positive impact has been identified for this SA objective.","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <1000m from the nearest watercourse and located within Groundwater Source Protection Zone 2. Adverse impacts on Groundwater Source Protection Zone 2 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Minor Negative","This site is located within 1000m of the nearest water source and in zone 2 of the groundwater source protection zone. Therefore, development has the potential to compromise the quality of local river and groundwater. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS04 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: The development of this site could help to make use of previously developed land, as well as increase the density of housing in the area. Therefore, a potential significant positive effect has been identified, although this is of low magnitude due to the size of the site. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS05","index":8,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[3,2,3,3],[33,0,33,11],[34,0,34,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,5,3,6]]}
["Site Name","HS05"]
["Site Description","Land at the Badger Public House"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,9,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Indirect","Low","Medium/Long","Localised","Permanent/Reversible","Minor Negative","This site is located on the old grounds of the Badger Public House. Development of this site for residential purposes could remove employment land from a location well suited to such use. This site is also located away from current sources of employment. Therefore, a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to healthcare and bus services as well as a range of small shops immediately adjacent. However, this site has poor access to a train station (North Watford), community facilities and a place of worship. In addition, there are schools within walking distance, but these are currently operating close to capacity and access to Future Academies Watford on Horseshoe Lane would require pupils to walk across dual carriage way (the A405). However, it is noted that there is a new primary school which could be developed on the former Meridian School site (ED01), which could help to ensure all are able to access primary education within the borough. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","Although there is good access to healthcare and bus services from the site, there is poor access to education. Local primary schools are within walking distance, however, they are over subscribed. The nearest secondary (Future Academies Watford) requires students to cross the A405 to access it by foot. Hence, there is potential for a significant negative effect to occur without mitigation.  "]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Indirect","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive","                                                                                                                                                              "]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Indirect","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site has good access to healthcare facilities, however access to open space and leisure facilities is over 800m walking distance from the site. It is unlikely that open space can be re-provided in such an urbanised area, which could compromise the ability of residents to access open space for exercise. For this reason, a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Negative","This site is located within a low sustainability zone, and although this site has good access to a bus stop, access to a train station and employment areas are poor. This works against two of the sub objectives, and could lead to an increase in the uptake of private car rather than sustainable transport methods. For this reason, a potential minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as a maximum yield of 12 dwellings is expected for this site. This number of homes is unlikely to further exacerbate current light pollution, nor affect noise levels at the site, although it is noted that there could be a temporary noise increase during construction at the site.  ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on partially previously developed land, which is currently used as a pub, therefore a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Although this development is located outside of the town centre, and on the edge of the borough, the maximum yield of dwellings for this site is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Borough Wide","Temporary/Reversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <1000m from the nearest watercourse and located within Groundwater Source Protection Zone 1. Adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Minor Negative","This site is located within 1000m of the nearest water source and in zone 1 of the groundwater source protection zone. Therefore, development has the potential to compromise the quality of local river and groundwater. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS05 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS06","index":9,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6]]}
["Site Name","HS06"]
["Site Description","Land at Russell Lane"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,93,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS06 is located on the periphery of the borough, away from essential services and facilities. Development of this site could therefore create a further need for facilities where they are currently lacking. Moreover, the site is within a low sustainability zone, with train stations beyond walking distance and bus services limited. The nearest primary school (Holy Rood Primary) is within walking distance but currently exceeding capacity and the closest secondary school is 3.7km away along a busy dual carriageway (the A405). The development of a new secondary school in the nearby Three Rivers area could help to ensure 11-18 year olds are able to access education from this site. However, this would require pupils to cross outside of the borough for education, and would not be within safe walking distance of the site. There are also no clear plans to extend the rail network or healthcare facilities in close proximity to this site. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (93). Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The expected housing yield of this site is 93 dwellings, meaning this site should provide 35% affordable homes in line with Policy HO3.3 of the Local Plan as well as increasing market housing availability. For these reasons, a potential significant positive effect has been identified. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is situated adjacent to Hunton Bridge Roundabout, a source of noise and air pollution, which could adversely affect the health of future residents. However, site considerations do include the need for a Noise Assessment to be carried out and policy 13.1 requires any required mitigation to be put in place. This site is located within 400m of Goodwood Recreation Ground. However, it is beyond walking distance from the nearest GP surgery and leisure facilities. An Infrastructure Delivery Plan (IDP) has now been prepared. This sets out infrastructure required within the borough and estimated costs. This is cross-referenced in Policy IN10.1 and supporting text and, in conjunction with CIL charging and strategies provided by the transport and education authorities, this will help to mitigate direct and cumulative impacts of new development.  An overall neutral effect is therefore identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n• \tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Negative","This site is located within a low sustainability zone, and although this site has good access to a bus stop, access to a train station and employment areas are poor. This works against two of the sub objectives, and could lead to an increase in the uptake of private car rather than sustainable transport methods. For this reason, a potential minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Medium/Long","Borough Wide","Permanent/Irreversible","Minor Negative","This site has the potential to indirectly affect air quality within the borough. Site HS06 is located away from most sustainable transport and is on the periphery of the borough, which could lead to increased travel via private car. This increase in travel, coupled with the expected yield of the site (93 dwellings) has the potential to cause an indirect minor negative effect could occur on local air quality. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place.  ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>65db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any potential cumulative effects with other developments. Thus an overall neutral effect has been recorded. ","Minor Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 93 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is greenfield land, which, although not designated as a wildlife site, is directly adjacent to priority habitats. Moreover, development of this site would lead to a direct decrease in tree cover and could lower the availability of green infrastructure within the borough. This would be a permanent and irreversible loss. However, Local Plan Policy NE9.8: Biodiversity should help to mitigate potential adverse effects, and requires a net gain in biodiversity. Modified development considerations for this site also detail the need to incorporate compensatory measures for the loss of this land. Therefore, an overall neutral effect has been recorded. ","Significant Negative"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a Listed Building. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent any impact on the setting of this asset. Therefore, an overall neutral score has been recorded. ","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Long","Localised","Permanent/Irreversible","Minor Negative","This site is located on greenfield land, and is located on the outskirts of the borough. This could detract from town centre areas, and would directly remove open space. Hence a potential minor negative effect has been identified for SA14. ","Minor Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Negative","The development of site HS06 would require the development of greenfield land, located on the edge of the borough boundary. This would not meet the subobjectives of concentrating development in high densities, hence a potential significant negative effect has been identified for this SA objective. ","Significant Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <1000m from the nearest watercourse and located within Groundwater Source Protection Zone 1. Adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Minor Negative","This site is located within 1000m of the nearest watercourse and in zone 1 of the groundwater source protection zone. Therefore, development has the potential to compromise the quality of local river and groundwater. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS06 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is partially located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA12: This site is greenfield land, hence the development of it would lead to the permanent and irreversible loss of current ecological assemblages on the site. Therefore, a significant negative effect has been identified. \nSA16: The site is located on entirely greenfield land, therefore development of this site works against SA16, with permanent and irreversible effects. Therefore, a significant negative effect has been identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA12 and SA16: The only way to fully mitigate this potential adverse effect would be to prevent all development of the site. However, this may not be practicable. Local Plan policy NE9.1: The Natural Environment encourages developments to achieve a biodiversity net gain where possible, although it is unclear if such a large loss could be replicated elsewhere in the borough. \nSA16: The only mitigation for this potentially significant negative effect would be to not develop this site. However, this may not be practicable due to the identified housing need within the borough. Therefore this effect cannot be mitigated.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: A potential cumulative positive effect has been identified for SA4, as the proportion of affordable homes within the borough could be increased through the development of multiple high yield sites, which will have to provide 35% affordable housing in line with policy HO3.3: Affordable Housing. \nSA16: A negative cumulative effect of building on several sites of greenfield land has been identified, due to a number of sites located on greenfield land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Both affordable housing and market housing provision within the borough could be increased with the development of this site, as 35% of the homes developed will need to be affordable in line with Local Plan Policy HO3.3. Therefore, a potential significant positive effect has been recorded. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS07","index":10,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,6,3,7],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","HS07"]
["Site Description","Land at former Mothercare Site"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,98,null,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Long","Borough Wide","Permanent/Irreversible","Minor negative","The development of this site for housing would remove employment space from within the borough. This could inhibit the development of some businesses looking for office space, therefore a potential minor negative effect has been identified. ","Minor negative"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Indirect","Low","Long","Borough Wide","Permanent/Irreversible","Minor negative","The development of this site for housing would remove employment space from within the borough. This could reduce the number of employment opportunities available within the borough. ","Minor negative"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This site is located in a medium sustainability area, with good access to leisure, a place of worship, bus services and Longspring local centre, as all are within walking distance of the site (<800m). Although there are no links to the rail network or community centres within walking distance of this site, it is expected that the good bus links will help to ensure residents are able to access the services and facilities they require. There are also primary and secondary schools within walking distance of the site, although it is noted that Cherry Tree Primary school is currently full. There may be a new primary school developed on the former Meridian School site (ED01), which could help to meet additional future educational needs. Therefore, a minor positive effect has been identified. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The expected housing yield of this site is 98 dwellings, meaning this site should provide 35% affordable homes in line with Policy HO3.3 of the Local Plan as well as increasing market housing availability. For these reasons, a potential significant positive effect has been identified. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS07 has good access to leisure, with a play park within 400m walking distance of the site. However, other leisure facilities and open space are beyond walking distance from the site, as is the nearest GP practice. This could prevent future residents from accessing the sporting and healthcare facilities they require to lead healthy and active lifestyles. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Negative","This site is located within a medium sustainability zone, and although this site has good access to a bus stop, access to a train station and employment areas are poor. This works against two of the sub objectives, and could lead to an increase in the uptake of private car rather than sustainable transport methods. For this reason, a potential minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","This site is located in a medium sustainability Zone, with good bus links within walking distance of the site. This could indirectly help to encourage future residents to use sustainable travel modes, thus decreasing private car use and associated emissions. Therefore, an indirect minor positive effect has been identified. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light pollution (>8 nanowatts) and located adjacent to Cherry Tree Primary School, which may be sensitive to increased noise levels during school hours. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including those in relation to any potential cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 98 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located on previously developed land, therefore a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land, and the development will increase density of development. Therefore, a potential significant positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS07 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is partially located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: A potential cumulative positive effect has been identified for SA4, as the proportion of affordable homes within the borough could be increased through the development of multiple high yield sites, which will have to provide 35% affordable housing in line with policy HO3.3: Affordable Housing. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Both affordable housing and market housing provision within the borough could be increased with the development of this site, as 35% of the homes developed will need to be affordable in line with Local Plan Policy HO3.3. Therefore, a potential significant positive effect has been recorded. \nSA16: This site is located entirely on previously developed land, and the development considerations require proposals to address the remediation of land or increased density of development. Therefore, a potential significant positive impact has been identified for this SA objective. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS08","index":11,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,6,3,7],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS08"]
["Site Description","Land at the Longspring Car Park"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,17,null,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within a medium sustainability area, with good access to a Longspring local centre and a bus stop is within 400m walking distance from the site. However, there is poor access (over 800m safe walking distance) to healthcare facilities and a train station. There are primary and secondary schools within walking distance of the site, however it is noted that local primary schools are nearing or over capacity. There may be a new primary school developed on the former Meridian School site (ED01), which could help to meet additional future educational needs. Places for leisure and recreation, community centres and a place of worship are all between 400-800m away. Therefore, it is expected that the lack of access to some facilities could be mitigated by bus travel, hence a potential minor positive effect has been recorded. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would deliver some affordable housing, in line with Policy HO3.3: Affordable Housing and could help to deliver 17 homes within the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Negative","A minor negative effect has been identified for this SA objective, as this site is over 800m from the nearest open space and GP practice. There are, however, some areas for recreation within 800m of the site. The finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Proposed main modification to Policy IN10.2 (M154) has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not and this would include open space and GP practices.  With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Indirect","Medium","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site is currently a car park, catering for 80 cars, with an additional disabled space and 2 electric charging points. Development of this site is likely to decrease the number of people able to travel by private car to the area. Access from the site to sustainable travel modes is currently good for buses, and although the nearest station, Watford North is just over 800m away, it is expected that bus routes will link this site to rail services. Car parking spaces will also be limited by future development, in line with Local Plan Policy ST11.5: Electric Vehicles, Car Parking, Car Clubs, which should help to limit the use of private cars associated with development at this site, as well as providing spaces specifically for electric vehicles. Thus there is potential for an overall significant positive effect to occur. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Significant Positive","A reduction in private car journeys could be achieved through the development of this site, which should indirectly aid in improving air quality due to lowered vehicle emissions. The number of parking spaces in the area will be decreased by 80 spaces, thus reducing the number of people able to travel into the Longspring area from other parts of the borough. Moreover, development of this site is likely to reduce the number of car journeys made by future residents, due to good access to sustainable travel modes. Therefore, a potential significant positive effect has been recorded for this SA objective. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","Yes","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Minor Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 21 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a Listed Building. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent any impact on the setting of this asset. Site considerations for this site also require proposals to avoid significant adverse impacts on 91-111 Longspring Listed Buildings. Therefore, an overall neutral score has been recorded. ","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently a car park, and development here is therefore entirely on brownfield land. Hence, a potential minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to Longspring local centre, hence development here may work towards maintaining the vitality and aesthetics of the area. A minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land, and the development considerations require proposals to address the remediation of land or increased density of development. Therefore, a potential significant positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS08 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: The development of several sites which are currently used as car parks could help to reduce the number of private car journeys made throughout the borough by both residents and visitors. Moreover, the development of multiple sites with good transport connections is likely to increase the use of sustainable transport for journeys in the borough. Both should indirectly aid in decreasing vehicle related emissions, thus improving air quality. Therefore, a potential positive cumulative effect was identified. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA7: Development of this site would aid in decreasing the amount of public car parking spaces available within the centre of the borough, which could help to indirectly increase travel to the area via sustainable transport modes. The site will also have limited car parking spaces once developed, although provide some electric vehicle infrastructure. Therefore, an overall potential significant positive effect has been identified in relation to SA7. \nSA8: A potential significant positive effect has been identified in relation to SA8, as development at this site could help to prevent private car journeys into the Longspring area, as well as ensure future residents of the site are able to use sustainable transport modes. Both effects will aid in reducing private car journeys, thus air quality is expected to be improved. \nSA16: This site is located entirely on previously developed land, and the development will increase density of development. Therefore, a potential significant positive impact has been identified for this SA objective. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS09","index":12,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,6,3,7],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS09"]
["Site Description","Land and buildings at 420-420a St Albans Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,9,null,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to a Longspring local centre and a bus stop is within 400m walking distance from the site. However, despite being located within a medium sustainability zone, there is poor access (over 800m safe walking distance) to healthcare and leisure facilities, as well as North Watford station. The nearest community centre and place of worship are all between 400-800m away. Moreover, although local schools are within walking distance, the nearest primary school (Parkgates Infant School) is currently at 99% capacity. There may be a new primary school developed on the former Meridian School site (ED01), which could help to meet additional future educational needs, although this may not be within walking distance of this site. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has poor access to open space, sites for recreation and healthcare facilities. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification (M80) to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 (M154) has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications (M170) in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Negative","This site has a bus stop within 400m walking distance and is located within a medium sustainability zone, however the nearest train station, Watford North, is over 800m away, as are the nearest employment areas. Therefore, a potential minor negative effect has been identified, as the allocation of this site will not help to integrate employment and housing. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","Although this site is within a medium sustainability zone, the poor access to facilities from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place.  ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located on a current car parking area and is therefore a brownfield site. Development here should therefore aid in meeting one of the SA sub-objectives, hence a potential minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to Longspring local centre, hence development here may work towards maintaining the vitality and aesthetics of the area. A minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is previously developed land, and development here would help to increase the density of housing in the area. Therefore a potential significant positive effect has been identified for this SA objective.","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS09 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located."]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: Site  HS09 is previously developed land, and development here would help to increase the density of housing in the area. Therefore a potential significant positive effect has been identified for this SA objective, although it is noted that this is of low magnitude due to the size of the site. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS10","index":13,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,6,3,7],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","HS10"]
["Site Description","Land and Garages at Balmoral Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,null,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS10 has good access to a range of facilities, such as formal leisure facilities (e.g. gyms), Munden Drive Open Space, bus stop and Longspring District Centre all within walking distance of the site. Although the nearest community centre is >800m away, the good public transport links should help to ensure residents are able to access the essential services and facilities they need. However, although there are some schools within walking distance of the site, these are oversubscribed, and the closest mixed secondary school is over 3.7km walk away, across a dual carriageway.  Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","There is currently inadequate school provision within the borough, which could be worsened by future development creating more need for school places within the borough. Specially, Future Academies, the closest mixed secondary school is a 3.7km walk from this site, and would involve children crossing the A405. "]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Positive","The development of this site should help to create 5 additional dwellings within the borough, which will aid in increasing the availability of market housing in the borough. However, proposals for this site will not need to comply with Policy HO3.3: Affordable Housing due to the small yield of the site, hence a minor positive effect has been recorded. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Indirect","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","Leisure facilities, Munden Drive Open Space and a GP practice are all within walking distance of this site (800m), which should allow residents to access some of the facilities required to support an active and healthy lifestyle. Therefore, a minor positive effect has been recorded, although it is noted that this is likely to be of low magnitude due to the small nature of the site. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","Site HS10 is within 400 walking distance of two Designated Industrial Areas and Longspring District Centre, a bus stop and within 800m of Watford North train station. This site is also within a medium sustainability zone. This should aid in ensuring residents are able to access employment, services and leisure locations through sustainable modes of travel. Therefore a minor positive effect has been recorded. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Localised","Permanent/Reversible","Minor Positive","This site has good access to sustainable transport and local services, which could encourage residents to reduce private car use, thus indirectly decreasing emissions. However, this site is 0.06ha, with an expected yield of 5 dwellings, hence an indirect minor positive effect has been recorded. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently derelict and development here is therefore entirely on brownfield land. Hence, a potential minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to Longspring local centre and is currently derelict, hence development here may work towards maintaining the vitality and aesthetics of the area. A minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land, and the development considerations require proposals to address the remediation of land. Therefore, a potential significant positive effect has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <1000m from the River Colne and located within Groundwater Source Protection Zone 1. Adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Minor Negative","This site is located within 1000m of the River Colne and in zone 1 of the groundwater source protection zone. Therefore, development has the potential to compromise the quality of local river and groundwater. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS10 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: This site is located entirely on previously developed land, and the development considerations require proposals to address the remediation of land. Therefore, a potential significant positive effect has been identified for this SA objective. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","HS11"]
["Site Description","Land to the Rear of 53 Langley Way"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,7,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","no","Indirect","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site lies over 800m from the nearest GP practice and train station. It is also between 400-800m to the nearest leisure site and community centre and located within a medium sustainability zone. Nearby schools, although within walking distance, are currently nearing capacity. However, the nearest bus stop is within 400m and shops are located to the front of the site. This should help to ensure residents are able to access essential services via public transport. Therefore, a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site has access to Cassiobury park within 800m walking distance, hence good access to open space and recreation.  However, access to healthcare facilities is poor, with no GP practice within 800m of the site. Therefore, a potential minor negative effect has been recorded for this SA objective, although it is noted that this is of low magnitude due to the small expected yield of the site. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","There is good access to a bus stop and although this site is within a medium sustainability zone, access to other sustainable transport modes and employment areas is poor. Bus services could aid in linking this site to the nearest Watford tube station, however it is unclear how frequent these would be. Some essential shops are, however, located to the front of the site. Therefore a potential minor negative effect has been identified for this SA objective.  ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites. Development here would result in the loss of green infrastructure, as this site contains a grassed area. However, Policy NE9.8: Biodiversity would require any loss of biodiversity to be mitigated by the developer and a net gain provided. A neutral effect is identified overall.","Significant Negative","The development of site HS11 would result in the permanent and irreversible loss of some greenfield space, which is currently a grassed area. Therefore, there is potential for a significant negative effect to occur.  "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4 Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","This site is a greenfield site, hence development here will work against the sub-objective of SA14. Therefore, a minor negative effect has been identified. ","Minor Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","This site is greenfield land, hence development here would result in the permanent and irreversible loss of such space. However, development here would help to increase housing density in the area and is a small site. Therefore, an overall minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS11 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA16: The sole mitigation for the negative cumulative effect identified for SA16, would be to limit or prevent development at the site. This may not be deemed practicable, due to the housing need identified within the borough. Therefore, this effect may not be wholly mitigated, but instead have to be accepted as a result of development. \nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A negative cumulative effect of building on several sites of greenfield land has been identified, due to a number of sites located on greenfield land. This would be a permanent and irreversible loss of such land. \nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified.  "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS12","index":15,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[3,8,3,9],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS12"]
["Site Description","Land and Garages between 139 and 149 Queens Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to healthcare and a bus stop, and there are sites for recreation within 800m. Watford Junction is also less than 800m away, as is the town centre. There are also schools within walking distance of the site, although it is noted that they are currently nearing or over subscribed. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site is located  800m from Radlett Road playing fields, the nearest open space. Access to Radlett Road is unlikely to be improved by local plan polices, and could reduce the ability of future residents to maintain a healthy lifestyle with a good quality of life. The closest GP practice is also over 400m from this site. Therefore, a minor negative effect has been recoded. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","Site HS12 is within a high sustainability zone, <400m of a bus stop, and 800m from the nearest rail station. There is also good access to employment areas, hence a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Positive","This site has good access to a bus stop, the rail network and employment sites. This should help to decrease the number of journeys made by private car and associated emissions, hence a potential minor positive impact has been recorded for air quality. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site is not located on any historic or cultural assets, although it is within 50m of a listed building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, although it is noted that some harm to such assets could be permitted if deemed to be within the interest of the public. No consideration of the LLB is included within site considerations. Therefore a minor negative effect has been recorded for this SA objective.","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is previously developed land, which is currently garages. This will help to increase density of development in this area, as well as ensure development is focused on brownfield land. For this reason, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This development is located within the town centre boundary, and could therefore aid in revitalising this area of the borough. It is noted that this site is very small (0.053ha) and will therefore have limited impact on the townscape as a whole. Hence, a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within a groundwater source protection zone 2 and 800m from the River Colne. However, Policy NE9.4: Flood Risk and Mitigation should ensure that any effects are identified, considered and mitigation planned prior to development. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. For this reason, a neutral effect has been identified. ","Significant Negative","This site is located within a groundwater source protection zone 2 and 800m from the River Colne and therefore has the potential to affect local water bodies, particularly during construction. These effects could be permanent and irreversible, hence there is potential for a significant negative effect to occur. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS12 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS13","index":16,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS13"]
["Site Description","Corner of Park Avenue and Rickmansworth Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated yield",null,9,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site has access to most facilities within 400m walking distance. Both Watford Junction and Watford North are within 800m walking distance of the site, as is the nearest GP practice. This is likely to allow future residents of the site good access to the services they require. Primary and secondary schools are within walking distance of the site, however, it is noted that these are at or nearing capacity. For this reason, an overall minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site has good access to open space and leisure facilities, with  Cassiobury Park and West Hertfordshire Sports Ground within 400m of the site, with further leisure facilities also nearby. Access to a GP practice is also within 800m of the site. This should help to ensure residents are able to access the space they need to enjoy a good quality of life, as well as accessing the healthcare they may require. For this reason, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site. ","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","A potential minor positive effect has been identified in relation to this SA objective, as although there is poor access to employment areas, there is good access to a bus stop and rail network (<800m walking distance), with the site lying in a high sustainability zone. This could increase the use of sustainable travel within the borough to access employment. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","N/A","N/A","N/A","N/A","N/A","Neutral","The poor access to employment opportunities from this site could lead to an increase in private car journeys, thus reducing air quality. However, the good connectivity of the site to sustainable transport modes could prevent private car use. Therefore, an overall neutral effect has been identified. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects inlcuding any which are cumulative. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 34 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently derelict, having been previously developed. Therefore, development of this site will make use of previously developed land, whilst also improving the local environment, hence a minor positive impact has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Positive","This site is partially located on previously developed land, which is currently used as garage space. The development of this site therefore aids in achieving a sub-objective, hence a minor positive effect has been identified. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS13 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA5: This site has good access to open space and leisure facilities, with  Cassiobury Park and West Hertfordshire Sports Ground within 400m of the site, with further leisure facilities also nearby. Access to a GP practice is also within 800m of the site. This should help to ensure residents are able to access the space they need to enjoy a good quality of life, as well as accessing the healthcare they may require. For this reason, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS14","index":17,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[3,2,3,3],[3,5,3,6],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[25,0,25,11],[32,0,32,11]]}
["Site Name","HS14"]
["Site Description","Land at 14-20 Upton Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,48,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","Although access to the rail network is poor from this site, bus services, healthcare and leisure facilities are all accessible within 400m of this site, as is the town centre and a place of worship. Access to a community facility is within 800m. There are both primary and secondary schools within 1km walking distance of this site, however, both are currently running at or over capacity.  Therefore, a potential minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The anticipated yield of this site is 48 dwellings, meaning this site should provide 35% affordable homes in line with Policy HO3.3 of the Local Plan as well as increasing market housing availability. For these reasons, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site.  ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Significant Positive","This site has good access to West Hertfordshire Sports ground (<800m away) and Cassiobury Park, as well as numerous leisure facilities. Cassio Surgery is also located within 400m of the site. Therefore, a potential significant positive effect has been identified for this SA objective. ","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n• \tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","Access to a bus stop is good from this site, which is located within a high sustainability zone. Train station access is poor, with both Watford Junction and Watford High Street located over 800m from the site. Access to designated employment areas is also poor. However, it is expected that bus services will help to link this site to the rail network and employment space, thus a minor positive effect has been recorded. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","A potential indirect minor positive effect has been recorded for this SA objective, as this site is located within a high sustainability zone with good access to bus services, although it is noted that this is of low magnitude due to the low yield of the site. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","Yes","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate exacerbating pollution issues. The addition of 48 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of Exchange House, a Listed Building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, and protection of this building is also included within site considerations. Development will also need to consider findings from the Council's Heritage Impact Assessment, therefore an overall neutral effect has been recorded for this SA objective. Mitigation measures will be identified through the Heritage Impact Assessment, required for submission prior to the determination of any application.","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Indirect","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of this site, within the town centre, could help to ensure the area remains an attractive place to live, work and visit. The site is also previously developed land, which is currently used as a car park. Therefore, an indirect minor positive effect has been identified in relation to SA14. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to the town centre boundary, hence development here may help to increase the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Gade. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Gade. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS14 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: Air quality across the borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA15: There is potential for a positive cumulative effect to occur from the development of several sites within and around the town centre area. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Affordable housing provision within the borough could be increased with the development of this site, as 35% of the homes developed will need to be affordable in line with Local Plan Policy HO3.3.\nSA5: A potential significant positive effect has been identified in relation to SA5, as development at this site is likely to arise in residents being able to access open space, leisure facilities and healthcare services which they require on foot, as all are located within 400m of the site. \nSA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy DC7.1 is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","HS15"]
["Site Description","Land and buildings at 87 Cassio Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,17,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","Although access to the rail network is poor, bus services, healthcare and leisure facilities are all accessible within 400m of this site, as is the town centre. Access to community facilities and places of worship are within 800m. There are both primary and secondary schools within 1km walking distance of this site, however, both are currently running at or over capacity. Therefore, a potential minor positive effect has been identified for this SA objective. ","Minor Positive",null,"add in line re 3 form entry primary, site unkon but iwhtin TC SDA. Keep as minor +ve as still Secondary issues. "]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The anticipated yield of this site is 17 dwellings, meaning this site should provide 35% affordable homes in line with Policy HO3.3 of the Local Plan as well as increasing market housing availability. For these reasons, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site.  ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","This site has good access to West Hertfordshire Sports ground (<400m away) and Cassiobury Park, as well as numerous leisure facilities. Cassio Surgery is also located within 400m of the site. Therefore, a potential significant positive effect has been identified for this SA objective (although it is noted that this is of low magnitude due to the size of the site).","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","Access to a bus stop is good from this site, which is located within a high sustainability zone. Train station access is poor, with both Watford Junction and Watford High Street located over 800m from the site. Access to designated employment areas is also poor. However, it is expected that bus services will help to link this site to the rail network and employment space, thus a minor positive effect has been recorded. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","A potential indirect minor positive effect has been recorded for this SA objective, as this site is located within a high sustainability zone with good access to bus services, although it is noted that this is of low magnitude due to the low yield of the site. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects inlcuding any which are cumulative. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 39 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Development proposals for this site require consideration of the Council's Heritage Impact Assessment. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently derelict, having been previously developed. Therefore, development of this site will make use of previously developed land, whilst also improving the local environment, hence a minor positive impact has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to the town centre boundary, hence development here may help to increase the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Gade. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Gade. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS15 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA15: The development of multiple sites in and around the town centre should help to make the area an attractive place to live, work and visit, hence a positive cumulative effect has been identified. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: The anticipated yield of this site is 17 dwellings, meaning this site should provide 35% affordable homes in line with Policy HO3.3 of the Local Plan as well as increasing market housing availability. For these reasons, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site.  \nSA5: This site has good access to West Hertfordshire Sports ground (<400m away) and Cassiobury Park, as well as numerous leisure facilities. Cassio Surgery is also located within 400m of the site. Therefore, a potential significant positive effect has been identified for this SA objective (although it is noted that this is of low magnitude due to the size of the site).\nSA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","HS16"]
["Site Description","Land and buildings are 176-186 Rickmansworth Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,12,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located on the periphery of the borough, with access to Watford tube station around 1km away. There is also are also no community centre or places of worship within 800m of the site. There are primary and secondary schools within walking distance of the site, all of which currently have spaces for more pupils. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site may not deliver any affordable housing, as the anticipated yield is 12 dwellings which is on the cusp of triggering a need to comply with policy HO3.3 Affordable Housing which requires 35% affordable housing to be provided for developments of 10 dwellings or more. However, the development will provide market housing, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","Healthcare, open space and leisure facilities are all available within 400m of this site. This should help to encourage residents to maintain an active lifestyle with a good quality of life. Therefore, a potential significant positive effect has been recorded for this SA objective, although it s noted that this is of low magnitude due to the small size of the site. ","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Negative","This site has good access to a bus stop and is located in a medium sustainability zone, but poor access to the rail network. Access to employment is also over 400m from this site and, due to the proximity to the borough boundary, some residents may travel out of the borough via private car to gain access to employment. Therefore, a minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to some facilities, train services and employment from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place.  ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a Listed Building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, and protection of 195-199 Rickmansworth Road is listed as a requirement within the site considerations. Therefore an overall neutral effect has been recorded for this SA objective.","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land, and development of the site should help to improve the aesthetics of the site which is currently used as a car show room, hence a potential significant positive impact has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Gade. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Gade. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS16 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA5: Healthcare, open space and leisure facilities are all available within 400m of this site. This should help to encourage residents to maintain an active lifestyle with a good quality of life. Therefore, a potential significant positive effect has been recorded for this SA objective, although it s noted that this is of low magnitude due to the small size of the site. \nSA14: A potential significant positive effect has been identified as this site is located on previously developed land. Moreover, development of the site could aid in increasing the aesthetic aspects of the site, hence a potential significant positive effect has been identified (although it is noted that this is a small site, hence a low magnitude has been identified for this potential effect). \nSA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS17","index":20,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3]]}
["Site Name","HS17"]
["Site Description","120-122 Exchange Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","Although access to the rail network is >800m away, bus services, healthcare and leisure facilities are all accessible within 400m of this site, as is the town centre. Access to community facilities and places of worship are within 400m. There are also primary and secondary schools within 1km walking distance of the site, although it is noted that these are currently at or exceeding capacity, and the closest mixed secondary school is a further 2km walk from site HS17. Therefore, a potential minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","This site is located in an area with a high number of leisure facilities, however most of these are gyms and access to open space is >800m away. Therefore, a potential minor negative effect has been identified, as not all heath needs may be met by existing facilities. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This site has poor access to a train station and employment areas, which could increase the need to travel through less sustainable modes of transport. However, there is good access to a bus stop, which should help to link the site to the rail network and this site is in a central location and a high sustainability zone, hence some employment opportunities should be present within walking distance. Therefore, a minor positive effect has been recorded. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","A potential indirect minor positive effect has been identified, as this site has good access to a bus stop, which should link this site to the rail network. This should aid in reducing car travel and associated emissions, thus air quality could be maintained and improved. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 50m of the High Street/King Street Conservation Area. Local Plan Policy HE7.2: Designated Heritage Assets should help to identify and mitigate any adverse effects, however, neither the policy nor the supporting text acknowledge the role of the setting of Conservation Areas specifically although there is mention of the setting of listed buildings and the setting of heritage assets is also protected in Policy QD6.5: Building Height. A modification to Policy HE7.2 have increased the emphasis on protecting designated heritage assets. With this mitigation in please within the Locla PLan policies, an overal neutral effect is recorded.","Significant Negative","Development of this site has the potential to negatively affect the setting of the High Street/King Street Conservation Area, either through direct damage to buildings or inappropriate design of development. This could have permanent and irreversible impacts, hence there is potential for a significant negative effect to occur. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on previously developed land, however development of this site is not likely to improve quality of life for residents or the wider townscape hence development here works towards only one of the SA sub-objectives. Therefore, a potential minor positive effect has been identified. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located on the periphery of the town centre boundary, hence development here could help to some extent in increasing the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and policy CC6.1 details the limiting of water consumption standards for new developments. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. Hence an overall neutral effect is recorded. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS17 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS18","index":21,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[3,5,3,6],[33,0,33,11],[34,0,34,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3]]}
["Site Name","HS18"]
["Site Description","Car Park at Vicarage Road/Exchange Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A bus stop, place of worship and local centre are all within 400m safe walking distance of this site. Leisure facilities and a community centre are also within 800m. However, access to a train station and healthcare exceed 800m. Whilst bus services may help to link this site to the rail network, the lack of accessible healthcare could mean some are not able to access the facilities they require. Development of this site could also prevent some current users of the Sikh Community Centre from accessing the building, as car parking for this site could be lost. Access to education is good from this site, with both primary and secondary schools within 1km walking distance. However, both of these schools are currently at or over capacity, and the nearest mixed secondary school is over 2km away. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","The nearest site of open space is over 800m away, although there is access to Watford recreation ground within 700m walking distance. The closest GP practice is over 800m walking distance away, Hence, a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site has poor access to train services, and the nearest employment area is located over 800m away. However, there is a bus stop linked to three bus services within 200m of the site, which could help to ensure there is a connection to public transport networks. HS18 is also located in a high sustainability zone and this site is currently a car park for the adjacent Sikh Community Centre. Development of this site is therefore likely to decrease the number of people able to travel by private car to the Community Centre. Hence, a potential significant positive effect has been recorded in relation to this SA objective, although it is noted that this is of low magnitude due to the small size of the site.","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","A reduction in private car journeys could be achieved through the development of this site, which should indirectly aid in improving air quality due to lowered vehicle emissions. The number of parking spaces in the area will be decreased. Moreover, development of this site could reduce the number of car journeys made by future residents due to good access to local bus services, although this is likely to be of low magnitude due to the size of the site. Therefore, a potential significant positive effect has been recorded for this SA objective.","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located adjacent to the Grade II listed former Watford County Court House, a Listed Building. Development at this site therefore has the potential to affect this building both during construction and once completed, by altering the setting of this asset. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to identify and mitigate any adverse impacts on the building or it's setting. Development proposals for this site also require consideration of the findings identified in the Council's Heritage Impact Assessment - this includes the need to avoid adverse impacts on these heritage assets, or provide appropriate mitigation strategies. Therefore, an overall neutral effect has been recorded. ","Significant Negative","Development at site HS18 has the potential to damage the adjacent Nationally Listed Grade II listed building, Watford County Court House. Negative impacts could be cause directly through construction, or through the altering of the setting of the building, which would be permanent and irreversible. There is therefore potential for a significant negative effect to occur. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located on previously developed land and development here could help to improve aesthetics of the built environment. However, development at this site could affect the setting of the adjacent Listed Building. It is expected that Local Plan Policy HE7.1: Enhancement and Protection of the Historic Environment will help to ensure that the setting of this building is considered as well as a proposed modification which makes reference to the Heritage Impact Assessment being required for the site. With this mitigaiton in place, a neutral effect is recorded.  ","Significant Negative","This site is located adjacent to a Grade II listed building, which forms an important part of the local townscape and distinctiveness. Development of site HS18 therefore has the potential to indirectly alter the current townscape permanently and irreversibly, hence there is potential for a significant negative effect to occur. "]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to the town centre boundary, hence development here may help to increase the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS18 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: Air quality across the borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA7: This site has poor access to train services, and the nearest employment area is located over 800m away. This could increase the proportion of people requiring private transport in order to travel. However, there is a bus stop linked to three bus services within 200m of the site, which could help to ensure there is a connection to public transport networks. HS18 is also located in a high sustainability zone and this site is currently a car park for the adjacent Sikh Community Centre. Development of this site is therefore likely to decrease the number of people able to travel by private car to the Community Centre. Hence, a potential significant positive effect has been recorded in relation to this SA objective, although it is noted that this is of low magnitude due to the small size of the site.\nSA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS19","index":22,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[3,5,3,6],[33,0,33,11],[34,0,34,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3]]}
["Site Name","HS19"]
["Site Description","Crown Passage Car Park"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,18,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS19 has good access to all facilities and transport links, except for a GP practice. The nearest practice is within 400m, however, this is a private medical centre. The closest NHS practice is around 1km walking distance away, on Upton Road. There is also limited access to education from this site, as although the nearest primary and secondary schools are within walking distance, these schools are at 96% capacity or higher. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site should deliver some affordable housing, in line with policy HO3.3: Affordable Housing as well as market housing to aid in meeting local housing needs. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Negative","This site has good access to open space and leisure facilities, with Watford Playground and Recreational Fields <400m away. A leisure centre is also nearby. However, healthcare is located over 1km walking distance away. For this reason, a potential minor negative effect has been identified for this SA objective, although it is noted that access to open space is good. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Short/Medium","Localised","Permanent/Irreversible","Significant Positive","This site has good access to sustainable travel modes, with both bus and rail networks within 400m of the site. Site HS19 is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA:2.2: Town Centre Strategic Development Area. HS19 is currently a car park. Development of this site is therefore likely to decrease the number of people able to travel by private car to the area. Therefore, a potential significant positive effect has been identified for this SA objective. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good links to sustainable transport modes, which could help to decrease car use and associated emissions. However, due to the small nature of this site, any effect on air quality is likely to be limited. Therefore, an overall neutral effect has been recorded. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 18 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within the High Street/King Street Conservation Area. This site is also located within 50m of Nationally and Locally Listed Buildings. These will have to be considered by developers in light of Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets. Avoiding harm to these assets is also included as a requirement within the site considerations for this site. Therefore, an overall neutral effect has been recorded for this SA objective. ","Significant Negative","Development of site HS19 has the potential to adversely impact High Street/King Street Conservation Area and the setting of several Listed Buildings. These impacts could be permanent and irreversible, hence there is potential for a significant negative impact. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","Site HS19 is a brownfield site, currently used as a car park. Development here therefore works towards one of the SA sub-objectives, hence a minor positive effect has been identified. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within the town centre boundary, hence development here may help to increase the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Colne and located within Groundwater Source Protection Zone 1. Local Plan policies  NE9.4: Flood Risk and Mitigation and NE9.5: Surface Water Management should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and that potential adverse impacts on groundwater sources are identified and mitigated. Hence a residual neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS19 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: The development of several sites which are currently used as car parks could help to reduce the number of private car journeys made throughout the borough by both residents and visitors. Moreover, the development of multiple sites with good transport connections is likely to increase the use of sustainable transport for journeys in the borough. Both should indirectly aid in decreasing vehicle related emissions, thus improving air quality. Therefore, a potential positive cumulative effect was identified.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA7: This site has good access to sustainable travel modes, with both bus and rail networks within 400m of the site. Site HS19 is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA:2.2: Town Centre Strategic Development Area. HS19 is currently a car park. Development of this site is therefore likely to decrease the number of people able to travel by private car to the area. Therefore, a potential significant positive effect has been identified for this SA objective. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS20","index":23,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[3,8,3,9],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11]]}
["Site Name","HS20"]
["Site Description","Land at Lower Derby Road"]
["Assumptions made","It has been assumed that the development of the site would result in complete loss of the current skate park, with this skate park re-provided in Oxhey Park."]
["Additional information",null,"Anticipated yield",null,59,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Access to most services is within 800m of this site. Part of this site is currently a skate park, hence development here could remove access to a community facility for current residents. However, this community facility is already undergoing reprovision in Oxhey Park, although it is noted that the new facilities are over 1km away. This site also has poor access to healthcare, with the nearest GP practice located 1.1km away. The site is within walking distance of a primary school but is further away (between 1km and 4.8km) from a secondary school. The nearest schools are very close to maximum capacity therefore the new development, along with other allocation sites nearby, will produce additional need for school places and it is currently uncertain how and where this demand will be met. The provision of a new primary school within the Colne Valley SDA is included in Policy CDA2.3 . Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","This site is anticipated to yield 59 dwellings, hence development here will have to comply with Local Plan Policy H4.3: Affordable Housing to provide 35% affordable homes. New market housing will also be available within the borough, helping to meet local housing needs. Therefore, a potential significant positive effect has been recorded for this SA objective. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Development of this site would result in the loss of a current skate park. This may remove a facility for younger members of the community to use as an exercise and social space. However, this should be mitigated through the development of a new skate park within Oxhey Park, around 1.5km away.\nThe site itself does have good access to open space and leisure facilities, although access to healthcare is >800m walking distance from the site. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.\n ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site has good access to bus and rail services and is located in an area of high sustainability. Pedestrian and cycle networks are also likely to be improved by the implementation of Local Plan Policy CDA2.3: Colne Valley Strategic Development Area, which this site lies within. Whilst this site is located away from designated employment areas and on the periphery of the town centre, the good sustainable travel links mean these could be reached through a combination of walking, buses and the rail network. Hence, a potential significant positive impact has been recorded for this SA objective. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","A reduction in private car journeys could be achieved through the development of this site, which should indirectly aid in improving air quality due to lowered vehicle emissions. Development of this site could reduce the number of car journeys made by future residents due to good access to public transport. Therefore, a potential significant positive effect has been recorded for this SA objective.","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any that are cumulative. The development considerations for this allocation also require the proposals to be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 59 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology.  Development proposals for this site will also consider findings of the Council's Heritage Impact Assessment, with mitigation strategies identified where required. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","This site is located on partially previously developed land, although there is a small area of trees and bushes which may be lost through development here. Therefore, a potential minor negative effect has been identified. ","Minor Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to the town centre boundary, hence development here could help to some extent in increasing the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land. The redevelopment of the site supports the intensification of uses in this area. Therefore, a potential significant positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <200m from the River Colne and located within Groundwater Source Protection Zone 1.  Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses.  These measures should ensure that the river is protected from negative impacts from development and is enhanced. A neutral effect is therefore recorded.  ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS20 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, in line with Policy NE9.4 Flood Risk and Mitigation and 9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: There is potential for a positive cumulative effect on air quality to occur across the borough, if multiple sites with good access to services, transport networks or employment are developed in combination. Development of such sites has the potential to decrease car use and associated emissions, hence air quality could indirectly increase. \nSA16: A potential positive cumulative effect of building on mostly previously developed land has been identified and intensifying development within this area.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential signficant positive effect has been identified as development here will have to comply with Local Plan Policy HO3.3 to provide 20 affordable homes. \nSA7: A potential significant positive effect has been identified because the development of this site could help to increase public transport use due to the good bus and rail links offered by the site.  Pedestrian and cycle networks are also likely to be improved by Local Plan CDA2.3: Policy Colne Valley Strategic Development Area, which this site lies within.  \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of uses within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measure that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS21","index":24,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[3,8,3,9],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11]]}
["Site Name","HS21"]
["Site Description","Land at Waterfields Retail Park"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated yield",null,414,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to some services, including bus links, leisure and recreation and the town centre. Access to healthcare is very poor, with the closest GP practice located 1.3km walking distance away however, there is provision in the development contributions for a 1300sqm health facility to be provided. The site is within walking distance of a primary school but is further away (between 1km and 4.8km) from a secondary school. The nearest schools are very close to maximum capacity therefore the new development, along with other allocation sites nearby, will produce additional need for school places and it is currently uncertain how and where this demand will be met. The provision of a new primary school within the Colne Valley SDA is included in Policy CDA2.3. Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","Without the LP policies, additional need for community facilities, healthcare and schools provision arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to approximately 38 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to open space and sites for leisure and recreation, with Watford Recreation Fields 300m walking distance from the site. Access to healthcare is very poor, with the closest GP practice located 1.3km walking distance away however, there is provision in the development contributions for a 1300sqm health facility to be provided. A neutral effect is therefore identified.","Significant Negative","Without the LP policies, additional need for healthcare facilities arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site has poor access to designated employment areas. However, bus and rail links are good, with Watford High Street Station located within 800m of the site. This should allow residents of the site to access employment opportunities in and beyond the borough through sustainable transport modes. This site is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA2.3: Colne Valley Strategic Development Area. Thus, a potential significant positive effect has been identified. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Significant Positive","A potential indirect significant positive effect has been identified, as this site has good sustainable transport links. This should aid in reducing car travel and associated emissions, thus air quality could be maintained and improved. Due to the large yield expected at this site, this could have a significant effect on local air quality, thus a potential indirect significant positive effect has been recorded. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any that are cumulative. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 661 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a listed building. Development proposals for this site will consider findings of the Council's Heritage Impact Assessment, and identify mitigation strategies identified where required. Any negative impacts identified in the Heritage Impact Assessment should be avoided or minimised. Policy HE7.1 Enhancement and Protection of the Historic Environment should also help to prevent any impact on the setting of this asset. A neutral effect is therefore identified.  ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located on entirely previously developed land, hence a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Indirect","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently an out of town retail area. By redeveloping the site for residential use, the out of town development would be removed and the town centre may be utilised by an increasing number of residents, thus an indirect minor positive effect has been identified. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land.  An overall aim of the Colne Valley Strategic Development Area in which this site is located is to intensify uses within this area and a development consideration for this allocation is to take account of any contamination on site. Therefore, a potential significant positive effect has been identified for this SA objective.","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 100m of the River Colne and lies in Groundwater Source Protection Zone 1. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses.  These measures should ensure that the river is protected from negative impacts from development and is enhanced. A neutral effect is recorded.  ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within Flood Zone 3, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. Flood risk is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and identifies that the site is also subject to groundwater and surface water flood risk. However, Local Plan Policy NE9.4 Flood Risk and Mitigation should ensure that development is adequately risk assessed for flooding effects prior to development and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zone 3, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: This site is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: A potential positive cumulative effect has been identified for SA4, as the proportion of affordable homes within the borough could be increased through the development of multiple high yield sites, which will have to provide 35% affordable housing in line with policy HO3.3: Affordable Housing. \nSA8: The development of multiple large sites with good access to sustainable travel modes has the potential to indirectly maintain or improve air quality across the borough, as a decrease in private car use should help to reduce associated emissions. Therefore, a potential positive cumulative effect has been identified. \nSA15: The development of sites HS21, HS23, MU15 and MU16 could aid in revitalising an area to the south of the town centre, increasing the number of local people likely to use the town centre. This could also redevelop and area which currently serves as a competing out of town centre. Therefore, a potential positive cumulative effect has been identified for this SA objective. \nSA16: A potential positive cumulative effect of building on mostly previously developed land has been identified and intensifying development within this area.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4 as the high yield of dwellings at this site it likely to mean a minimum of 38 affordable homes will be delivered in order to comply with Policy H4.3: Affordable Housing. \nSA7: A potential significant positive effect has been identified because the development of this site could help to increase public transport use due to the good bus and rail links offered by the site. Pedestrian and cycle networks are also likely to be improved by Local Plan CDA2.3: Policy Colne Valley Strategic Development Area, which this site lies within. \nSA8: This site has good access to sustainable transport modes. Hence, development here could help to reduce the number of private car journeys and associated emissions. For this reason, a potential significant positive effect has been recorded for air quality, as this may be maintained or improved by the decrease in car emissions. \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of uses within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measure that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS22","index":25,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","HS22"]
["Site Description","Land and Buildings at 252-272 Lower High Street"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated yield",null,110,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to some services, including bus links, leisure and recreation and the town centre. However, access to healthcare and a community centre is very poor, with the closest facilities located more than 800m walking distance away. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (110 dwellings) and in the adjacent allocations including the MU16 site (1338 dwellings). The site is within walking distance of a primary school but is further away (between 1km and 4.8km) from a secondary school. The nearest primary school is very close to maximum capacity therefore the new development, along with other allocation sites nearby, will produce additional need for school places and it is currently uncertain how and where this demand will be met. The provision of a new primary school within the Colne Valley SDA is included in Policy CDA2.3. Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","Without the LP policies, additional need for community facilities, healthcare and schools provision arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy H4.3: Affordable Housing which, for this site, should equate to approximately 38 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to open space and sites for leisure and recreation. However, there is poor access to healthcare from the site, which could prevent future residents from accessing the care they require. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative","Without the LP policies, additional need for healthcare facilities arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site has poor access to designated employment areas. However, bus and rail links are good, with Watford High Street Station located within 800m of the site. This should allow residents of the site to access employment opportunities in and beyond the borough through sustainable transport modes. This site is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA2.3: Colne Valley Strategic Development Area and through specific site considerations of the site. Thus, a potential significant positive effect has been identified. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Significant Positive","A potential indirect significant positive effect has been identified, as this site has good sustainable transport links. This should aid in reducing car travel and associated emissions, thus air quality could be maintained and improved. Due to the large yield expected at this site, this could have a significant positive effect on local air quality, thus a potential indirect significant effect has been recorded. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 110 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","No","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Policy HE7.1 Enhancement and Protection of the Historic Environment should also help to prevent any impact on the setting of this asset. Development proposals for this site will consider findings of the Council's Heritage Impact Assessment, and identify mitigation strategies where required. Any negative impacts identified in the Heritage Impact Assessment should be avoided or minimised. A neutral effect is therefore identified.  ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located on entirely previously developed land, hence a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Indirect","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently an out of town retail area. By redeveloping the site for residential use, the out of town development would be removed and the town centre may be utilised by an increasing number of residents, thus an indirect minor positive effect has been identified. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land. An overall aim of the Colne Valley Strategic Development Area in which this site is located is to intensify uses within this area and remediation will be carried out if necessary in accordance with the development considerations for this site. Therefore, a potential significant positive effect has been identified for this SA objective. ","Neutral"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Colne and located within Groundwater Source Protection Zone 1. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. These measures should ensure that the river is protected from negative impacts from development and is enhanced. A neutral effect is recorded.  ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within Flood Zone 3, hence there is potential for adverse flooding effects to occur. This is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and the site is also subject to groundwater and surface water flood risk. Local Plan Policy NE9.4 Flood Risk and Mitigation should also help to ensure that flooding effects are identified and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zone 3, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: This site is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: There is potential for a positive cumulative effect on air quality to occur across the borough, if multiple sites with good access to services, transport networks or employment are developed in combination. Development of such sites has the potential to decrease car use and associated emissions, hence air quality could improve. \nSA16: A potential positive cumulative effect of building on mostly previously developed land and intensifying development within this area.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the high yield of dwellings at this site it likely to mean a minimum of 38 affordable homes will be delivered in order to comply with Policy H4.3: Affordable Housing. \nSA7: This site has poor access to designated employment areas. However, bus and rail links are good, with Watford High Street Station located within 800m of the site. This should allow residents of the site to access employment opportunities in and beyond the borough through sustainable transport modes. This site is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA2.3: Colne Valley Strategic Development Area and through specific site considerations of the site. Thus, a potential significant positive effect has been identified. \nSA8: This site has good access to sustainable transport modes. Hence, development here could help to reduce the number of private car journeys and associated emissions. For this reason, a potential indirect significant positive effect has been recorded for air quality, as this may be maintained or improved by the decrease in car emissions. \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of uses within the area and remediate contaminated land. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measure that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS23","index":26,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[3,8,3,9],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11]]}
["Site Name","HS23"]
["Site Description","Land and buildings at 247 Lower High Street"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated yield",null,31,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to leisure facilities, bus services, a community centre and the town centre. There is also access to the rail network and a place of worship within 800m. However, there is a lack of healthcare within a safe walking distance (800m). Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (31 dwellings) and in the adjacent allocations including the MU16 site (1338 dwellings). The site is within walking distance of  a primary school but is further away (between 1km and 4.8km) from a secondary school. The nearest schools are very close to maximum capacity therefore the new development, along with other allocation sites nearby, will produce additional need for school places and it is currently uncertain how and where this demand will be met. The provision of a new primary school within the Colne Valley SDA is included in Policy CDA2.3. Provision of a new secondary school is not planned wihtin Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","Without the LP policies, additional need for community facilities, healthcare and schools provision arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site would deliver 35% affordable housing, in line with Policy HO3.3: Affordable Housing, as well as some new market homes to help meet local housing needs. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to open space and places for recreation, such as Watford Recreation Fields. However, there is a lack of healthcare facilities within a safe walking distance, and the nearest GP practice is over 1.3km away. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification (M80) to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 (M154) has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications (M170) in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located within 400m of a bus stop and 800m of Watford High Street Station. It does not currently have good access to an employment area, however, the good sustainable transport links should help to link the site to employment through sustainable transport modes. Moreover, there is a mixed development site adjacent, which may provide further employment opportunities. This site is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA2.3: Colne Valley Strategic Development Area. Therefore a significant positive effect has been identified. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 31 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. The development considerations for this site include the provision of a  Preliminary Roost Assessment. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a listed building. Development proposals for this site will consider findings of the Council's Heritage Impact Assessment, and identify mitigation strategies where required. Any negative impacts identified in the Heritage Impact Assessment should be avoided or minimised. Policy HE7.1 Enhancement and Protection of the Historic Environment should also help to prevent any impact on the setting of this asset. A neutral effect is therefore identified.  ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Indirect","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently an out of town retail area. By redeveloping the site for residential use, the out of town development would be removed and the town centre may be utilised by an increasing number of residents, thus an indirect minor positive effect has been identified. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land. An overall aim of the Colne Valley Strategic Development Area in which this site is located is to intensify uses within this area and remediation will be carried out if necessary in accordance with the development considerations for this site. Therefore, a potential significant positive effect has been identified for this SA objective. ","Neutral"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Colne and located within Groundwater Source Protection Zone 1. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. These measures should ensurethat the river is protected from negative impacts from development and is enhanced. A neutral effect is recorded.  ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within Flood Zone 3, hence there is potential for adverse flooding effects to occur. This is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and the site is also subject to groundwater and surface water flood risk. Local Plan Policy NE9.4 Flood Risk and Mitigation should also help to ensure that flooding effects are identified and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zone 3, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: This site is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA15: The development of sites HS21, HS23, MU15 and MU16 could aid in revitalising an area to the south of the town centre, increasing the number of local people likely to use the town centre. This could also redevelop and area which currently serves as a competing out of town centre. Therefore, a potential positive cumulative effect has been identified for this SA objective. \nSA16: A potential positive cumulative effect of building on mostly previously developed land has been identified and intensifying development within this area.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA7: A potential significant positive effect has been identified in relation to SA7, as the development of this site could help to improve public transport use due to the good bus and rail links offered by the site. Pedestrian and cycle networks are also likely to be improved by Policy CDA2.3: Colne Valley Strategic Development Area, which this site lies within. \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of uses within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS24","index":27,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS24"]
["Site Description","Land between 41 and 61 Brightwell Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to leisure facilities, bus services, a place of worship and the town centre. There is also access to a community centre within 800m. However, there is a lack of healthcare and access to the rail network within a safe walking distance (800m). There is also a lack of schools with capacity for new admissions within walking distance of the site, as most nearby schools are oversubscribed. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Negative","Site HS24 has good access to open space and places for recreation, such as Harwoods Recreation Ground. However, there is a lack of healthcare facilities within a safe walking distance, and the nearest GP practice (Attenborough Surgery) is over 1.2km away, along the A4145. Therefore, a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Negative","Although this site does have good access to a bus stop and is located within a medium sustainability zone, access to the rail network exceeds 800m walking distance. There is also poor access to employment, which could mean some use private car to drive to employment in or outside of the borough. For this reason, a minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities, employment and sustainable transport modes from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site.  Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place.  ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land and currently contains garages. However, development of this site is unlikely to improve the local townscape, therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS24 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS25","index":28,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS25"]
["Site Description","Land and garages to the rear of 15-17 Liverpool Road"]
["Assumptions made","It ahs been assumed that there will be pedestrian access through site MU21, in order to access Laurance Haines Primary School. "]
["Additional information",null,"Anticipated Yield",null,11,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has poor access to several facilities, including leisure and recreation space, healthcare, the rail network and a community centre. The Watford town centre is located within 800m walking distance. The closest primary and secondary schools are within walking distance of the site, however, both are over subscribed and the nearest mixed secondary school is beyond walking distance of the site. The closest bus stop is, however, within 400m of this site. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (11). Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery. Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site may not deliver any affordable housing, as the anticipated yield is 11 dwellings which is on the cusp of triggering a need to comply with policy HO3.3 Affordable Housing which requires 35% affordable housing to be provided for developments of 10 dwellings or more. However, the development will provide market housing, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The nearest open space (Harwoods Recreation Ground), is over 800m away, as is the closest leisure facility and healthcare. The lack of these facilities within the immediate vicinity of the site could make maintaining physical and mental fitness challenging for residents, decreasing the chances of a good quality of life. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Negative","Despite being located within a high sustainability zone, site HS25 has poor access to a train station and employment areas and is located away from the town centre. Access to a bus stop is within 400m of the site, which could help with access to the train station and some employment opportunities. Therefore, an overall minor negative effect has been identified. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any that are cumulative. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 11 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land and currently contains garages. However, development of this site is unlikely to improve the local townscape, therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified.","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS25 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA16: This site is located entirely on previously developed land and will work towards remediation of land. A potential significant positive effect is therefore identified."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS26","index":29,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS26"]
["Site Description","Land and garages to the rear of 2-24 Elfrida Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,8,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has mixed access to services. Whilst there is a bus stop and Watford Recreation Fields within 400m, the nearest GP practice is over 800m away, as is the town centre and community centre. There are primary and secondary schools within 1km walking distance of the site, however, these are near or over capacity. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS26 has good access to open space and places for recreation, such as Watford Fields Recreation Ground. However, there is a lack of healthcare facilities within a safe walking distance, and the nearest GP practice is over 800m away. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","This site has good access to a bus stop and the rail network, with the nearest rail station (Watford High Street) within 800m. Employment opportunities are also within 800m of the site, meaning transport via sustainable modes is possible. Therefore, a potential significant positive impact has been recorded for this SA objective, although it is noted that this is of low magnitude due to the size of the site. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 28 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","No","Indirect","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site is not located on any historic or cultural assets, although it is within 50m of a listed building. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent any impact on the setting of this asset, although some damage could occur if deemed within the interest of the public. This is not detailed as a requirement within site considerations of the site. Therefore an indirect minor negative effect has been recorded for this SA objective, as development here could be permitted despite adversely affecting the setting of this historic building, if deemed within the interest of the public. ","Significant Negative","Development of site HS26 has the potential to adversely impact the setting of a Listed Building. These impacts could be permanent and irreversible, hence there is potential for a significant negative impact. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land and development here will help to increase the density of housing in this area. Therefore, a potential significant positive impact has been identified for this SA objective, although it is noted that this is of low magnitude due to the small size of the site.  ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.4: Flood Risk should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC6.1 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS26 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a safeguarding area and Local Plan policy QD6.4: Building Design addresses waste management in new developments and the use of high quality materials. Therefore, a neutral effect has been recorded for SA19. ","Neutral"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["None identified. "]
["Suggested Mitigation"]
["None identified. "]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land."]
["Summary of Potential Positive Significant Effects"]
["SA7: This site is located within a high sustainability zone, with access to the rail network and bus services within 800m of the site. There is also an employment area within safe walking distance. Therefore, a potential significant positive effect has been recorded, although it is noted that this is of low magnitude due to the size of the site. \nSA16: This site is located on previously developed land, and development of the site for residential purposes will help to increase the density of development in the area. Hence, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the small size of the site.  "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS27","index":30,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS27"]
["Site Description","Land at Croxley View"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,240,"Sustainability Zone ",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has mixed access to services. Whilst there is a bus stop, place of worship and Croxley View Play Area are all within 400m, the nearest GP practice is over 800m away, as is the town centre and community centre. There is, however, good access to local schools, which are running below 90% capacity. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 84 affordable homes. Up to 240 new homes will be provided within the borough by development of this site, which will aid in meeting the housing needs of the borough. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS27 has good access to open space and places for recreation, with Croxley playground directly adjacent to this site. However, there is a lack of healthcare facilities within a safe walking distance, and the nearest GP practice (Attenborough Surgery) is over 800m away. Development of this site could also reduce the access of current residents to green infrastructure, as this is a greenfield site with public access. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Negative","This site has poor access to a train station (the nearest, Watford Station is around 2km walking distance away), although, there is an area of employment nearby, the site is within a medium sustainability zone and a bus stop within 400m of the site. It is expected that these buses could help to link the site to the rail network, allowing for some sustainable transport use. For this reason, a potential minor negative effect has been identified for this SA objective. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Negative","An indirect minor negative effect has been identified, as the allocation of this site could lead to an increase in private car use and associated emissions. This could deteriorate local air quality. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place.  Therefore, a potential indirect minor negative effect has been identified. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 240 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is not located on or adjacent to any designated wildlife sites. However, development here would result in the loss of 3.2ha of green infrastructure and a public right of way. Policy NE9.2: Green Infrastructure Network states that such access should not be lost through development and an alternative route identified. It is currently unclear if this will be possible. This site will also need to comply with Policy NE9.6: Protecting Open Space, which requires evidence that the space is surplus to requirements. Policy NE9.8: Biodiversity would require any loss of biodiversity to be mitigated by the developer as well as a net gain in biodiversity to be delivered on the site. Hence an overall uncertain effect has been recorded for this SA objective, as it is unclear if this site will be identified as an area which is surplus to need. ","Uncertain"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Negative","This site has not been previously developed and development here would lead to the loss of a current public open space. This development could also break up the current landscape, which has green space between housing and Watford Business Park, giving the area a more urban feel. Therefore, a potential significant negative effect has been identified. ","Significant Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Negative","This site is located on entirely greenfield land, hence development of this site would lead to the permanent and irreversible loss of such land. Therefore, a potential significant negative effect has been identified for this SA objective. Planning permission has recently been granted for development of this site. ","Significant Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Gade and located within Groundwater Source Protection Zone 1. Local Plan policies  NE9.4: Flood Risk and Mitigation and NE9.5: Surface Water Management should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and that potential adverse impacts on groundwater sources are identified and mitigated. Hence a residual neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Gade. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS27 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA12: An uncertain effect has been identified for SA12, as it is currently unknown if this site will be demonstrated as surplus to requirement in line with Policy NE9.6: Protecting Open Space, and therefore developed. \nSA14: Development of this site would result in the loss of green space, which currently acts a gap between Croxley Business Park and the houses surrounding Croxley View. This loss would be permanent and irreversible, altering the current townscape of this area. Therefore, a potential significant negative effect has been identified. \nSA16: Site HS27 is located on entirely greenfield land, therefore development of this site works against SA16, with permanent and irreversible effects. Therefore, a significant negative effect has been identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA12: The uncertain effect identified cannot be mitigated without further assessment of the site use. This could demonstrate the site is used, hence development here would be prevented through Policy NE9.6:Protecting Open Space. \nSA14: No Local Plan policies currently address the effects of loss of space which acts as a settlement gap which is not designated as green space. Therefore, this effect cannot be mitigated by the Local Plan. \nSA16: The only mitigation for this potentially significant negative effect would be to not develop this site. However, this may not be practicable due to the identified housing need within the borough. Therefore this effect cannot be mitigated.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: A potential cumulative positive effect has been identified for SA4, as the proportion of affordable homes within the borough could be increased through the development of multiple high yield sites, which will have to provide 35% affordable housing in line with policy HO3.3: Affordable Housing. \nSA16: A negative cumulative effect of building on several sites of greenfield land has been identified, due to a number of sites located on greenfield land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the high yield of dwellings at this site it likely to mean a minimum of 84 affordable homes will be delivered in order to comply with policy HO3.3: Affordable Housing. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS28","index":31,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS28"]
["Site Description","Wiggenhall Depot"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,330,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Generally, access to essential services is poor from this site. The nearest GP practice (Cassio Surgery), is over 1.5km from the site, exceeding safe walking distance standards. The town centre is also over 1.2km away and the closest train station, community centre and place of worship are all between 400-800m from the site. There is, however, good access to leisure facilities, as the site lies adjacent to Oxhey Park and a bus stop present on Wiggenhall Road. There are also primary and Watford Girls Grammar secondary school within 1km walking distance of site HS28, although these are currently running just below or over capacity. The Grange Academy (a mixed academy school), is located over 2km walking distance away. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 132 affordable homes. 330 new homes will be provided within the borough by development of this site, which will aid in meeting the housing needs of the borough. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","Oxhey park and Riverside Recreation grounds lie directly adjacent to this site, hence there is good access to cycle routes, recreational areas and open space. A new healthcare facility will be located in the Watford Gateway Strategic Development Area around 1.5 miles away. No requirements were identified outside of this area that existing or new facilities could not support. This site should therefore have adequate access to healthcare facilities and an overall potential minor positive effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site lies over 400m from the nearest station (Bushey Station), however, this is still within a safe walking distance, and there is a bus stop adjacent to the site. There are also employment areas within safe walking distance (400m) of HS28, and Oxhey Park links to cycle routes. Site HS28 is also located within a high sustainability zone. Therefore, a potential significant positive effect has been identified for SA7, as several sustainable transport modes are available. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","The access to sustainable transport modes provided by this site has the potential to decrease the need for private car travel and associated emissions. This could indirectly aid in maintaining or improving local air quality. Hence, a potential indirect minor positive effect has been identified for SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.35: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 330 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","Direct","Medium","Long","Borough Wide","Permanent/Irreversible","Uncertain","This site includes Wiggenhall Depot, a locally Listed Building. Development of this site could, therefore, cause damage to or the irreversible loss of the building. Justification for this must be strong. Development proposals for this site will consider findings of the Council's Heritage Impact Assessment, and identify mitigation strategies where required. Any negative impacts identified in the Heritage Impact Assessment should be avoided or minimised. Due to the potential loss of a locally Listed Building, an uncertain effect has been recorded. ","Significant Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is currently Wiggenhall Depot, hence development here would be on previously developed land. Development here could also help to improve the character of the site, providing a more residential setting in keeping with houses already present to the front of the site. Therefore, a potential significant positive effect has been identified for SA14. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located adjacent to the River Colne and lies in Groundwater Source Protection Zone 1. Adverse impacts on groundwater source should be identified, considered and mitigated by Local Plan policy NE9.4: Flood Risk and Mitigation. A proposed modification has also been added to Policy CC8.5 referring to protection of ground source water. This works in conjunction with proposed modifications to Policy NE9.3 and Policy NE9.5 which highlight the need for development to consider ecological impacts in the context of the Water Framework Directive. Policy NE9.3: Blue Infrastructure could help to mitigate this, due to the 8m buffer required. With this mitigation in place within the Local Plan policies, an overall neutral effect is identified.  ","Significant Negative"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","Site HS28 is located within Flood Zones 2 and 3, hence there is potential for adverse flooding effects to occur. This is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and the site is also subject to groundwater and surface water flood risk. Local Plan Policy NE9.4 Flood Risk and Mitigation should also help to ensure that flooding effects are identified and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zones 2 and 3, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: This site includes Wiggenhall Depot, a locally Listed Building. Development of this site could, therefore, cause damage to or the irreversible loss of the building. Site consideration detail that this should be avoided wherever possible, however, it does not entirely rule out such a loss if deemed unfeasible or replaced by a building of very high quality design. Therefore, an uncertain effect has been recorded. \nSA18: Site HS28 is located within Flood Zones 2 and 3, hence there is potential for adverse flooding effects to occur. This is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and the site is also subject to groundwater and surface water flood risk. Local Plan Policy NE9.4 Flood Risk and Mitigation should also help to ensure that flooding effects are identified and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA13: Potential adverse impacts on the locally Listed Building may be mitigated through the site considerations. However, retention of the current Wiggenhall Depot building may not be feasible, and the building could be redesigned. Details of this will not be available until site development details are shown within a proposal, hence the uncertain effect identified cannot yet be mitigated.\nSA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: A potential cumulative positive effect has been identified for SA4, as the proportion of affordable homes within the borough could be increased through the development of multiple high yield sites, which will have to provide 35% affordable housing in line with policy HO3.3: Affordable Housing. \nSA7: The locating of multiple large residential development sites close to several sustainable transport modes should help to increase uptake in sustainable travel across the borough. Moreover, if these sites are also within walking distance of employment sites, then the need for private car travel is likely to be reduced. Therefore, a potential positive cumulative effect has been identified for this SA objective. \nSA8: There is potential for a positive effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the high yield of dwellings at this site it likely to mean a minimum of 132 affordable homes will be delivered in order to comply with policy HO3.3: Affordable Housing. \nSA7: Site HS28 has good access to sustainable transport links, with the rail, bus and cycle networks all within walking distance. There are also employment sites close to the site. Hence, a potential significant positive effect has been recorded for SA7.\nSA14: This site is currently Wiggenhall Depot, hence development here would be on previously developed land and could help to improve the appearance of the site. Therefore, a potential significant positive effect has been identified. "]
["Enhancements"]
["SA5: Development at this site could consider healthcare needs as a part of development at this site, in order to meet increased demand resulting from residential development here. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS29","index":32,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS29"]
["Site Description","41 Aldenham Road"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site has good access to facilities, with most within 400m walking distance including a bus stop and Bushey Station. Bushey Medical Centre is within walking distance, although is located along the A411, 600m from the site. Primary and Secondary schools are also within 1km walking distance, although there is little capacity for more pupils. Therefore, a potential minor positive effect has been identified for this SA objective.  ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site has good access to open space and leisure facilities within 600m walking distance from the site. Bushey Medical Centre is also within 600m of the site, hence this site should aid future residents in maintaining a healthy lifestyle. Therefore, a potential minor positive effect has been identified. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located within 400m of a bus stop and Bushey Station. Therefore, although access to employment sites is poor, the strong sustainable transport links should help future residents to access these sites through sustainable modes of travel. The site is also located within a high sustainability zone. Therefore, a potential significant positive effect has been identified for SA7, although it is noted that this is of low magnitude due to the small size of the site. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","The good access to facilities from this site could lead to an decrease in private car journeys, thus maintaining or improving air quality. A potential indirect minor positive effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5 Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Minor Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 5 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a Listed Building. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent any impact on the setting of this asset. Site considerations for HS29 also include the need to avoid adverse impacts on Bushey Baptist Church, adjacent to the site. Therefore, an overall neutral score has been recorded. ","Significant Negative","Development of site HS29 has the potential to adversely impact the setting of a Listed Building. These impacts could be permanent and irreversible, hence there is potential for a significant negative impact. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land, and is currently derelict. Development of this site could therefore aid in improving the aesthetics of the local area. Therefore, a potential significant positive effect has been identified for this SA objective, although it is noted that this is of low magnitude due to the small size of the site. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Colne and located within Groundwater Source Protection Zone 1. Local Plan policies  NE9.4: Flood Risk and Mitigation and NE9.5: Surface Water Management should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and that potential adverse impacts on groundwater sources are identified and mitigated. Hence a residual neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS29 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a safeguarding area and Local Plan policy QD6.4: Building Design addresses waste management in new developments and the use of high quality materials. Therefore, a neutral effect has been recorded for SA19. ","Neutral"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["None identified. "]
["Suggested Mitigation"]
["None identified. \n"]
["Potential Significant Cumulative Effects Identified"]
["SA8: A potential positive effect has been identified, as the development of multiple sites with good access to sustainable transport modes is likely to aid in decreasing the number of private car journeys made and associated emissions, thus indirectly maintaining or improving air quality.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land."]
["Summary of Potential Positive Significant Effects"]
["SA7: Site HS29 is located within 400m of a bus stop and Bushey Station. Therefore, although access to employment sites is poor, the strong sustainable transport links should help future residents to access these sites through sustainable modes of travel. The site is also located within a high sustainability zone. Therefore, a potential significant positive effect has been identified for SA7, although it is noted that this is of low magnitude due to the small size of the site\nSA14: A potential significant positive effect has been identified as this site is located on previously developed land. Moreover, development of the site could aid in increasing the aesthetic aspects of the site, as it is currently derelict, hence a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the small size of the site. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS30","index":33,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS30"]
["Site Description","Chalk Hill Car park"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,9,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site has good access to facilities, with most within 400m walking distance including a bus stop and Bushey Station. Bushey Medical Centre is within walking distance, although is located along the A411, 800m from the site. Primary and Secondary schools are also within 1km walking distance, although there is little capacity for more pupils. Therefore, a potential minor positive effect has been identified for this SA objective.  ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site has good access to open space and leisure facilities, with Oxhey Park accessible by foot within 100m from the site. This also links the site to the national cycling network. Bushey Medical Centre is also within 800m of the site, hence this site should aid future residents in maintaining a healthy lifestyle. Therefore, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site. ","Significant Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located within a high sustainability zone and lies 100m from Oxhey Park, linking this site to the national cycle network. Bushey station is also within 300m and there are bus stops close to the site. Therefore, although there are no employment sites close to HS30, the development of this site could allow residents to access employment via sustainable transport modes. HS30 is also currently a car park, hence development of this site is likely to decrease the number of people able to travel by private car to the area. Therefore, a potential significant positive effect has been identified, although it is noted that this is of low magnitude due to the size of the site. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Positive","The good access to facilities and sustainable transport networks from this site could lead to an decrease in private car journeys, thus maintaining or improving air quality. A potential indirect minor positive effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of Bushey Arches, a Listed Building. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent impacts on the setting of this asset. Site considerations for HS30 also include the need to avoid adverse impacts on Bushey Arches. Therefore, an overall neutral score has been recorded. ","Significant Negative","Development of site HS30 has the potential to adversely impact the setting of a Listed Building. These impacts could be permanent and irreversible, hence there is potential for a significant negative impact. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site falls within the Colne Valley Strategic Development Area. It is located on previously developed land, and is not currently in use. Development here may therefore aid in increasing the quality of the local townscape, hence there is potential for a positive effect. However, existing development in this area is not much higher than 6 storeys. Local Plan Policy CDA2.3: Colne Valley Strategic Development Area encourages medium to high density development in this area but does require  that \"b) In locations adjacent to existing residential areas, new development should be designed to minimise the potential impact on these areas by providing a transition in built form between existing homes and higher-density development\". Hence an overall neutral effect is identified.","Significant Negative","Potential for negative effect on townscape and amenity if tall buildings are built next to existing lower buildings in this area."]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land. Site considerations for HS30 also include the need to consider contamination, hence land could be remediated through development here.   Therefore, a potential significant positive impact has been identified for this SA objective. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Colne and located within Groundwater Source Protection Zone 1. Local Plan policies  NE9.4: Flood Risk and Mitigation and NE9.5: Surface Water Management should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and that potential adverse impacts on groundwater sources are identified and mitigated. Hence a residual neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS30 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a safeguarding area and Local Plan policy QD6.4: Building Design addresses waste management in new developments and the use of high quality materials. Therefore, a neutral effect has been recorded for SA19. ","Neutral"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["None identified."]
["Suggested Mitigation"]
["None identified.\n\n"]
["Potential Significant Cumulative Effects Identified"]
["SA8: The development of several sites which are currently used as car parks could help to reduce the number of private car journeys made throughout the borough by both residents and visitors. Moreover, the development of multiple sites with good transport connections is likely to increase the use of sustainable transport for journeys in the borough. Both should indirectly aid in decreasing vehicle related emissions, thus improving air quality. Therefore, a potential positive cumulative effect was identified.\nSA16: The development of this site in combination with sites HS32 and MU22 should help to concentrate development in the Bushey Arches area, as well as increase the density of development, as these sites are all located within the Colne Valley Strategic Development Area. They are therefore subject to Local Plan Policy CDA2.6: Colne Valley Strategic Development Area, thus will have to comply with the objectives which specifically encourage high density development and increase land use efficiency. Hence, a potential positive cumulative effect has been identified in relation to SA16."]
["Summary of Potential Positive Significant Effects"]
["SA5: A potential significant positive effect has been identified for SA5 as this site has good access to Oxhey Park, which contains areas for leisure, cycling and walking. Moreover, this site is within 800m walking distance of Bushey Medical Centre, hence residents should be able to access the healthcare they require. Therefore a significant positive effect has been recorded, although it is noted that this is of low magnitude due to the size of the site. \nSA7: Site HS30 is located within 300m of a bus stop and Bushey Station. There is also excellent access to Oxhey Park, which links this site to the cycle network. Although access to employment sites exceeds safe walking distance, it is expected that the strong sustainable transport links will make employment areas accessible via sustainable modes. Therefore, a potential significant positive effect has been identified although it is noted that this is of low magnitude due to the small size of the site. \nSA16: This site is located entirely on previously developed land which is currently garages. Site considerations for HS30 also include the need to consider contamination, hence land could be remediated through development here. Therefore, a potential significant positive impact has been identified for this SA objective. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2: Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. \nSA7: The addition of a cycle lane to the Bushey Arches Bridge roundabout would aid in increasing the safety of accessibility to the cycle network, helping to encourage more users. "]

{"sheet":"HS31","index":34,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HS31"]
["Site Description","Land at Bushey Station"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,68,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","Site HS31 lies adjacent to a train station and within 50m of a bus stop. There is also good access to leisure facilities. The nearest GP practice (Bushey Medical Centre) is over 800m away, however it is expected that there will be bus services to this area. Primary and Secondary schools are also within 1km walking distance, although there is little capacity for more pupils. Therefore, an overall minor positive effect has been identified for SA3.","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 23 affordable homes. 68 new homes will be provided within the borough by development of this site, which will aid in meeting the housing needs of the borough. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site has good access to open space and leisure facilities, with Oxhey Park accessible by foot within 400m from the site. This also links the site to the national cycling network. Bushey Medical Centre is, however, over 800m from the site. Therefore, a potential minor positive effect has been identified.","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is within a high sustainability zone and lies adjacent to Bushey Station, a bus stop and is within 400m of Oxhey Park, linking the site to the national cycle network. Although the nearest employment area lies over 800m from the site, it is expected that the good sustainable travel links will allow residents to access employment opportunities via sustainable modes. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Positive","The good access to facilities and sustainable transport networks from this site could lead to an decrease in private car journeys, thus maintaining or improving air quality. A potential indirect minor positive effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 68 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of several Listed Buildings. Policy HE7.1: Enhancement and Protection of the Historic Environment should help to prevent any impact on the setting of these assets. Development proposals for this site need to consider the findings of the Council's Heritage Impact Assessment, and identify mitigation strategies  where required. Any negative impacts identified in the Heritage Impact Assessment should be avoided or minimised. Therefore, an overall neutral score has been recorded.","Significant Negative","Development of site HS31 has the potential to adversely impact the setting of a Listed Building. These impacts could be permanent and irreversible, hence there is potential for a significant negative impact. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site falls within the Colne Valley Strategic Development Area. It is located on previously developed land, and is not currently in use. Development here may therefore aid in increasing the quality of the local townscape, hence there is potential for a positive effect. However, existing development in this area is not much higher than 6 storeys. Local Plan Policy CDA2.3: Colne Valley Strategic Development Area encourages medium to high density development in this area but does require  that \"b) In locations adjacent to existing residential areas, new development should be designed to minimise the potential impact on these areas by providing a transition in built form between existing homes and higher-density development\". Hence an overall neutral effect is identified.","Uncertain","Potential for negative effect on townscape and amenity if tall buildings are built next to existing lower buildings in this area."]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <300m from the River Colne and located within Groundwater Source Protection Zone 1. Local Plan policies  NE9.4: Flood Risk and Mitigation and NE9.5: Surface Water Management should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and that potential adverse impacts on groundwater sources are identified and mitigated. Hence a residual neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HS31 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a safeguarding area and Local Plan policy QD6.4: Building Design addresses waste management in new developments and the use of high quality materials. Therefore, a neutral effect has been recorded for SA19. ","Neutral"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["None identified"]
["Suggested Mitigation"]
["None identified"]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA8: There is potential for a positive effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough. \nSA16: The development of this site in combination with sites HR31 and MU22 should help to concentrate development in the Bushey Arches area, as well as increase the density of development, as these sites are all located within the Colne Valley Strategic Development Area. They are therefore subject to Local Plan Policy CDA2.6: Colne Valley Strategic Development Area, thus will have to comply with the objectives which specifically encourage high density development and increase land use efficiency. Hence, a potential positive cumulative effect has been identified in relation to SA16."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the high yield of dwellings at this site it likely to mean a minimum of 68 affordable homes will be delivered in order to comply with policy HO3.3: Affordable Housing. \nSA7: Site HS31 is located adjacent to Bushey Station and a bus stop. There is also excellent access to Oxhey Park, which links this site to the cycle network. Although access to employment sites exceeds safe walking distance, it is expected that the strong sustainable transport links will make employment areas accessible via sustainable modes. Therefore, a potential significant positive effect has been identified. "]
["Enhancements"]
["The addition of a cycle lane to the Bushey Arches Bridge roundabout would aid in increasing the safety of accessibility to the cycle network, helping to encourage more users. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2: Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"HS32","index":35,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11]]}
["Site Name","HR32"]
["Site Description","Riverside Road and Garages"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,5,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site HR32 has poor access to several facilities, with a train station, healthcare, community centre, place of worship and town centre all lying >800m walking distance from the site. However, there is a bus stop on  Riverside Road, <200m from the site. There is also good access to recreation and open space, as Riverside Park and Recreation Grounds are within 300m. There are primary and secondary schools within walking distance of this site, however, they re currently oversubscribed. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (5). Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","This site has poor access to several facilities, due to it's location on the periphery of the borough. No train stations, GP practices or schools are within 800m of the site. This could prevent future residents from accessing the facilities they require, hence there is potential for a significant negative effect. "]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Negative","This site is located within 300m of Riverside Recreation Grounds and Park. However, access to healthcare is over 1.5km away, which could adversely affect the ability of residents to seek the health facilities they may require. Therefore, a minor negative effect has been identified for SA5. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","Despite being located in a medium sustainability zone, the development of HR32 would not aid in integrating the development of housing and employment into the sustainable transport network. There are a lack of facilities within walking distance from the site, nor is there good access to the rail network (>1.5km walk) or cycle routes from this site. There is a bus stop located within 200m of the site, however services to this location will not currently help residents in moving to all areas of the borough they may require. Therefore, development here has the potential to increase the use of private car transport, and there is the potential to result in a significant negative effect. However, the site is only anticipated to yield 5 dwellings, therefore the predicted effect is minor negative. ","Significant Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore  been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed here is unlikely to affect any receptor significantly. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here would result in the loss of some well developed tree and grassland habitats. Policy NE9.8: Biodiversity would require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","This site currently has areas of well developed tree and grassland habitat, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site is located on partially previously developed land, part of which  is currently garages. Site considerations for HR32 include the need to consider contamination, hence land could be remediated through development here. However, part of the site is greenfield land, the loss of which would be permanent and irreversible. Therefore a potential minor negative effect has been recorded. ","Minor Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 50m of the River Colne and lies in Groundwater Source Protection Zone 1. Adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Development here could have adverse effects on local water quality and flow, particularly during construction. As this site lies outside of the Colne SDA, policy CDA2.3, which works to ensure that development on the edge of the River Colne enhances it, will not apply. It is also unclear if the 8m buffer zone stipulated within Policy NE9.3: Blue Infrastructure Network will need to be provided, nor if this will prevent all potential pollution of the river from construction of the site. However, a proposed modification has also been added to Policy CC8.5 referring to protection of ground source water. This works in conjunction with proposed modifications to Policy NE9.3 and Policy NE9.5 which highlight the need for development to consider ecological impacts in the context of the Water Framework Directive. Policy NE9.3: Blue Infrastructure could help to mitigate this, due to the 8m buffer required. With this mitigaiton in place within the Locla PLan policies, an overall neutral effect is identified.  ","Significant Negative","Construction adjacent to the River Colne and within Groundwater Source Protection Zone 1 has the potential to pollute the water course and groundwater source. This is of increased likelihood during construction, but could have long term effects. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","Site HR32 is located within Flood Zones 2 and 3, hence there is potential for adverse flooding effects to occur. This is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and the site is also subject to groundwater and surface water flood risk. Local Plan Policy NE9.4 Flood Risk and Mitigation should also help to ensure that flooding effects are identified and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zones 2 and 3, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: Site HR32 is located within Flood Zones 2 and 3, hence there is potential for adverse flooding effects to occur. This is acknowledged within the development considerations for this site which require proposals to be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy and the site is also subject to groundwater and surface water flood risk. Local Plan Policy NE9.4 Flood Risk and Mitigation should also help to ensure that flooding effects are identified and mitigated prior to development. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU01","index":36,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[31,0,31,11],[32,0,32,11],[3,5,3,6]]}
["Site Name","MU01"]
["Site Description","Land at Woodside Community Centre"]
["Assumptions made","None. "]
["Addition information",null,"Anticipated Yield",null,12,"Sustainability Zone",null,"Low"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to leisure recreation facilities, as well as a local centre. However, there is poor access to healthcare and a train station. There are primary and secondary schools within walking distance of site MU01, however, it is noted that the local primary school (Albans Wood) is currently running at 98% capacity.  Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Uncertain"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The site is considered suitable for mixed-use development including residential (C3) and meeting places F2(b) for community uses. Redevelopment should be in line with policy HC12.3 'Built Cultural and Community Facilities'. The development of this site may not deliver any affordable housing, as the anticipated yield is 12 dwellings which is on the cusp of triggering a need to comply with policy HO3.3 Affordable Housing which requires 35% affordable housing to be provided for developments of 10 dwellings or more. However, the development will provide market housing, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Negative","Site MU01 has good access to open space and recreation facilities, with Albans Wood within 200m of the site. However, access to healthcare facilities is over 800m walking distance away at Abbotswood Medical Centre, which could affect the ability of future residents to access the facilities they require to lead a healthy lifestyle. Therefore, a potential minor negative effect has been identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Negative","There is a bus stop located within 70m walking distance of the site, which could help to link this site to the nearest station. However, it is not clear if this is currently achieved by the bus routes in place. Employment areas are also located over 800m from the site, which could encourage residents to use private cars to access employment and this site is located within a low sustainability zone. Therefore, a potential minor negative effect has been identified in relation to SA7. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality due to the size of the site. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","Direct","Low","Short","Localised","Temporary/Reversible","Minor Negative","Noise pollution is currently low at this site, however, development here has the potential to create increased noise pollution during construction. Light pollution is high at this site, although due to the size of MU01, it is not expected that development here will significantly affect light pollution receptors. Therefore, a potential temporary minor negative effect has been recorded.","Minor Negative"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre, and on the edge of the borough. It is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone or close to a water course, therefore development here is unlikely to affect this SA objective. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. For this reason, a neutral effect has been identified. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU01 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU02","index":37,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3],[3,5,3,6],[0,1,0,9],[1,1,1,9],[2,1,2,9]]}
["Site Name","MU02"]
["Site Description","Land at 501 St. Albans Road"]
["Assumptions made","None. "]
["Addition information",null,"Anticipated Yield",null,13,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to leisure and community centres, as well as a local centre. Garston Medical Centre is also within 600m walking distance. Some community and health services could also be re-provided on site, although it is unclear if this will be achieved as this is not a requirement of the site considerations.  It is also noted that this could adversely affect access to healthcare and community facilities for sites surrounding MU02, including MU03, MU04 and MU23. There is also poor access to Garston station (>1500m walking distance). Primary and secondary schools are within walking distance of the site, although it is noted that the nearest primary, Cherry Tree School, is currently over capacity. There may also be a new primary school developed on the former Meridian School site (ED01), which could further help to meet educational needs. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall. ","Uncertain"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","This site is considered suitable for mixed-use development, including C3 residential, E(e) medical facilities and F2(b) meeting places for community use. Redevelopment should be in line with policy HC12.3 'Built Cultural and Community Facilities'. The development of this site should deliver a minimum of 4 affordable homes in line with Policy HO3.3: Affordable Housing and new homes to aid in meeting the housing needs of the borough. Therefore, a potential minor negative effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","Healthcare and leisure facilities are within 600m of the site, as is access to open space at East Drive Recreation Ground (which leads to Ash Wood). Access to such facilities and areas should aid residents in leading a healthy and active lifestyle. Therefore, a minor positive effect has been identified in relation to SA5. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Negative","There is a bus stop immediately adjacent to site MU02, on St. Albans Road and this site lies within a zone of medium sustainability. However, access to the rail network is poor and the nearest employment area is over 400m from the site, which could lead to some residents travelling by private car to employment. Therefore, a potential minor negative effect has been identified in relation to SA7. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality due to the size of the site. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 13 new homes, healthcare and community facilities could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here would result in the loss of some well developed tree and grassland habitats. Policy NE9.8: Biodiversity would require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets or within a Conservation Area, although it is within 50m of a Listed Building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, and site considerations for this site require that adverse impacts on North Watford library are avoided. Policy HE7.1 requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative effect occurring. Therefore an overall neutral effect has been recorded for this SA objective. ","Significant Negative","Uncontrolled development adjacent to local historic buildings could alter their setting and have indirect negative effects which are permanent and irreversible, hence there is potential for a significant negative effect to occur."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU02 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU03","index":38,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3],[3,5,3,6],[0,1,0,9],[1,1,1,9],[2,1,2,9]]}
["Site Name","MU03"]
["Site Description","Land at the Lemarie Centre"]
["Assumptions made","None. "]
["Addition information",null,"Anticipated Yield",null,7,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to leisure and community centres, as well as a local centre. Garston Medical Centre is also within 600m walking distance. Both primary and secondary schools are located within walking distance and currently have capacity, although it is noted that Future Academies Watford would require secondary pupils to cross the A405 junction. There may be a new primary school developed on the former Meridian School site (ED01), which could further help to meet educational needs. However, there is poor access to Garston station (>1500m walking distance). It is also unclear if current community facilities at the site will be re-provided through development of the site.  This could also adversely affect access to community facilities for sites surrounding the site, including MU02, MU04 and MU23. However, Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Uncertain"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Low","Medium/Long","Borough Wide","Permanent/Irreversible","Minor Positive","This site is considered suitable for mixed-use development, including C3 residential and F2(b) meeting places for community use. Redevelopment should be in line with policy HC12.3 'Built Cultural and Community Facilities'. The development of this site would not deliver any affordable housing, as less than 10 dwellings are proposed. However, some market housing would be achieved, thus helping to meet the housing needs of the borough. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","Healthcare and leisure facilities are within 600m of the site, as is access to open space at East Drive Recreation Ground (which leads to Ash Wood) and Lea Farm Recreation Ground. Access to such facilities and areas should aid residents in leading a healthy and active lifestyle. Therefore, a minor positive effect has been identified in relation to SA5. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Negative","There is a bus stop immediately adjacent to site MU03, on St. Albans Road and it lies within a zone of medium sustainability. However, access to the rail network is poor and the nearest employment area is over 400m from the site, which could lead to some residents travelling by private car to employment. Therefore, a potential minor negative effect has been identified in relation to SA7. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect local air quality due to the size of the site. ","Neutral"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 7 new homes and community facilities could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets or within a Conservation Area, although it is within 50m of a Listed Building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, and site considerations for this site require that adverse impacts on North Watford library are avoided. Policy HE7.1 requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative effect occurring. Therefore an overall neutral effect has been recorded for this SA objective.","Minor Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU03 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA4: Local Plan Policy HO3.3 could be amended to include affordable housing provision even at smaller sites. Even if a smaller percentage of housing was required to be affordable, an increase in affordable housing from current levels could be achieved. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU04","index":39,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3],[3,5,3,6],[0,1,0,9],[1,1,1,9],[2,1,2,9]]}
["Site Name","MU04"]
["Site Description","453 St. Albans Road"]
["Assumptions made","None. "]
["Addition information",null,"Anticipated Yield",null,18,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to leisure and community centres, as well as a local centre. Garston Medical Centre is also within 600m walking distance. Both primary and secondary schools are located within walking distance, although it is noted that Future Academies Watford would require secondary pupils to cross the A405 junction and Cherry Tree Primary is currently running over capacity. There may be a new primary school developed on the former Meridian School site (ED01), which could further help to meet educational needs. There is also poor access to Garston station (>1500m walking distance). Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This site is considered suitable for mixed-use development, including C3 residential and F2(b) meeting places for community use. The development of this site should deliver a minimum of 6 affordable homes in line with Policy HO3.3: Affordable Housing, as well as market housing to aid in meeting the local housing requirements. Therefore, a potential minor positive effect has been recorded for this SA objective. Redevelopment should be in line with policy HC12.3 'Built Cultural and Community Facilities'. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","Healthcare and leisure facilities are within 600m of the site, as is access to open space at East Drive Recreation Ground (which leads to Ash Wood). Access to such facilities and areas should aid residents in leading a healthy and active lifestyle. Therefore, a minor positive effect has been identified in relation to SA5. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Negative","Site MU04 is located in a medium sustainability zone and there is a bus stop on St. Albans Road. However, access to the rail network is poor and the nearest employment area is over 400m from the site, which could lead to some residents travelling by private car to employment. Therefore, a potential minor negative effect has been identified in relation to SA7. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","Indirect","Low","Medium",null,null,"Minor Negative","There is potential for an indirect minor negative effect to occur on air quality with the development of site MU04, due to the possible increase in journeys made by private car from the site. Emissions associated with car use could therefore exacerbate existing issues, thus a minor negative effect has been recorded, although it is noted that this is of low magnitude due to the size of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 18 new homes, healthcare and community facilities could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here would result in the loss of some green infrastructure, as there are trees screening this site from St Albans Road. Policy NE9.8: Biodiversity would require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets or within a Conservation Area, although it is within 50m of a Listed Building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, and site considerations for this site require that adverse impacts on North Watford library are avoided. Policy HE7.1 requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative effect occurring. Therefore an overall neutral effect has been recorded for this SA objective.","Minor Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU04 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU05","index":40,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","MU05"]
["Site Description","Land and Buildings at 94-98 St. Albans Road (with Planning Permission)"]
["Assumptions made","It has been assumed that development of this site will deliver 2,050m2 flexible commercial floorspace and energy centre as well as the provision of a school  and nursery (2,910m2 ) "]
["Addition information",null,"Anticipated Yield",null,1214,"Sustainability Zone",null,"Medium","Other use:","4,960 sqm"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU05 could aid in creating business space for small retailers in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of site MU05 as a mixed use development site with employment and office space will support the delivery of jobs within the borough and ensure local residents have employment opportunities.  It is also located within 400m of a designated employment area hence a minor positive effect has been identified for SA2. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has a access to several bus stops along St. Albans Road, as well as links to the rail network at Watford Junction being within walking distance. However, the closest GP practice, Callowland surgery, is located over 800m walking distance from the site, as is the nearest community centre. Within the development of  this site a new 3 form entry primary school will be provided. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","This site is considered suitable for mixed-use development, for C3 residential, E(g)(i) office floorspace and a F1(a) primary school.  Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 152 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site currently has poor access to open space, leisure and recreational facilities. There are currently no healthcare facilities within walking distance of the site, and development of such a large site is likely to increase the needs for such facilities. Although primary and secondary schools are within walking distance, the local primary school is already running over capacity. However, Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area should help to mitigate potential adverse impacts from a lack of facilities. Within development of  this site a new 3 form entry primary school will be provided and 1,300m2 of healthcare floorspace. Therefore, an overall neutral effect has been recorded.","Significant Negative","The site currently has poor access to open space, leisure and recreational and health facilities and development of this site would increase the demand for these facilities if they were not provided on or off site. Hence there is potential for a significant negative effect to occur without the implementation of Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area.  "]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","No","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Positive","A minor positive effect has been recorded for this SA objective, as the following uses would be supported to provide active ground floor frontages: C2 residential institutions, E(a), E(b), E(c), E(d), E(e), E(f) commercial floorspace, F1(a) education facilities and F2(b) meeting places for community.  Therefore development of this site may reduce crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","The development of this site could aid in decreasing journey lengths between residential, employment and educational services, as all three uses will be mixed in this development. There is also good access to a bus stop and employment areas nearby and the site is located within a medium sustainability zone. Links to the rail network are also good, with Watford Junction within 800m walking distance. Measures to improve access to the station for cyclist, pedestrians and vulnerable users are required. The integration of services and proximity to bus an train services has the potential to increase the number of journeys undertaken through sustainable transport, thus a potential significant positive effect has been recorded. Proposal for site development should be informed by a Traffic Impact Assessment to consider the impact of the proposed scheme on the  strategic road network. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained or improved. Therefore, a potential indirect significant positive effect has been recorded in relation to SA8. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. A noise assessment is required for noise associated with the Railway Line adjacent to the site.  Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate pollution issues. The addition of 692 new homes, employment space and a new school could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency),  specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. \n\n","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8 Biodiversity would also require any loss of biodiversity to be mitigated by the developer. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is within 25m of the Nascot Conservation area and within 50m of >10 locally and nationally listed buildings. Development of this site therefore has the potential to adversely affect the setting of the local historic environment. Policy HE7.2 Designated Heritage Assets should help to protect statutory Listed Buildings, Scheduled Monuments or a Registered Park and Garden. Site considerations also require development at this site to avoid significant  harm to Nascot Conservation Area. Development plans for this site should consider the potential cumulative impact with the landowner of site at MU06. An overall neutral effect has been recorded. ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. The mixed nature of this development could also make the borough a more attractive place to live and work. MU05 is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on previously developed land and development here should increase the density of housing and employment space in the area. Therefore a potential minor positive effect has been identified. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Minor Negative","This site is <800m from the River Colne and located within Groundwater Source Protection Zone 2.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts. Provision of appropriate infrastructure upgrades may be required.  Hence there is potential for an overall minor negative effect to occur during the construction of this site. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU05 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water.  For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA2: The development of MU05 with sites MU06 and MU07 has the potential to increase the level of employment space in the borough to meet current demand.  Hence there is potential for a positive cumulative effect to occur.\nSA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential positive cumulative effect has been identified for SA4.\nSA7: The development of sites MU05, MU06 and MU07 has the potential to increase uptake of sustainable transport modes, whilst providing increased housing an employment space in areas of high accessibility. Therefore, a potential positive cumulative effect has been identified. \nSA8: There is potential for a positive cumulative effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA15: The development of sites MU05, MU06 and MU07 on the periphery of the town centre could help to increase footfall in the area and appearance surrounding it, thus increasing the vitality of the area. For this reason, a potential significant positive cumulative effect has been identified. \nSA14 and 16: The development of sites MU05, MU06 and MU07 would aid in increasing the number of homes and employment space available in the borough through the reuse of entirely previously developed land. This would help to increase the density of development in these areas and with good design, could make the area more aesthetically pleasing. Therefore, a potential positive cumulative effect has been identified in relation to SA14 and SA16. \nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the development of this site will deliver a minimum of 152 affordable homes. \nSA7: This site has good links to the rail and bus networks and is in close proximity to employment areas. The mixed nature of this site also means that residential, employment and education spaces will be further integrated within the site. Hence, a potential significant positive effect has been identified. \nSA8: A potential indirect significant positive effect has been identified for SA8, as the mixed development proposed at this site could help to reduce car journeys within the borough. The associated decrease in car emissions could therefore indirectly aid in maintaining or improving air quality around the Watford Junction area. \nSA14: The development of site MU05 is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU06"]
["Site Description","Land at Watford Junction"]
["Assumptions","Indicative yield = 1,232 units C3 Residential, and 20,998sqm of office floorspace E(g)(I)"]
["Addition information",null,"Anticipated Yield",null,1232,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU06 could aid in creating business space for retailers in the borough and the policy for this site also safeguards the activities of the concrete batching plant. A minor positive effect has therefore been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of site MU06 as a mixed use development site with employment and office space will support the delivery of jobs within the borough and ensure local residents have employment opportunities.  It is also located within 400m of a designated employment area hence a minor positive effect has been identified for SA2. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has access to a bus stops along St. Albans Road within 800m walking distance, as well as links to the rail network at Watford Junction being within walking distance. The site will provide a new 3 form entry primary school and provide a replacement childcare facility. However, the closest GP practice, Callowland surgery, is located over 800m walking distance from the site, as is the nearest community centre. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","This site is considered suitable for mixed-use development, for C3 residential, E(g)(i) office floorspace,  F1(a) primary school and a replacement E(f) childcare facility. Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a 431 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site currently has poor access to open space, leisure and recreational facilities. There are currently no healthcare facilities within walking distance of the site, and development of such a large site is likely to increase the needs for such facilities. Although primary and secondary schools are within walking distance, the local primary school is already running over capacity. However, Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area should help to mitigate potential adverse impacts from a lack of facilities, as the policy requires the provision of a new primary school and 1,300m2 of healthcare floorspace. Therefore, an overall neutral effect has been recorded. ","Significant Negative","The site currently has poor access to open space, leisure and recreational and health facilities and development of this site would increase the demand for these facilities if they were not provided on or off site.  Hence the potential for a significant negative effect to occur without the implementation of Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area.  "]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","The development of this site could aid in decreasing journey lengths between residential and employment, as both uses will be mixed in this development. There is also good access to a bus stop and employment areas nearby, and the site lies within a medium sustainability zone. Links to the rail network are also good, with Watford Junction within 800m walking distance. Development considerations include preparing a travel plan, and supporting the wider objectives of Watford Gateway Strategic Development Area, including improving the station and it's operation and bus priority around the station. Consideration will need to be given to the potential re-routing of vehicle access to the safeguarded concrete batching plant and rail aggregates depot via Colonial Way. Vehicle access will be required to be maintained at all times from Orphanage Road unless an alternative route is provided; Development will not compromise Clive Way as a safe, high quality active travel route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub; In collaboration with the landowners of sites MU05, MU07 and MU24 support the delivery of a new pedestrian and cycle bridge that crosses the West Coast Main Line and Abbey Line and  provides access to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub. The plan should support the delivery of a second crossing point from Penn Road across the railway lines in the latter part of the plan period, when comprehensive mixed use redevelopment is proposed.\nThe integration of services and proximity to bus an train services has the potential to increase the number of journeys undertaken through sustainable transport, thus a potential significant positive effect has been recorded. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained or improved. Therefore, a potential indirect significant positive effect has been recorded in relation to SA8. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Policy wording for Site MU06 also specifically addresses mitigating for potential noise impacts from the existing uses nearby (including the concrete batching plant) on sensitive receptors. For all noise sensitive development, this must be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the Railway Line, concrete batching plant and rail aggregates depot located largely within the site. Development does not prejudice the existing or future use of the safeguarded site and associated operations due to the introduction of sensitive noise receptors. \nAs potential effects relating to noise will be mitigated by the above requirements, an overall neutral effect has been recorded.","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate pollution issues. The addition of 1232 new homes and employment space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction.  "]
["SA10: Reduce the Borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency), specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here could result in the loss of some green infrastructure as there are currently trees screening the site from the railway line. Policy NE8.9: Biodiversity would require any loss of biodiversity to be mitigated by the developer. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is within 25m of the Nascot Conservation area and within 50m of 2 Grade II Listed Buildings. Development of this site therefore has the potential to adversely affect the setting of the local historic environment. Policy HE7.2 Designated Heritage Assets should help to protect statutory Listed Buildings, Scheduled Monuments or a Registered Park and Garden. Site considerations also require development at this site to avoid significant  harm to Nascot Conservation Area. Collaboration is encouraged  with landowners of MU05 and MU07, located adjacent to the site, MU24 located north east of the site and the operator of the concrete batching plant and rail aggregates depot located almost entirely within the site to maximise the benefits of development and to ensure that the development proposals consider the cumulative impacts of development, including heritage. Future development at this site should take into account the findings of the Council's Heritage Impact Assessment which must demonstrate appropriate minimisation and mitigation of adverse impacts. Therefore, an overall neutral effect has been recorded. ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. The mixed nature of this development could also make the borough a more attractive place to live and work. MU06 is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1 Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land and development here should increase the density of housing and employment space in the area.  Site considerations for MU06 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Minor Negative","This site is <800m from the River Colne and located within Groundwater Source Protection Zone 1.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts. Development must take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water to make provision for upgrades where required due to the scale of new dwellings to be provided. There is a requirement to take account for potential contamination on site, and be informed by a site specific flood risk assessment and surface water drainage strategy.  Hence there is potential for an overall minor negative effect to occur during the construction of this site. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU06 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA2: The development of MU06 with sites MU05 and MU07 has the potential to increase the level of employment space in the borough to meet current demand.  Hence there is potential for a positive cumulative effect to occur.\nSA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy H4.3: Affordable Housing will require 40% of homes to be affordable. Therefore, a potential positive cumulative effect has been identified for SA4. \nSA7: The development of sites MU05, MU06 and MU07 has the potential to increase uptake of sustainable transport modes, whilst providing increased housing an employment space in areas of high accessibility. Therefore, a potential positive cumulative effect has been identified. \nSA8: There is potential for an significant positive cumulative effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA14 and SA16: The development of sites MU05, MU06 and MU07 would aid in increasing the number of homes and employment space available in the borough through the reuse of entirely previously developed land. This would help to increase the density of development in these areas and with good design, could make the area more aesthetically pleasing. Therefore, a potential positive cumulative effect has been identified in relation to SA14 and SA16. \nSA15: The development of sites MU05, MU06 and MU07 on the periphery of the town centre could help to increase footfall in the area and appearance surrounding it, thus increasing the vitality of the area. For this reason, a potential positive cumulative effect has been identified. \nSA19: The development of multiple sites across the Borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources. The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the development of this site will deliver a minimum of 431 affordable homes. \nSA7: This site has good links to the rail and bus networks and is in close proximity to employment areas. The mixed nature of this site also means that residential and employment space will be further integrated within the site. Hence, a potential significant positive effect has been identified. \nSA8: A potential indirect significant positive effect has been identified for SA8, as the mixed development proposed at this site could help to reduce car journeys within the borough. The associated decrease in car emissions could therefore indirectly aid in maintaining or improving air quality around the Watford Junction area. \nSA14: The development of site MU06 is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land and development here should increase the density of housing and employment space in the area.  Site considerations for MU06 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. \n"]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. \nSA7: The development of this site could enhance access to the rail network by linking north and south of the railway line via a footbridge in the middle of the site, making access to Watford Junction ubiquitous across MU05 and MU06."]

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["Site Name","MU07"]
["Site Description","Land and Buildings at Astral House"]
["Assumptions","It has been assumed that development of this site will deliver 14,520m2 employment space. Timescale: 1-5 years (short-term industrial development), 6-15years (long-term transitional mixed use development) "]
["Addition information",null,"Anticipated Yield",null,"6,600 sqm of B2, B8 industrial floorspace","Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Short/Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU07 as a mixed use development site with employment space could attract inward investment and encourage new business start-ups. The policy for this site also safeguards the existing activities of the concrete batching plant and rail aggregates depot, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","Yes","Direct","Medium","Short/Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU07 as a mixed use development, including employment (B2 and B8 industry and warehousing space) will support the delivery of jobs within the borough and ensure local residents have employment opportunities.  It is also located within 400m of a designated employment area hence a minor positive effect has been identified for SA2. Development should result in no net loss of employment floorspace on site unless the office use is replaced with industrial uses.","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has poor access (over 800m walking distance) to a train station and  from leisure and recreation and healthcare facilities and a community centre, and within 400m from a bus stop. However, it does have good access and is within 400m walking distance to a local town, place of worship and primary school. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed use development including one or more uses or a mix thereof the following use cases B2 general industrial, B8 storage and distribution, E(g)(iii) industrial processes. A mix of the following use cases would be supported - E(e) health facilities, E(f) creche/ nursery, E(g)(ii) research and development, E(g)(iii) industrial processes, C2 residential institutions, C3 residential, and C4 houses in multiple occupation. It is not certain whether residential uses will come forward on this site. A neutral effect has been recorded for this SA objective.  ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site currently has poor access to open space, leisure and recreational facilities. There are currently no healthcare facilities within walking distance of the site, and development of such a large site is likely to increase the needs for such facilities. Although primary and secondary schools are within walking distance, the local primary school is already running over capacity. However, Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area should help to mitigate potential adverse impacts from a lack of facilities, as the policy requires the provision of a new primary school and 1,300m2 of healthcare floorspace. Therefore, an overall neutral effect has been recorded. ","Significant Negative","The site currently has poor access to open space, leisure and recreational and health facilities and development of this site would increase the demand for these facilities if they were not provided on or off site.  Hence the potential for a significant negative effect to occur without the implementation of Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area.  "]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","The development of this site could aid in decreasing journey lengths between residential and employment, as both uses could be mixed in this development.  There is also good access to a bus stop (within 400m walking distance) and employment areas nearby, and the site lies within a high sustainability zone. However, links to the rail network are poor, with Watford Junction over 800m walking distance. Consideration will need to be given to the potential re-routing of vehicle access to the safeguarded concrete batching plant and rail aggregates depot via Colonial Way/ Vehicle access will be required to be maintained at all times from Orphanage Road unless an alternative route is identified. Collaboration with the landowners of sites MU05, MU06 and MU24 is required to support the delivery of a new pedestrian and cycle bridge that crosses the West Coast main line and Abbey Line and provides a route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub. Due to the latter modification, a potential significant positive effect if identified. ","Minor Positive",null,"Hannah, it's worth reading through any revised assessment text to make sure it makes sense. Adding additional text in some instances can sometimes make the final sentence incorrect or not read correctly. See the red text I've added.  "]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained or improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) but a low level of noise (<65db) pollution. Development here could therefore exacerbate existing light pollution issues, however it is expected that Local Plan Policy NE8.6: Managing the Impacts of Development should help to mitigate light pollution effects. Policy wording for Site MU07 also specifically addresses mitigation for potential noise impacts from the existing uses nearby (including the concrete batching plant) on sensitive receptors. All noise sensitive development should be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, concrete batching plant and rail aggregates depot located adjacent to the site. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate pollution issues. The addition of 131 new homes and employment space could lead to a long term increase in light pollution."]
["SA10: Reduce the Borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency), specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here could result in the loss of some green infrastructure as there are currently some trees on site. Policy NE8.9: Biodiversity would require any loss of biodiversity to be mitigated by the developer. Hence a neutral effect has been recorded for this SA objective. \n\n","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is not located within 50m of Nascot Conservation Area or any statutory Listed Buildings and is not within 25m of Scheduled Monuments or a Registered Park and Garden. Collaboration is recommended  with the landowners of sites MU06, MU24 and the operator of the concrete batching plant and rail aggregates depot, located adjacent to the site, in order to maximise the benefits of development and ensure the development proposals consider the cumulative impacts including heritage. Therefore, a neutral effect is recorded.  \n","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. The mixed nature of this development could also make the borough a more attractive place to live and work. MU07 is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1 Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land and development here should increase the density of housing and employment space in the area.  Site considerations for MU07 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Minor Negative","This site is <800m from the River Colne and located within Groundwater Source Protection Zone 1.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts.  Hence there is potential for an overall minor negative effect to occur during the construction of this site. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU07 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA2: The development of MU07 with sites MU05 and MU06 has the potential to increase the level of employment space in the borough to meet current demand.  Hence there is potential for a positive cumulative effect to occur.\nSA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential positive cumulative effect has been identified for SA4. \nSA7: The development of sites MU05, MU06 and MU07 has the potential to increase uptake of sustainable transport modes, whilst providing increased housing an employment space in areas of high accessibility. Therefore, a potential positive cumulative effect has been identified. \nSA8: There is potential for a positive cumulative effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA14 and 16: The development of sites MU05, MU06 and MU07 would aid in increasing the number of homes and employment space available in the borough through the reuse of entirely previously developed land. This would help to increase the density of development in these areas and with good design, could make the area more aesthetically pleasing. Therefore, a potential positive cumulative effect has been identified in relation to SA14 and SA16. \nSA15: The development of sites MU05, MU06 and MU07 on the periphery of the town centre could help to increase footfall in the area and appearance surrounding it, thus increasing the vitality of the area. For this reason, a potential positive cumulative effect has been identified. \nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources. The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the development of this site will deliver a minimum of 46 affordable homes. \nSA14: The development of site MU07 is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land and development here should increase the density of housing and employment space in the area.  Site considerations for MU07 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA7: The development of this site could enhance access to the rail network by linking north and south of the railway line via a footbridge in the middle of site MU06, making access to Watford Junction easier.\nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU08","index":43,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","MU08 "]
["Site Description","22-28 Station Road"]
["Assumptions","It has been assumed that development of this site will be mixed use, and deliver 480m2 employment space (B1a (Offices))."]
["Addition information",null,"Anticipated Yield",null,21,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU08 as a mixed use development site with office space could attract inward investment and encourage new business start-ups, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of site MU08 as a mixed use development site with office space, E(g)i and/or C3 residential will support the delivery of jobs within the borough and ensure local residents have employment opportunities. It is also located between 400-800m of a designated employment area and hence a potential minor positive effect has been identified for SA2. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access (within 400m walking distance) to a train station and bus stop, a local centre and a place of worship.  However, it is within 400-800 from leisure and recreation and healthcare facilities and over 800m to a community centre.  In terms of schools the site is located within 3.2km of a primary school and within 4.3 km from a secondary school. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a 7 affordable homes. Therefore, a potential significant positive effect has been identified for SA4.  ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site currently has poor access to open space, leisure and recreational facilities. There are currently no healthcare facilities within walking distance of the site, and development of such a large site is likely to increase the needs for such facilities. Although primary and secondary schools are within walking distance, the local primary school is already running over capacity. However, Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area should help to mitigate potential adverse impacts from a lack of facilities, as the policy requires the provision of a new primary school and 1,300m2 of healthcare floorspace. Therefore, an overall neutral effect has been recorded. ","Significant Negative","The site currently has poor access to open space, leisure and recreational and health facilities and development of this site would increase the demand for these facilities if they were not provided on or off site.  Hence the potential for a significant negative effect to occur without the implementation of Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area.  "]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","The development of this site could aid in decreasing journey lengths between residential and employment, as both uses will be mixed in this development.  There is also good access to a bus stop (within 400m walking distance) and to a station as Watford Junction is under 800m walking distance.  It is also within 400 walking distance of an employment area therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","minor positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained or improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and a high level of noise (>70db) pollution. Development here could therefore exacerbate existing light and noise pollution issues, however it is expected that Local Plan Policy NE8.6: Managing the Impacts of Development should help to mitigate light and noise pollution effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate exacerbating pollution issues. The addition of 21 new homes and employment space could lead to a long term increase in light pollution"]
["SA10: Reduce the Borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency), specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and there are no trees on site hence a neutral effect has been recorded for this SA objective. \n\n","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is within 25m of the Nascot Conservation. Development of this site therefore has the potential to adversely affect the setting of the local historic environment. Policy HE7.2 Designated Heritage Assets should help to protect statutory Listed Buildings, Scheduled Monuments or a Registered Park and Garden. Site considerations also require development at this site to avoid significant harm to Nascot Conservation Area. Development proposals will need to take into account the findings of the Council's Heritage Impact Assessment. Therefore, an overall neutral effect has been recorded. ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. The mixed nature of this development could also make the borough a more attractive place to live and work. MU08 is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1 Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded.","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land and development here should increase the density of housing and employment space in the area. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Minor Negative","This site is within 10-100m from the River Colne and located within Groundwater Source Protection Zone 2.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts.  Hence there is potential for an overall minor negative effect to occur during the construction of this site. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU08 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential positive cumulative effect has been identified for SA4. \nSA7: The development of sites MU08, MU05, MU06 and MU07 has the potential to increase uptake of sustainable transport modes, whilst providing increased housing an employment space in areas of high accessibility. Therefore, a potential positive cumulative effect has been identified. \nSA8: There is potential for a positive cumulative effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA14 and 16: The development of sites MU08 with sites MU05, MU06 and MU07 would aid in increasing the number of homes and employment space available in the borough through the reuse of entirely previously developed land. This would help to increase the density of development in these areas and with good design, could make the area more aesthetically pleasing. Therefore, a potential positive cumulative effect has been identified in relation to SA14 and SA16. \nSA15: The development of sites MU08 with MU05, MU06 and MU07 on the periphery of the town centre could help to increase footfall in the area and appearance surrounding it, thus increasing the vitality of the area. For this reason, a potential positive cumulative effect has been identified. \nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources. The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough.  "]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the development of this site will deliver a minimum of 7 affordable homes. \nSA7: The development of this site could aid in decreasing journey lengths between residential and employment, as both uses will be mixed in this development.  There is also good access to a bus stop (within 400m walking distance) and to a station as Watford Junction is under 800m walking distance.  It is also within 400 walking distance of an employment area therefore a potential significant positive effect has been recorded. \nSA14: The development of site MU07 is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land, and the delivery of 131 new homes will increase the density of development in this area. Therefore, a potential significant positive effect has been identified for SA16. "]
["Enhancements"]
["The development of this site could enhance access to the rail network by linking north and south of the railway line via a footbridge in the middle of the site, making access to Watford Junction ubiquitous across MU05 and MU06. \nSA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU09","index":44,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","MU09 "]
["Site Description","Land at Watford Police Station "]
["Assumptions","It has been assumed that development of this site will deliver C3 residential and 2,770sqm of E(g)(i) office floorspace ."]
["Addition information",null,"Anticipated Yield",null,120,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU09 as a mixed use development site with office space could attract inward investment and encourage new business start-ups, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of site MU09 as a mixed use development site with office space will support the delivery of jobs within the borough and ensure local residents have employment opportunities.  However, it is located between 400-800m of a designated employment area and hence a minor positive effect has been identified for SA2. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Minor Negative","This site has good access (within 400m walking distance) to a train station and bus stop, a local centre, healthcare facility and to leisure and recreation facilities.  However, it is within 400-800 of a community centre and place of worship and within 3.2km of a primary school and within 4.3 km from a secondary school (e.g. Watford Girl's Grammar School).  Due to the proximity of the site to local schools a potential minor negative effect has been recorded. ","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","This site is suitable for mixed-use development of C3 residential.  Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a 42 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","High","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This is site is within 300m to open space and within 400m to leisure and recreational facilities. Development of this site will be required to make provisions for and contribute towards healthcare floorspace and new walking and cycling infrastructure in accordance with criteria set out in Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area. \nTherefore, a potential minor positive effect has been identified in relation to SA5.  ","Significant Negative","The site currently has poor access to open space, leisure and recreational and health facilities and development of this site would increase the demand for these facilities if they were not provided on or off site.  Hence the potential for a significant negative effect to occur without the implementation of Local Plan Policy CDA2.1: Watford Gateway Strategic Development Area.  "]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","The development of this site could aid in decreasing journey lengths between residential and employment, as both uses will be mixed in this development.  There is also good access to a bus stop (within 400m walking distance) and to a station as Watford Junction is under 800m walking distance.  However, it is within 400-800m walking distance to an employment area therefore a potential minor positive effect has been recorded rather than a significant positive effect. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","minor positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained or improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) but a low level of noise (<65db) pollution. Development here could therefore exacerbate existing light pollution issues, however it is expected that Local Plan Policy NE8.6: Managing the Impacts of Development should help to mitigate light pollution effects. Thus an overall neutral effect has been recorded. \n\n","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate exacerbating pollution issues. The addition of 21 new homes and employment space could lead to a long term increase in light pollution."]
["SA10: Reduce the Borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency), specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and there are no trees on site hence a neutral effect has been recorded for this SA objective. \n\n","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","No","Indirect","Medium","Medium/Long","National","Permanent/Reversible","Uncertain","The site is not located in or within 50m of Nascot Conservation Area or within 25m of a Scheduled Monument or a Registered Park and Garden. However, the site includes a Locally Listed Police Station and Magistrates Court which are classed as non-designated heritage assets. All proposals that affect these buildings will be considered under Local Plan Policy HE7.3: Non-Designated Assets e.g. where demolition is proposed it should be demonstrated that all reasonable attempts have been made to retain all or part of the building.  Furthermore, where the loss of these heritage assets cannot be avoided measures to minimise or mitigate the harm caused will be considered and balanced against the heritage and public benefits arising from the development in line with Local Plan Policy HE7.1: Enhancement and Protection of the Historic Environment.  Development at this site requires consideration of the results of the council's Heritage Impact Assessment. As development of this site could  lead to the loss of two local heritage assets, an uncertain effect has been recorded.  \n","Significant Negative","Development at site MU09 has the potential to cause harm to the two locally listed buildings on site (Police Station and Magistrates Court) if demolition is proposed or partial loss which would be permanent and irreversible. There is therefore potential for a significant negative effect to occur. "]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. Building heights along the Westland Road elevation should have regard to the building heights of existing properties on Westland Road opposite the site. The mixed nature of this development could also make the borough a more attractive place to live and work. MU09 is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1 Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land and development here should increase the density of housing and employment space in the area. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Minor Negative","This site is within 10-100m from the River Colne and located within Groundwater Source Protection Zone 2.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts.  Hence there is potential for an overall minor negative effect to occur during the construction of this site. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU09 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: A potential uncertain effect has been identified in relation to SA13, as the development of this site could result in the demolition or partial loss of locally listed buildings.  \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA13: The only way in which uncertainty regarding the loss or damage to the locally listed buildings on site could be avoided is for the development considerations for this site to specifically require the buildings to be retained and enhanced within the development. \nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources. The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough.  "]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as the development of this site will deliver a minimum of 42 affordable homes. \nSA14: The development of site MU09 is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land, and the delivery of 120 new homes will increase the density of development in this area. Therefore, a potential significant positive effect has been identified for SA16."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU10"]
["Site Description","Land to the Rear of 125-127 the Parade"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Yield",null,90,"Sustainability Zone",null,"High","Other uses","Retail uses will be re-provided on site"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is considered suitable for mixed-use development including C3 residential, or one of the uses defined within the following use classes E(a), E(b), E(c), E(d) E(e), E(f) commercial floorspace and F2(b) meeting places for community use would be supported to provide active ground floor frontages. This site has good access to healthcare and a bus stop, and there are sites for recreation within 800m. Watford Junction is also less than 800m away, as is the town centre. The site is also within the Town Centre Strategic Development Area, which should see significant improvements in connectivity and services as per Local Plan Policy CDA2.2: Town Centre Strategic Development Area. For these reasons, a potential minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","No","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive"," Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 31 affordable homes. A minimum of 59 new market homes will also be available in the borough, aiding in meeting housing needs. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","West Hertfordshire Sports ground is less than 800m from this site, as is the nearest GP practice. Informal open space is also available at Cassiobury Park, although this is over 800m away. Therefore, a minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","This site has good access to a bus stop, and Watford Junction is less than 800m away, providing a link to the rail network. There are also employment areas located within 800m of the site. The site is currently in a high sustainability zone, which is expected to increase in connectivity to local transport networks through Local Plan Policy CDA2.2: Town Centre Strategic Development Area, hence future residents should be able to utilise sustainable travel. A potential significant positive effect has been recorded. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","A potential indirect minor positive effect has been recorded for this SA objective, as this site could reduce the number of journeys via private car due to the good sustainable transport links from this site. Policy ST11.5: Electric Vehicles, Car Parking and Car Clubs is also expected to limit car parking spaces provided with new developments. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","Yes","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 90 new homes and retail space could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU10 lies partially within the Civic Core Conservation Area. Development at this site will therefore have to comply with Policy HE7.2: Designated Heritage Assets and ensure that there is no adverse effect on the character or setting of this area. This site is also located adjacent to five locally Listed Buildings- Elm Court, St Albans House and 135-149 The Parade. Development of this site therefore has the potentially to cause temporary and permanent damage to several receptors of historic interest, which could alter local distinctiveness. Although Policy HE7.1: Enhancement and Protection of the Historic Environment does aim to protect such assets, development can still be permitted if deemed within the public interest. Policy HE7.1 requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative cumulative effect occurring. Development at MU10 will also need to take into account the findings and recommendations of the Council's Heritage Impact Assessment and provide appropriate mitigation where necessary. A neutral effect overall is therefore recorded.","Significant Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Whilst this site is located on previously developed land, it could have adverse impacts on neighbouring locally Listed Buildings and Civic Core Conservation Area, which it lies within. However, Development at MU10 will now need to take into account the findings and recommendations of the Council's Heritage Impact Assessment and provide appropriate mitigation where necessary. This should mitigate for a potential negative effect on character and therefore a neutral effect is identified. ","Minor Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This development is located within the town centre, and could therefore aid in revitalising this area of the borough. Therefore, a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Borough Wide","Temporary/Reversible","Minor Positive","This site is located entirely on previously developed land, however it does not work towards the remediation of land or increased density of development. Therefore, a potential minor positive impact has been identified for this SA objective. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 1000m of the River Colne. Policy NE9.5: Surface Water should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC8.3 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU10 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. However, it is currently unclear what these effects could be. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA5: An increase in the proportion of housing in highly urbanised town centre areas is likely to increase pressure on existing open space, which may not be sufficient for an increased population. A potential  negative cumulative effect has therefore been identified for this SA objective. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 31 affordable homes. A minimum of 59 new market homes will also be available in the borough, aiding in meeting housing needs. Therefore, a potential significant positive effect has been identified for SA4. \nSA7: Site MU10 has good access to a bus stop, and Watford Junction is less than 800m away, providing a link to the rail network. There are also employment areas located within 800m of the site. The site is currently in a high sustainability zone, which is expected to increase in connectivity to local transport networks through Local Plan Policy CDA2.2: Town Centre Strategic Development Area, hence future residents should be able to utilise sustainable travel. A potential significant positive effect has been recorded. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU11","index":46,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3],[3,5,3,6],[0,1,0,9],[1,1,1,9],[2,1,2,9]]}
["Site Name","MU11"]
["Site Description","23-37 The Parade"]
["Assumptions made","It has been assumed that development of this site will deliver 1,000m2 of employment space. Retail and office reprovision will also occur to retain shop frontage. "]
["Addition information",null,"Anticipated Yield",null,72,"Sustainability Zone",null,"High","Other Uses","1000m2 retail and office space"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU11 could aid in creating business space for retailers in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed-use development including C3 residential. One or more, or a mix thereof, of the uses defined within the following Use Classes: E(a), E(b), E(c), E(d), E(e), E(f) commercial floorspace and F2(b) meeting places for community use would be supported to provide active ground floor frontages. This site has good access to leisure facilities, a community centre, place of worship and the town centre, as all are located within 400 safe walking distance of the site. A GP practice and Watford Junction are also within 800m of the site. There are also primary and secondary schools within 1km of the site, however, these are currently running at or near capacity. It is also noted that the closest secondary is Watford Girls Grammar, hence pupils who are to eligible for this school will have to walk ~2km to school. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be, nor that it would accommodate the number of homes anticipated at this site (72). Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 25 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","West Hertfordshire Sport Ground is within 800m walking distance of MU11, providing good access to leisure facilities. Cassio Surgery is also <300m from the site, along Upton Road. However, there is poor access to open space, as this site is located within the town centre and Cassiobury Park (the closest open space) lies over 800m from the site. This is unlikely to be improved due to the highly urbanised location. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","Site MU11 lies within a high sustainability zone, with good links to bus services and Watford Junction within 800m walking distance. It is also expected that bus services will help to link the site further to both Watford Junction and Watford High Street. Employment areas are also close to this site and further employment space should be provided as a result of development here. This should help to decrease the need to travel between employment and homes, as well as increasing the prevalence of journeys undertaken via sustainable means. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained for improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 72 new homes and employment and retail space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","Yes","Direct","Medium","Long","National","Permanent/Irreversible","Uncertain","This development site encompasses 11-33 The Parade and is adjacent to 1 Watford House Lane. It is also within 20m of The Palace Theatre, a Grade II listed building. Development of this site could therefore directly remove a Locally Listed building, as well as affect the setting of another national heritage asset. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU11. Policy HE7.1 requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative cumulative effect occurring. However, there are caveats within all three policies, allowing for development which harms the historic environment if the benefits outweigh the potential impacts. Site considerations do include the need to take into account the findings and recommendations of the Council's Heritage Impact Assessment, to provide appropriate mitigation and avoid significant adverse impacts on Listed Buildings, however, the buildings will not need to be maintained if it is demonstrated to be unfeasible. Therefore, an uncertain effect has been recorded for SA13. ","Significant Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is entirely previously developed land, and located within the Town Centre. Following modification, the policy requires provision of a quality active ground floor frontage and landscaping along The Parade which will improve local character and therefore a potential significant positive effect is identified. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within the town centre, hence development of this site could aid in making the town centre more attractive. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on within the Town Centre Strategic Development Area and on previously developed land. Local Plan Policy CDA2.2: Town  Centre Strategic Development Area will therefore encourage a high density of and mixed use development at the site to maximise land use efficiency. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 650m of the River Colne. Policy NE9.5: Surface Water should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC8.3 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU11 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: This development site encompasses 11-33 The Parade and is adjacent to 1 Watford House Lane. It is also within 20m of The Palace Theatre, a Grade II listed building. Development of this site could therefore directly remove a locally listed building, as well as affect the setting of another national heritage asset. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU11. However, there are caveats within all three policies, allowing for development which harms the historic environment if the benefits outweigh the potential impacts. Site considerations do include the need to avoid significant adverse impacts on Listed Buildings, however, the buildings will not need to be maintained if demonstrated to be unfeasible. Therefore, an uncertain effect has been recorded for SA13. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA13: Development at this site could prevent harm to the locally listed building and perhaps enhance it by ensuring the historic features are maintained and the internal structure redeveloped. However, it is currently unclear if this will be practicable. Stronger wording of site considerations, to ensure that a Heritage Impact Assessment is carried out and that the buildings are retained through development would help to mitigate the uncertain effect identified. \nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative significant positive effect has been identified for SA4. \nSA8: There is potential for a positive effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: A potential significant positive effect has been identified in relation to SA4, as development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 25 affordable homes. \nSA7: This site has good links to the rail and bus networks and is in close proximity to employment areas. The mixed nature of this site also means that residential and employment space will be further integrated within the site. Hence, a potential significant positive effect has been identified. \nSA16: This site is located within the Town Centre Strategic Development Area, hence development at this site will have to comply with Local Plan Policy CDA2.2. This policy encourages mixed development on previously developed land, of high density. Therefore, a potential significant positive effect has been identified. \n\n"]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU12"]
["Site Description","19-21 Clarendon Road"]
["Assumptions made","It has been assumed that commercial uses currently on site will be re-provided. "]
["Additional information",null,"Anticipated Yield",null,14,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU12 could aid in creating business space for retailers in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This site is considered suitable for mixed-use development including C3 residential,  one or more, or a mix thereof, of the uses defined within the following Use Classes: E(a),  E(c), E(d), E(e), E(f) commercial floorspace and F2(b) meeting places for community use to provide active ground floor frontages. This site has good access to leisure facilities, a community centre, place of worship and the town centre, as all are located within 400m safe walking distance of the site. A GP practice and Watford Junction are also within 800m of the site. There are also primary and secondary schools within 1km of the site, however, these are currently running at or near capacity. It is also noted that the closest secondary is Watford Girls Grammar, hence pupils who are not eligible for this school will have to walk ~2km to school. Hence, an overall minor positive effect has been identified. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site should deliver a minimum of 4 affordable homes in line with Policy HO3.3: Affordable Housing, as well as market housing to aid in meeting the local housing requirements. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","West Hertfordshire Sport Ground is within 800m walking distance of MU12, providing good access to leisure facilities. Cassio Surgery is also <800m from the site, along Upton Road. However, there is poor access to open space, as this site is located within the town centre and Cassiobury Park (the closest open space) lies over 800m from the site. This is unlikely to be improved due to the highly urbanised location. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","Site MU12 lies within a high sustainability zone, with good links to bus services and Watford Junction within 800m walking distance. It is also expected that bus services will help to link the site further to both Watford Junction and Watford High Street. Employment areas are also close to this site and further employment space should be provided as a result of development here. This should help to decrease the need to travel between employment and homes, as well as increasing the prevalence of journeys undertaken via sustainable means. Therefore, a potential significant positive effect has been recorded, although it is noted that this is of low magnitude due to the size of the site. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained for improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8.","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 14 new homes and employment and retail space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU12 lies within 50m of five locally Listed Buildings, hence development of this site has the potential to adversely affect their setting. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU12. Policy HE7.1 requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative cumulative effect occurring. However, it is noted that there is still the potential for some harm to the setting of such buildings, if deemed within the interest of the public. Following modification, site considerations now include the need to take into account the findings and recommendations of the Council's Heritage Impact Assessment, to provide appropriate mitigation and avoid significant adverse impacts on Listed Buildings, and the need to avoid significant adverse impacts on Listed Buildings. Therefore, a neutral effect is recorded. ","Significant Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within the town centre, hence development of this site could aid in making the town centre more attractive. It is also located on previously developed land. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within the town centre, hence development of this site could aid in making the town centre more attractive. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on within the Town Centre Strategic Development Area and on previously developed land. Local Plan Policy CDA2.2: Town  Centre Strategic Development Area will therefore encourage a high density of and mixed use development at the site to maximise land use efficiency. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 650m of the River Colne. Policy NE9.5: Surface Water should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC8.3 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU12 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: Site MU12 lies within 50m of five locally Listed Buildings, hence development of this site has the potential to adversely affect their setting. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU12. However, it is noted that there is still the potential for some harm to the setting of such buildings, if deemed within the interest of the public. Site considerations do include the need to avoid significant adverse impacts on Listed Buildings, however, a Heritage Impact Assessment may not be carried out. Therefore, an uncertain effect has been recorded. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. However, it is currently unclear what these effects could be. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA8: Air quality across the borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA7: Site MU12 lies within a high sustainability zone, with good links to bus services and Watford Junction within 800m walking distance. It is also expected that bus services will help to link the site further to both Watford Junction and Watford High Street. Employment areas are also close to this site and further employment space should be provided as a result of development here. This should help to decrease the need to travel between employment and homes, as well as increasing the prevalence of journeys undertaken via sustainable means. Therefore, a potential significant positive effect has been recorded, although it is noted that this is of low magnitude due to the size of the site.\nSA16: A potential significant positive effect has been identified as this site is located on within the Town Centre Strategic Development Area and on previously developed land. Local Plan Policy CDA2.2: Town  Centre Strategic Development Area will therefore encourage a high density of and mixed use development at the site to maximise land use efficiency. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU13","index":48,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6]]}
["Site Name","MU13"]
["Site Description","Land at Sainsbury's"]
["Assumptions made","It has been assumed that commercial uses currently on site will be re-provided. "]
["Additional information",null,"Anticipated Yield",null,220,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU13 could aid in creating business space for retailers in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed-use development including C3 residential and  one or more, or a mix thereof, of the uses defined within the following Use Classes: E(a), E(c), E(d), E(e), E(f) commercial floorspace and F2(b) meeting places for community use to provide active ground floor frontages. This site has good access to leisure facilities, a community centre, place of worship and the town centre, as all are located within 400m safe walking distance of the site. A GP practice and Watford Junction are also within 800m of the site. There are also primary and secondary schools within 1km of the site, however, these are currently running at or near capacity. It is also noted that the closest secondary is Watford Girls Grammar, hence pupils who are to eligible for this school will have to walk ~2km to school. Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 77 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","West Hertfordshire Sport Ground is within 800m walking distance of MU13, providing good access to leisure facilities. Cassio Surgery is also <800m from the site, along Upton Road. However, there is poor access to open space, as this site is located within the town centre and Cassiobury Park (the closest open space) lies over 800m from the site. This is unlikely to be improved due to the highly urbanised location. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","Site MU13 lies within a high sustainability zone, with good links to bus services and Watford Junction within 800m walking distance. It is also expected that bus services will help to link the site further to both Watford Junction and Watford High Street. Employment areas are also close to this site and further employment space should be provided as a result of development here. This should help to decrease the need to travel between employment and homes, as well as increasing the prevalence of journeys undertaken via sustainable means. Therefore, a potential significant positive effect has been recorded, although it is noted that this is of low magnitude due to the size of the site. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained for improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 220 new homes and employment and retail space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU13 lies within 50m of nationally and locally Listed Buildings, hence development of this site has the potential to adversely affect their setting. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU13. Site considerations do now include the need to take into account the findings and recommendations of the Council's Heritage Impact Assessment, to provide appropriate mitigation and avoid significant adverse impacts on Listed Buildings, and the need to avoid significant adverse impacts on Listed Buildings and the Civic Core Conservation Area. Policy HE7.1 also requires proposals to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development and include design measures to mitigate an impact and this should avoid a potential negative cumulative effect occurring. Therefore, an overall neutral effect has been recorded. ","Significant Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within the town centre, hence development of this site could aid in making the town centre more attractive. It is also located on previously developed land. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Medium","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located within the town centre, hence development of this site could aid in making the town centre more attractive. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on within the Town Centre Strategic Development Area and on previously developed land. Local Plan Policy CDA2.2: Town  Centre Strategic Development Area will therefore encourage a high density of and mixed use development at the site to maximise land use efficiency. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 700m of the River Colne. Policy NE9.5: Surface Water should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC8.3 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU13 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA8: Air quality across the borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 77 affordable homes. Therefore, a potential significant positive effect has been identified for SA4.\nSA7: Site MU13 lies within a high sustainability zone, with good links to bus services and Watford Junction within 800m walking distance. It is also expected that bus services will help to link the site further to both Watford Junction and Watford High Street. Employment areas are also close to this site and further employment space should be provided as a result of development here. This should help to decrease the need to travel between employment and homes, as well as increasing the prevalence of journeys undertaken via sustainable means. Therefore, a potential significant positive effect has been recorded, although it is noted that this is of low magnitude due to the size of the site. \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of housing within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU14"]
["Site Description","Land at Car Park Wellstones"]
["Assumptions made","It has been assumed that development of this site will deliver 1,150m2 of other space. "]
["Addition information",null,"Anticipated Yield",null,40,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed-use development including C3 residential and one or more of the uses defined within the following Use Classes: E(a), E(c), E(d), E(e), E(f) commercial floorspace and F2(b) meeting places for community use is possible on the ground floor to maintain an active frontage. This site has good access to health and community facilities, as well as the town centre and a bus stop. However, the closest train station is over 800m away, meaning access to the rail network is more limited. There are also schools within 1km walking distance of the site, however, both are currently oversubscribed. The closest secondary is Watford Girls Grammar School, hence children who are not eligible for this school will have to travel ~2km to the nearest mixed school. Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site should deliver a minimum of 14 affordable homes in line with Policy HO3.3: Affordable Housing, as well as market housing to aid in meeting the local housing requirements. Therefore, a potential minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","West Hertfordshire Sport Ground is within 400m walking distance of MU14, providing good access to leisure facilities. Cassio Surgery is also <400m from the site, along Upton Road. However, there is poor access to open space, as this site is located within the town centre and Cassiobury Park (the closest open space) lies over 800m from the site. This is unlikely to be improved due to the highly urbanised location. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Minor Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","This site is located in a high sustainability zone, with good access to bus services, as a bus stop is adjacent to the site. The nearest rail links and employment areas are also within 800m. Development at this site is expected to incorporate housing along with other uses, which may help to further decrease the distance to employment or shops. This site is also within the Town Centre Strategic Development Area, where pedestrian and cycle networks are expected to be improved by the implementation of Local Plan Policy CDA2.2. This should aid in decreasing the number of journeys made by private car. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Medium","Borough Wide","Permanent/Reversible","Minor Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained for improved. Therefore, a potential indirect minor positive effect has been recorded in relation to SA8. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 40 new homes and retail/commercial space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 50 of one Grade I and four Grade II listed buildings. There are also several locally listed buildings within 50m of the site. Development of this site could therefore affect the setting of heritage assets. Local Plan Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to protect these assets. However, there are caveats within both policies, allowing for development which harms the historic environment if the benefits outweigh the potential impacts. Future development at MU14 will take into account the findings and recommendations of the Council's Heritage Impact Assessment and provide appropriate mitigation where necessary. Modifications also include a requirement for the building height, scale and massing of any new proposals on the Exchange Road frontage should have regard to the heights, scale and massing of the Holy Rood Complex due to the significance of the heritage assets which form the Holy Rood complex (Grade I church and Grade II ancillary buildings). With this mitigaiton in place within the development considerations, a neutral effect is recorded for SA13. ","Uncertain",null,null,"Changed score to neutral, unsure which underlined as not showing as underlined for me?"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land which is currently used as a car park and development here could aid in increasing the quality of an area of the townscape as it is located within the Town Centre Strategic Development Area, which aims to improve the town centre and surrounding areas. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","This site is located within the town centre and falls within the Town Centre Strategic Development Area. Development of this site will have to work towards the objectives of Local Plan Policy CDA2.2: Town Centre Strategic Development Area, which will aid in improving the viability of the area. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for MU14 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone, however it is within 650m of the River Colne. Policy NE9.5: Surface Water should ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and details policy CC8.3 details the limiting of water consumption standards for new developments. Hence an overall neutral effect has been recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU14 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: Site MU14 is located within 50 of one Grade I and four Grade II listed buildings. There are also several locally listed buildings within 50m of the site. Development of this site could therefore affect the setting of heritage assets. Local Plan Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to protect these assets. However, there are caveats within both policies, allowing for development which harms the historic environment if the benefits outweigh the potential impacts. Therefore, an uncertain effect has been recorded for SA13. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA13: Stronger wording of site considerations, to ensure that a Heritage Impact Assessment is carried out should help to mitigate the uncertain effect identified.  \nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA8: There is potential for a positive effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA7: Site MU14 is located in a high sustainability zone, with good access to the train and bus networks, as well as employment land within walking distance. Cycle and pedestrian access is also likely to be improved in the area due to Local Plan Policy CDA2.2. Hence, a potential significant positive effect has been identified. \nSA14: This site is located on previously developed land and development here could aid in increasing the quality of an area of the townscape as it is located within the Town Centre Strategic Development Area, which aims to improve the town centre and surrounding areas. Therefore, a potential significant positive effect has been recorded. \nSA15: This site is located within the town centre and falls within the Town Centre Strategic Development Area. Development of this site will have to work towards the objectives of Local Plan Policy CDA2.2: Town Centre Strategic Development Area, which will aid in improving the viability of the area. Therefore, a potential significant positive effect has been recorded. \nSA16: This site is located on previously developed land. Site considerations for MU14 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU15"]
["Site Description","18 Watford Field Road"]
["Assumptions made","Mixed use site. Previously a Brewery, building on site"]
["Additional information",null,"Anticipated yield",null,19,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","As a mixed use development the development of MU15 could aid in creating space for businesses in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Indirect","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The redevelopment of this site for mixed uses supports the achievement of this objective and should provide some job opportunities, although the number and type of jobs is unknown. A minor positive effect is identified. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed-use development including  C3 residential and F2(b) meeting places for community use. This site has good access to some services, including bus links, leisure and recreation and the town centre. However, access to healthcare is very poor, with the closest GP practice located 1.3km walking distance away. Although Policy IN10.1 Integrated Infrastructure Delivery should ensure that the infrastructure needed for new developments is provided, it is not yet known where this would be. The site is within walking distance of a primary school and a secondary school. The nearest schools are very close to maximum capacity therefore the new development, along with other allocation sites nearby, will produce additional need for school places and it is currently uncertain how and where this demand will be met. The provision of a new primary school within the Colne Valley SDA is included in Policy CDA2.3. Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative","Without the LP policies, additional need for community facilities, healthcare and schools provision arising from the development of this site and others within this area might not be met and a minor negative effect could occur."]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to approximately 6 affordable homes. Therefore, a potential minor positive effect has been identified for SA4. ","Minor Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to open space and sites for leisure and recreation, with Watford Recreation Fields 300m walking distance from the site. However, there is poor access to healthcare from the site, which could prevent future residents from accessing the care they require. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative","Without the LP policies, additional need for healthcare facilities arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Significant Positive","This site has poor access to designated employment areas. However, bus and rail links are good, with Watford High Street Station located within 800m of the site. This should allow residents of the site to access employment opportunities in and beyond the borough through sustainable transport modes. This site is also within a high sustainability zone and pedestrian and cycle networks are likely to be improved by Local Plan Policy CDA2.3: Colne Valley Strategic Development Area. Thus, a potential significant positive effect has been identified. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","A potential indirect significant positive effect has been identified, as this site has good sustainable transport links. This should aid in reducing car travel and associated emissions, thus air quality could be maintained and improved. However, this is a small site and therefore a minor positive rather than significant positive effect is identified in relation to its contribution to achieving good air quality in the borough. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing light pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects and any cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 661 new homes could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on any historic or cultural assets, although it is within 50m of a listed building. Development at MU14 will need to take into account the findings and recommendations of the Council's Heritage Impact Assessment and provide appropriate mitigation where necessary. Policy HE7.1 Enhancement and Protection of the Historic Environment should also help to prevent any impact on the setting of this asset. A neutral effect is therefore identified.  ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is located on entirely previously developed land, hence a minor positive effect has been recorded for this SA objective. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","This site is located close to the town centre boundary, hence development here could help to some extent in increasing the vitality of the area. A minor positive effect has been identified for this SA objective. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located entirely on previously developed land.  An overall aim of the Colne Valley Strategic Development Area in which this site is located is to intensify uses within this area. Therefore, a potential significant positive effect has been identified for this SA objective.","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 1km of the River Colne and lies in Groundwater Source Protection Zone 1. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. These measures should ensure that the river is protected from negative impacts from development and is enhanced. A neutral effect is recorded.  ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within Flood Zone 1 and is therefore at low risk of flooding. Therefore a neutral effect is identified. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a sand and mineral safeguarding zone and its allocation will not affect resource use within the borough, other than through construction and operation of a mixed use site which is addressed through Local Plan Policy CC8.3: Sustainable Construction and Resource Management. A neutral effect is therefore identified. ","Neutral"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["None identified.\n"]
["Suggested Mitigation"]
["None identified.\n"]
["Potential Significant Cumulative Effects Identified"]
["SA4: A potential positive cumulative effect has been identified for SA4, as the proportion of affordable homes within the borough could be increased through the development of multiple sites, which will have to provide 35% affordable housing in line with policy HO3.3: Affordable Housing. \nSA8: The development of multiple sites with good access to sustainable travel modes has the potential to indirectly maintain or improve air quality across the borough, as a decrease in private car use should help to reduce associated emissions. Therefore, a potential cumulative positive effect has been identified. \nSA15: The development of sites HS22, HS24, MU15 and MU16 could aid in revitalising an area to the south of the town centre, increasing the number of local people likely to use the town centre. This could also redevelop and area which currently serves as a competing out of town centre. Therefore, a potential positive cumulative effect has been identified for this SA objective. \nSA16: A potential positive cumulative effect of building on mostly previously developed land has been identified and intensifying development within this area.\n"]
["Summary of Potential Positive Significant Effects"]
["SA7: The development of this site could help to increase public transport use due to the good bus and rail links offered by the site. Pedestrian and cycle networks are also likely to be improved by Local Plan CDA2.3: Policy Colne Valley Strategic Development Area, which this site lies within. \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of uses within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU16","index":51,"n_rows":35,"n_cols":13,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[3,8,3,9],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11]]}
["Site Name","MU16"]
["Site Description","Tesco Lower High Street"]
["Assumptions made","It has been assumed that development of this site will deliver a mixed use development including residential, E and F class uses and a 3fe primary school."]
["Addition information",null,"Anticipated yield",null,1338,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Borough Wide","Permanent/Reversible","Minor Positive","As a mixed use development the development of MU16 could aid in creating space for businesses (namely retail) in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Indirect","Medium","Medium/Long","Borough Wide","Permanent/Reversible","Minor Positive","The redevelopment of this site for mixed uses supports the achievement of this objective and should provide some job opportunities, although the number and type of jobs is unknown. A minor positive effect is identified. ","Minor Positive",null,"spreadsheet indicates a school could be provided on site but LP policy SA13.1 does not include it as a development consideration so I have not taken it into account in the assessment. Confusion over healthcare access RAG. Previous assessment says its poor access but the RAG for this site shows it as green. "]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is considered suitable for mixed-use development, including  C3 residential and a F1(a) primary school. In addition one or more, or a mix thereof, of the uses defined within the following Use Classes would be supported to provide active ground floor frontages: C2 (residential institutions), E(a), E(b), E(c), E(d), E(e), E(f) commercial floorspace, F1(a) (education), F2(b) meeting places for community use and F2(c) outdoor sport and recreation. The site is within walking distance of a primary school and the development considerations require the provision of a new primary school on this site. However, it is further away (between 1km and 4.8km) from a secondary school.  Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. There will be an increase in shop frontage through the development of this allocation and good access to the town centre from the site. However, there is poor access to healthcare and it is unclear if existing facilities would be able to cope with a large increase in demand. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative","Without the LP policies, additional need for community facilities, healthcare and schools provision arising from the development of this site and others within this area might not be met and a significant negative effect could occur."]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3 Affordable Housing which, for this site, should equate to a minimum of 468 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has poor access to open space and leisure facilities. The availability of healthcare facilities is also poor, with the closest GP practice located over 800m walking distance away. This could prevent future residents from accessing the services and space they need to live a healthy lifestyle. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative",null,"the RAGs show healthcare access is green so I'm confused by the previous assessment. The assessment could still be negative "]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of this site could aid in increasing the sustainability of development within the borough, as this site will provide residential and retail space. The mixed development is likely to provide some limited services for new residents on site in the form of retail provision and the High Street is within walking distance therefore some facilities will be accessible via sustainable modes. This site also has a bus stop nearby and a train station within 800m, which should also help residents to access employment opportunities through sustainable transport methods. MU16 is also within a high sustainability zone. However, some services may not be provided on site, meaning some private car travel could still be required for services such as GP appointments. Therefore, an overall minor positive effect has been identified for SA7. ","Minor Positive",null,"question access to GP services / confusion over RAG. I have removed the mention of schoolsprovision. We mgiht need to ask the client about this as it's not included as a development consideration so its difficult for us to include it in the assessment. "]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Short/Medium","Localised","Temporary/Reversible","Minor Positive","A potential minor positive effect has been identified in relation to SA8, as the development of this site could indirectly help to decrease car travel through closer integration of development, thus reducing associated emissions. This could aid in maintaining or improving local air quality. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5 Managing the Impacts of Development should help to mitigate these effects and any cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 3118 new homes and retail space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here could result in the loss of some green infrastructure around the edge of the site and there is a watercourse passing through the which could be at risk through development but also provides an opportunity to improve the biodiversity of the site. Policy NE9.8 Biodiversity would ensure an overall increase in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","Development could result in loss or degredation of green and blue infrastructure and biodiversity on the site.  Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The development conditions mention that a Historic Impact Assessment may be required. This site is located adjacent to several locally listed buildings and a coal duty marker listed monument lies within the site boundary, close to Water Lane. Development of this site therefore has the potentially to cause temporary and permanent damage to several receptors of historic interest, which could alter the local distinctiveness. However, a development consideration for this site states that the findings from the Council's Heritage Impact Assessment should be taken into account, and significant adverse impacts on locally listed buildings and the coal duty marker should be avoided. Policy HE7.1 Enhancement and Protection of the Historic Environment should also help to prevent any impact on the setting of this asset. New proposals should seek to incorporate the locally listed coal duty marker into the new scheme; those proposals which seek to relocate this must provide justified reasoning.  A neutral effect is therefore identified.  ","Significant Negative",null,"Hannah, please note the struckthrough text and then delete it."]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","Yes","Indirect","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently an out of town retail area. By redeveloping the site for residential use, the out of town development may be removed or modified and the town centre may be utilised by an increasing number of residents, thus an indirect minor positive effect has been identified. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on mostly previously developed land. Development of this site for housing and retail space could aid in increasing the density of development in this area, without destroying greenfield land. Therefore, a potential significant positive effect has been identified for SA16. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located adjacent to the River Colne, surrounding both sides of the river between Water Lane and Waterfields Way. This site also lies in Groundwater Source Protection Zone 1. Development here could have adverse effects on local water quality and flow, particularly during construction. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. These measures should ensure that the river is protected from negative impacts from development and is enhanced. A neutral effect is recorded.  ","Significant Negative"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","No","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within flood zones 2 and 3 which means that it is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: This site is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA15: The development of sites HS22, HS24, MU15 and MU16 could aid in revitalising an area to the south of the town centre, increasing the number of local people likely to use the town centre. This could also redevelop and area which currently serves as a competing out of town centre. Therefore, a potential positive cumulative effect has been identified for this SA objective. \nSA16: The development of several large mixed use sites of previously developed land could aid in increasing housing and infrastructure within the borough, without adversely affecting greenfield land. There is therefore potential for a cumulative positive effect on SA16, as larger areas of the borough would be redeveloped, whilst greenfield sites could be protected. \nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: The development of MU16 should provide a minimum of 468 affordable homes within the borough, as this development will need to comply with Local Plan Policy HO3.3 Affordable Housing. Therefore, a potential significant positive effect has been recorded for SA4. \nSA16: A potential significant positive effect has been identified in relation to SA16, as development at this site will be focused on previously developed land. Development at the site is also expected to aid in increasing the density of development, with a large number of new homes developed along with retail space."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU18","index":52,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[3,8,3,9],[31,0,31,11],[32,0,32,11],[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11]]}
["Site Name","MU18"]
["Site Description","Land at Colne Valley Retail Park"]
["Assumptions made","It has been assumed that development of this site will ensure retail space is re-provided. "]
["Addition information",null,"Anticipated yield",null,466,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The site is considered suitable for mixed-use development, including C3 residential. In addition one or more of, or a mix thereof, the uses defined within the following Use Classes would be supported to provide active ground floor frontages: E(a), E(b), E(c), E(d), E(e), E(f) commercial floorspace and F2(b) meeting places for community use  on the ground floor. The site is within walking distance of a primary school but is further away (between 1km and 4.8km) from a secondary school. The nearest schools are very close to maximum capacity therefore the new development, along with other allocation sites nearby, will produce additional need for school places. The provision of a new primary school within the Colne Valley SDA is included in Policy CDA2.3. Provision of a new secondary school is not planned within Watford but is being considered more strategically and provision is anticipated to be made in Hertsmere and Three Rivers to provide additional capacity for Watford children. This site has poor access to services and facilities, such as healthcare, leisure and a community centre. However, there is provision in the development contributions for a 1300sqm health facility and retail uses to be provided. The site also lies outside of any town or local centres. The closest rail link is Watford High Street >800m away, and the nearest bus stop is 600m from some parts of the site. Development here therefore has the potential to create a large area where residents are unable to access the services they require. An Infrastructure Delivery Plan (IDP) has now been prepared. This sets out infrastructure required within the borough and estimated costs. This is cross-referenced in Policy IN10.1 and supporting text and, in conjunction with CIL charging and strategies provided by the transport and education authorities, this will help to mitigate direct and cumulative impacts of new development.  An overall neutral effect is therefore identified. \n","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to approximately 163 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","N/A","N/A","N/A","N/A","N/A","Neutral","The site has poor access to healthcare, with the nearest GP practice, Bushey Medical Centre >1.3km away. However, there is provision in the development contributions for a 1300sqm health facility to be provided. Access to leisure facilities exceeds a safe walking distance. Although some residents to the south of the site could reach Oxhey Park in under 800m, this access would not be ubiquitous across the site. However, development considerations include enhancement  of connectivity to the River Colne, including providing open space and a green route along the river as part of the linear park proposal. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","No","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within a high sustainability zone, however, it is not located close to the rail network, nor is there good access to employment areas. The nearest station, Watford High Street, is over 800m away but there is a bus stop within 400m of the site which could help to link this site to the station. Policy CDA2.3: Colne Valley Strategic Development Area includes measures to improve walking and cycling facilities within the Lower High Street area as does Policy ST11.3: Providing Sustainable Transport Infrastructure for Major Development. The IDP sets out the infrastructure needs to support delivery of the Local Plan. This is also cross-referenced in Policy and associated modifications to Policies IN10.1 and IN10.2.  The Sustainable Transport Strategy was adopted in February 2022 alongside the Local Walking and Cycling Infrastructure Plan. These set out measures to support a modal shift away from unnecessary vehicle journeys and mitigate the impact of existing and new development. With this mitigation in place, a neutral effect is identified overall. \n\n","Uncertain"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The location of this site is away from key transport links and employment areas, however, mitigaiton is in place to ensure that sustainable transport is provided for the site and in this wider SDA. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. With this mitigaiton in place, a neutral effect is identified. \n","Uncertain"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy NE8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 742 new homes and retail space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require any loss of biodiversity to be mitigated by the developer. Hence a neutral effect has been recorded for this SA objective. ","Minor negative","Development could result in loss or degradation of blue infrastructure  on the site.  Hence, there is potential for a minor negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is within 50m of a locally listed building and within 70m of a Grade II* listed building. Development of this site therefore has the potential to adversely affect the setting of the local historic environment. The findings from the Council's Heritage Impact Assessment should be taken into account and states that significant adverse impacts on locally listed buildings should be avoided. Policy HE7.1 Enhancement and Protection of the Historic Environment should also help to prevent any impact on the setting of this asset. A neutral effect is therefore identified.  ","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for MU18 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located adjacent to the River Colne. This site also lies in Groundwater Source Protection Zone 1. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. These measures should ensure that the river is protected from negative impacts from development and is enhanced. A neutral effect is recorded.  ","Significant Negative"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","No","N/A","N/A","N/A","N/A","N/A","Uncertain","This site is located within flood zones 2 and 3 which means that it is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zone 3 and immediately adjacent to the River Colne, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: This site is at risk of flooding. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoid increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA7: The development of multiple larger sites, with poor access to sustainable transport infrastructure could lead to a potential significant cumulative effect on the use of sustainable transport throughout Watford as a whole, and lead to an increase in car use for those travelling to, from and within the borough. Therefore, a potential significant negative cumulative effect has been identified. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: The development of MU18 should provide approximately 163 affordable homes within the borough, as this development will need to comply with Local Plan Policy HO3.3: Affordable Housing. Therefore, a potential significant positive effect has been recorded for SA4. \nSA16: This site is located on previously developed land. Site considerations for MU18 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified."]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU19"]
["Site Description","Land to West of and Parallel to Ascot Road"]
["Assumptions made","It has been assumed that some of the site will be safeguarded for a future station/mass transit route. "]
["Additional information",null,"Anticipated Yield",null,43,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is considered suitable for mixed-use development, including C3 residential and transport improvements. In addition one or more, or a mix thereof, of the uses defined within the following Use Classes would be supported: C2 (residential institutions, C3 residential, E(f) crèche or nursery). This site has good access to primary and secondary schools, both of which have capacity for more pupils. The site is also within 400m of a bus stop and there are leisure and healthcare facilities within walking distance. However, this site is located on the periphery of the borough, with poor access to a train station, community centre, place of worship and town/local centre. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154) and transport improvements are now refrenced within the development considerations for this site. Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 15 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU19 is located within walking distance of leisure and healthcare facilities, as well as open space, which should help to ensure future residents are able to lead healthy and active lifestyles. There is an open space providing for play and amenity located at Croxley View which is adjacent to site allocation HS27. This is approximately 400m from the south end of site MU19 and MU20. The open space will be protected by Policy NE9.6 and will likely support sites MU19 and MU20 in some capacity in conjunction with other green spaces located along the River Gade to the north.  ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 400m of a bus stop, and adjacent to an employment area (Croxley Business Park). However, there are no links to the rail network in this area of the borough. This could lead to some residents using private cars to travel in and around the borough. There is potential for a rail station and cycle lanes to be added in at the site, which would help to improve sustainable transport availability for this area. Development considerations for Site MU19 includes provision for several measures to mitigate the impact of new development on the transport network that will also serve other sites and existing built up areas and therefore a neutral effect is identified.","Uncertain"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 43 new homes and retail/commercial space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Long","Localised","Permanent/Reversible","Minor Positive","This site is currently derelict land, hence development here could help to improve the local townscape through re-use of a derelict area. Hence a minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective due to its location on the periphery of the borough, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land, which is currently not used, hence development here could help to increase development density. Development of this site may also help to remediate contaminated land, as this is a specific consideration of the site within Chapter 13 of the local plan. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Neutral","This site is <100m from the River Gade and located within Groundwater Source Protection Zone 1. Adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Significant Negative","Development at this site could lead to the contamination of Groundwater Source Protection Zone 1 and the River Gade."]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU19 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA14: The development of sites MU19 and MU20 in combination could help to improve the local townscape of Ascot Road locality, as both sites are currently derelict. Therefore a potential positive cumulative effect has been identified. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 15 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. \nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of housing within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU20","index":54,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","MU20"]
["Site Description","Land East of Ascot Road"]
["Assumptions made","It has been assumed that other uses will be provided on the ground floor. "]
["Additional information",null,"Anticipated Yield",null,27,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is considered suitable for mixed-use development, including C3 residential. In addition one or more, or a mix thereof, of the uses defined within the following Use Classes: E(c)(i) financial services, E(c)(ii) professional services and E(c)(iii) other appropriate services in a commercial, business or service locality use would be supported. This site has good access to primary and secondary schools, both of which have capacity for more pupils. The site is also within 400m of a bus stop and there are leisure and healthcare facilities within walking distance. However, this site is located on the periphery of the borough, with poor access to a train station, community centre, place of worship and town/local centre. An Infrastructure Delivery Plan (IDP) has now been prepared. This sets out infrastructure required within the borough and estimated costs. This is cross-referenced in Policy IN10.1 and supporting text and, in conjunction with CIL charging and strategies provided by the transport and education authorities, this will help to mitigate direct and cumulative impacts of new development.  An overall neutral effect is therefore identified. ","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Low","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 9 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU20 is located within walking distance of leisure and healthcare facilities, as well as open space, which should help to ensure future residents are able to lead healthy and active lifestyles. There is an open space providing for play and amenity located at Croxley View which is adjacent to site allocation HS27. This is approximately 400m from the south end of site MU19 and MU20. The open space will be protected by Policy NE9.6 and will likely support sites MU19 and MU20 in some capacity in conjunction with other green spaces located along the River Gade to the north.  ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 400m of a bus stop, and adjacent to an employment area (Croxley Business Park). However, there are no links to the rail network in this area of the borough. This could lead to some residents using private cars to travel in and around the borough. There is potential for a rail station and cycle lanes to be added in at site MU19 (adjacent to this site), which would help to improve sustainable transport availability for this area. The Sustainable Transport Strategy was adopted in February 2022 alongside the Local Walking and Cycling Infrastructure Plan. These set out measures to support a modal shift away from unnecessary vehicle journeys and mitigate the impact of existing and new development. A neutral effect is therefore identified for this site in relation to SA7 as it is considered that mitigation for potential negative effects in relation to SA7 will be put in place. ","Uncertain"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 43 new homes and retail/commercial space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and development here would not result in the loss of any green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","Yes","Direct","Medium","Long","Localised","Permanent/Reversible","Minor Positive","This site is currently derelict land, hence development here could help to improve the local townscape through re-use of a derelict area. Hence a minor positive effect has been recorded. ","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective due to its location on the periphery of the borough, hence a neutral effect has been recorded. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land, which is currently not used, hence development here could help to increase development density. Development of this site may also help to remediate contaminated land, as this is a specific consideration of the site within Chapter 13 of the local plan. Therefore, a potential significant positive effect has been recorded. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Short/Medium","Localised","Permanent/Irreversible","Neutral","This site is <250m from the River Gade and located within Groundwater Source Protection Zone 1. Adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation and the requirement within chapter 13 for this site to be accompanied by a Surface Water Drainage Strategy. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Significant Negative","Development at this site could lead to the contamination of Groundwater Source Protection Zone 1 and the River Gade."]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU20 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA14: The development of sites MU19 and MU20 in combination could help to improve the local townscape of Ascot Road locality, as both sites are currently derelict. Therefore a potential positive cumulative effect has been identified. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 9 affordable homes. Therefore, a potential significant positive effect has been identified for SA4.\nSA16: A potential significant positive effect has been identified as development of this site would utilise previously developed land, as well as increase the density of housing within the area. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU21","index":55,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[33,0,33,11],[34,0,34,11],[25,0,25,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[3,2,3,3],[3,5,3,6],[0,1,0,9],[1,1,1,9],[2,1,2,9]]}
["Site Name","MU21"]
["Site Description","Land at Riverwell"]
["Assumptions made","Includes redevelopment of the hospital into a modern facility with more efficienct use of space."]
["Addition information",null,"Anticipated Yield",null,1383,"Sustainability Zone",null,"High","Other","5000m2 other space provided"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential residual effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Indirect","Medium","Medium/Long","Regional","Permanent/Irreversible","Minor Positive","The redevelopment of the hospital on this allocation site should support the local economy in an indirect way, e.g. through supporting ancillary uses, such as food shops used by hospital staff and the hospital's supply chain. A hotel use is also supported by the Development Considerations. A potential minor positive effect is therefore identified. ","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","High","Medium/Long","Regional","Permanent/Irreversible","Minor Positive","The development of this site will support delivery of high quality jobs through the redevelopment of the hospital into a modern facility. A potential minor positive effect is therefore identified. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed-use development for C3 residential and a F1(a) primary school, a new hospital and associated car park. In addition one or more, or a mix thereof, of the uses defined within the following Use Classes would be supported: C1 Hotels, C2 residential institutions, E(e) medical or health facilities, F1(a) education, F2(b) meeting places for community use and F2(c) outdoor sport and recreation. There is a bus stop immediately adjacent to this site, on Thomas Sawyer Way, providing good access to the bus network. However, current access to most other facilities and services is limited and not within a safe walking distance. The development considerations include a travel plan and improved walking and cycling infrastructure on the site and linking into the surrounding area.  An Infrastructure Delivery Plan (IDP) has now been prepared. This sets out infrastructure required within the borough and estimated costs. This is cross-referenced in Policy IN10.1 and supporting text and, in conjunction with CIL charging and strategies provided by the transport and education authorities, this will help to mitigate direct and cumulative impacts of new development.  An overall neutral effect is therefore identified. ","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 484 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to open space, with Riverside and Harwoods Recreation Grounds within walking distance. This could help to ensure residents are able to lead active lifestyles. The site will include the redevelopment of Watford General Hospital into a modern facility. However, the nearest GP practice is over 1.2km away. As this is such a large site, with a residential yield of 1383 dwellings, a high number of residents could be without access to healthcare they require. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Significant Positive","There is a bus stop immediately adjacent to this site, on Thomas Sawyer Way, providing good access to the bus network. Although the nearest rail link, Bushey Station is not within walking distance of the site, the bus service may help to connect the site to the rail network. There are also employment areas within 400m walking distance of this site, at Wiggenhall Industrial Estate. A review of transport impact and safety is required as part of a full transport assessment. A continuous pedestrian route, suitable for all users including those with mobility issues, should be provided from Vicarage Road to Thomas Sawyer Way along the west side of the existing hospital; Cycle infrastructure to be provided along Thomas Sawyer Way and Willow Lane; Pedestrian and cycle connections to the disused former Croxley Rail Line adjacent to the southern boundary of the site should be provided. Therefore, a potential significant positive effect has been recorded for this SA objective.  ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Localised","Temporary/Reversible","Minor Positive","A potential minor positive effect has been identified in relation to SA8, as the development of this site could indirectly help to decrease car travel through closer integration of development, thus reducing associated emissions. This could aid in maintaining or improving local air quality. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 1383 new homes could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however  development here could result in the loss of some green infrastructure, as trees and bushes currently line the banks of the River Colne. Policy NE9.8: Biodiversity would require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A former workhouse within the site boundary is a nationally Listed Building. Development at MU21 will need to take into account the findings and recommendations of the Council’s Heritage Impact Assessment, recognising the former workhouse is a nationally Listed Building. This should therefore mitigate for any potential negative effects on this historic asset and therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is partially located on greenfield land, hence the development of this site could lead to the permanent and irreversible loss of this land. Development here could also alter the local townscape and setting of the River Colne. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne. Therefore, a neutral effect is recorded. ","Significant Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Low","Long","Borough Wide","Permanent/Irreversible","minor negative","The south of this site is greenfield land, which is adjacent to the River Colne. Development of this site could therefore result in the permanent and irreversible loss of around 4ha of greenfield land within the borough, which works directly against a sub-objective of SA16. However, the redevelopment of the hospital represents a more efficient use of land. A potential minor negative effect has been recorded. Planning permission has recently been granted for development of this site. ","Significant Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The south of this site surrounds the River Colne on both banks. This site also lies in Groundwater Source Protection Zone 1. Development here could have adverse effects on local water quality and flow, particularly during construction. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. These measures should ensure that the river is protected from negative impacts from development and is enhanced. Development considerations require proposals to take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required including the sewerage pipe traversing the site near the existing hospital. Therefore, a neutral effect has been recorded.  ","Significant Negative"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","Site MU21 is located within Flood Zone 3 and part of the south of the site straddles the River Colne, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zone 3 and adjacent to the River Colne, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA16: The south of this site is greenfield land, which is adjacent to the River Colne. Development of this site could therefore result in the permanent and irreversible loss of around 4ha of greenfield land within the borough, which works directly against a sub-objective of SA16. Hence a potential significant negative effect has been recorded. \nSA18: Site MU21 is located within Flood Zone 3 and part of the south of the site straddles the River Colne, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA16: Some mitigation may be sought through Local Plan Policy NE.9.5: Biodiversity, which requires a net gain in biodiversity. However, it is unclear where this would need to be provided. The only way to avoid this effect would be to prevent development of this part of the site, however, this may not be practicable. Hence, this effect cannot currently be mitigated. \nSA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA8: There is potential for a positive effect to result from the development of multiple sites with good access to sustainable transport links, as this will aid in decreasing car use and associated emissions. This should therefore help to maintain or improve air quality across the borough.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: The development of MU21 should provide a minimum of 484 affordable homes within the borough, as this development will need to comply with Local Plan Policy HO3.3: Affordable Housing. Therefore, a potential significant positive effect has been recorded for SA4. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"MU22","index":56,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","MU22"]
["Site Description","Land at Colne Bridge Retail Park"]
["Assumptions made","It ahs been assumed that current retail space will be re-provided on site. "]
["Additional information",null,"Anticipated Yield",null,141,"Sustainability Zone",null,"High"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU22 could aid in maintaining business space for retailers in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is considered suitable for  mixed-use development, including C3 residential. In addition one or more, or a mix thereof, of the uses defined within the following Use Classes: E(a),  E(c) commercial floorspace and F2(b) meeting places for community use would be supported on the ground floor. There is a bus stop and Bushey Station within 400m of this site, providing good access to the public transport network. There are also leisure facilities, the town centre and a place of worship within walking distance of the site. However, the nearest primary school is currently nearing capacity, and is not likely to be able to accommodate all potential future pupils from the site. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Significant Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 49 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site has good access to open space, as it is located on the edge of Oxhey Park. This could help to ensure residents are able to lead active lifestyles. However, the nearest GP practice is over 800m away. As this is a large site, with a residential yield of 141 dwellings, a high number of residents could be without access to healthcare they require. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","There is a bus stop and Bushey Station within 400m walking distance of this site, helping to link MU22 to the public transport network. It also lies on the edge of Oxhey Park, and area with key cycle routes. Although the nearest employment area lies over 800m from this site, the links to the bus, rail and cycle network should all help to ensure future residents are able to travel via sustainable means. Site considerations also detail the need for proposals to facilitate provision of a potential pedestrian/cycle crossing over the River Colne in the future. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Low","Short/Medium","Localised","Temporary/Reversible","Minor Positive","A potential minor positive effect has been identified in relation to SA8, as the development of this site could indirectly help to decrease car travel through closer integration of development, thus reducing associated emissions. This could aid in maintaining or improving local air quality. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 141 new homes and retail/commercial space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, and development here will not result in the loss of green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU22 lies within 50m of Bushey Arches, a Nationally Listed Structure, hence development of this site has the potential to adversely affect its setting. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU22. Site considerations also include the need to avoid significant adverse impacts on Listed Buildings and a Heritage Impact Assessment may be carried out. The findings from the Council's Heritage Impact Assessment should be taken into account and the Development Considerations state that significant adverse impacts on locally listed buildings should be avoided. Therefore, an overall neutral effect has been recorded. ","Significant Negative"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for MU22 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Part of site MU22 borders the River Colne. This site also lies in Groundwater Source Protection Zone 1. Development here could have adverse effects on local water quality and flow, particularly during construction. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. These measures should ensure that the river is protected from negative impacts from development and is enhanced. Therefore, a neutral effect has been recorded.  ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne and groundwater. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","Site MU22 is located within Flood Zones 2 and 3 and part of the site borders the River Colne, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk to residents. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zones 2 and 3 and adjacent to the River Colne, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA13: Site MU22 lies within 50m of Bushey Arches, a Nationally Listed Structure, hence development of this site has the potential to adversely affect its setting. Local plan policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to ensure that the setting of these buildings is considered by developers of MU22. However, it is noted that there is still the potential for some harm to the setting of such buildings, if deemed within the interest of the public. Site considerations do include the need to avoid significant adverse impacts on Listed Buildings, however, a Heritage Impact Assessment may not be carried out. Therefore, an uncertain effect has been recorded. \nSA18: Site MU22 is located within Flood Zones 2 and 3 and part of the site borders the River Colne, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk to residents. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA13: Stronger wording of site considerations, to ensure that a Heritage Impact Assessment is carried out should help to mitigate the uncertain effect identified. \nSA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA8: Air quality across the borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 49 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. \nSA7: There is a bus stop and Bushey Station within 400m walking distance of this site, helping to link MU22 to the public transport network. It also lies on the edge of Oxhey Park, and area with key cycle routes. Although the nearest employment area lies over 800m from this site, the links to the bus, rail and cycle network should all help to ensure future residents are able to travel via sustainable means. Site considerations also detail the need for proposals to facilitate provision of a potential pedestrian/cycle crossing over the River Colne in the future. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land. Site considerations for MU22 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

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["Site Name","MU23"]
["Site Description","Land at ASDA, Dome Roundabout"]
["Assumptions made","It has been assumed that residents of this site (MU23), will be able to access the community facilities at site MU03, and that these will be re-provided in the same location if development occurs. "]
["Additional information",null,"Anticipated Yield",null,422,"Sustainability Zone",null,"Medium"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Minor Positive","The development of site MU23 could aid in maintaining business space for retailers in the borough, hence a minor positive effect has been identified for SA1. ","Minor Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is considered suitable for mixed-use development including C3 residential. In addition, one or more, or a mix thereof, of the uses defined within the following Use Classes would be supported to provide active ground floor frontages: E(a) retail sale of good other than hot food, E(b) food and drink for consumption (mostly) on the premises, E(d) indoor sport, recreation or fitness F1(a) education and F2(b) meeting places for community use.\nThis site has poor access to several facilities, including leisure and recreation space, healthcare, the rail network and a place of worship. Longspring Local Centre is located within 800m walking distance, which could provide residents with some services they require. The closest primary and secondary schools are within walking distance of the site, and have capacity for more pupils. There may also be a new primary school developed on the former Meridian School site (ED01), which could further help to meet educational needs. The closest bus stop is within walking distance of this site and could help to link the site to services beyond walking distance. It is expected that local bus routes will help with access to some services. Policy 10.2 has been clarified to ensure that planning conditions are used to ensure infrastructure delivery (M154). Proposed main modifications have been made to site allocations in Chapter 13 where they are required to provide onsite infrastructure, such as education facilities. These modifications should mitigate for a potential negative effect on this SA objective and a neutral effect is recorded overall.","Minor Negative"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Yes","Direct","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 147 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. ","Significant Positive"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within safe walking distance of any leisure facilities or open space, although it is noted that access to Meridian park could be improved via a footbridge over the A41 (Colne Way) to help mitigate this. There is a GP practice within walking distance of this site. However, the finalised Infrastructure Delivery Plan now sets out the anticipated strategic infrastructure needs of the development planned, how infrastructure will be contributed to by developers and prioritised and delivered in step with developments to accommodate the growth planned in the Local Plan. Policy HO3.11 is subject to a proposed main modification to ensure new development will provide quality shared amenity space where it is possible or appropriate. Policy NE9.7 sets out the circumstances that would require open space to be provided on site. This relates to need identified in the Council’s evidence base including the Green Space Strategy. Proposed main modification to Policy IN10.2 has clarified that planning conditions will be used to ensure appropriate infrastructure is available or provided where it is not. Proposed main modifications in the supporting text to Policy 12.2, Chapter 12, have sought to clarify the importance of Health Impact Assessments and the types of developments that would qualify to provide these as part of an application. With this mitigation in place, an overall neutral effect is identified. ","Significant Negative"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Long","Localised","Permanent/Reversible","Minor Negative","This site is located within walking distance of a bus stop and employment area, however, the nearest train station lies over 800m away. Therefore, a minor negative effect has been recorded. Development Considerations require a Traffic Impact Assessment to be prepared. Access to Watford North train station could be enhanced be providing walking access through to Bushey Mill Lane from Oldham's Trading Estate. This would halve the distance to the station. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities from this site could lead to an increase in private car journeys, thus reducing air quality. A potential indirect minor negative effect has therefore been recorded for this SA objective, although it is noted that this is of low magnitude due to the low yield of the site. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 422 new homes and retail/commercial space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however  development here could result in the loss of some green infrastructure, as there are trees around the site. Policy NE9.8: Biodiversity would require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for MU23 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The allocation of this site for development is not expected to have any effect on this SA objective, hence a neutral effect has been recorded. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. This site is also located within groundwater source protection zone 2, however, Local Plan policy NE9.4: Flood Risk and Mitigation should ensure that any adverse impacts are identified and mitigated. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site MU20 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA4: The allocation of multiple sites with potential dwelling yields of more than 10 homes will help to increase the affordable housing provision within the borough, as Policy HO3.3: Affordable Housing will require 35% of homes to be affordable. Therefore, a potential cumulative positive effect has been identified for SA4. \nSA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA4: Development at this site will be required to provide a minimum of 35% affordable housing, in accordance with Local Plan Policy HO3.3: Affordable Housing which, for this site, should equate to a minimum of 147 affordable homes. Therefore, a potential significant positive effect has been identified for SA4. \nSA16: This site is located on previously developed land. Site considerations for MU23 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy DC7.1 is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. \nSA7: Access to Watford North train station could be enhanced be providing walking access through to Bushey Mill Lane from Oldham's Trading Estate. This would halve the distance to the station. "]

{"sheet":"MU24","index":58,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","MU24"]
["Site Description","Land at Colonial/Clive Way. 1.98 hectares.  Within the borough's Core Development Area."]
["Assumptions","The site is considered suitable for industrial uses. Housing uses could be provided but there is no anticipated yield and these are not expected to come forward in the short-medium term."]
["Addition information",null,"Anticipated Yield",null,"8215sqm","Sustainability Zone"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","The development of site MU24 will create new employment space which will attract inward investment and help support economic diversity.  The activities of the existing concrete batching plant will also be safeguarded. Therefore a potential significant positive effect has been identified for SA1. ","Significant Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of site MU24 will support the delivery of jobs within the borough and ensure local residents have employment opportunities.  It is also located within 400m of a designated employment area and hence a significant positive effect has been identified for SA2. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is considered suitable for mixed-use development including one or more, or a mix thereof, the uses defined within the following Use Classes: B2 general industrial, B8 storage and distribution, E(g)(ii) research and development and E(g)(iii) industrial processes. In addition, one or more of the uses defined within the following Use Classes would be supported: E(e) health facilities, E(f) crèche/nursery, C2 residential institutions, C3 residential and C4 houses in multiple occupation. A neutral effect has been recorded for this SA objective, as the site will mainly deliver employment land rather than housing.  ","Neutral"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective. The site is allocated for employment use although development considerations indicate that residential uses would be suitable as part of a mixed use development.  ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as the site will deliver mainly employment land rather than housing.  ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The nearest bus stop is over 400m walking distance from the site and Watford Junction Station is over 800m walking distance. The site is within 400m walking distance to an existing employment area. Consideration will need to be given to the potential re-routing of vehicle access to the safeguarded concrete batching plant and rail aggregates depot via Colonial Way. Vehicle access will be required to be maintained at all times from Orphanage Road unless an alternative route is provided. New development will not compromise Clive Way as a safe, high quality active travel route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub. In collaboration with the landowners of sites MU05, MU06 and MU07 proposals should support the delivery of a new pedestrian and cycle bridge that crosses the West Coast Main Line and Abbey Line and  provide a route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub. This will improve the performance of this site in relation to sustainable transport access and mitigate for a potential minor negative effect identified prior to the modifications. A neutral effect is therefore identified.  therefore a potential minor negative effect has been recorded rather than a significant negative effect. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Minor Negative","The site is not particularly well served by public transport and therefore is unlikely to improve local air quality. Therefore, a potential indirect minor negative minor effect has been recorded in relation to SA8 because it could maintain the existing situation. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) but a low level of noise (<65db) pollution. Development here could therefore exacerbate existing light pollution issues, however it is expected that Local Plan Policy NE8.6: Managing the Impacts of Development should help to mitigate light pollution effects including cumulative effects. All noise sensitive development should be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, concrete batching plant and rail aggregates depot located adjacent to the site.  Thus an overall neutral effect has been recorded. \n\n","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate pollution issues. The creation of new employment space could lead to a long term increase in light pollution."]
["SA10: Reduce the Borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency), specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however development here could result in the loss of some green infrastructure as there are currently some trees on site. Policy NE8.9: Biodiversity would require any loss of biodiversity to be mitigated by the developer. Hence a neutral effect has been recorded for this SA objective. \n\n","Significant Negative","This site currently has areas of green infrastructure, which could be permanently and irreversibly lost through development of the site. Hence, there is potential for a significant negative impact to occur. "]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is not located close to any historic assets and therefore a neutral effect is identified. The landowner should seek to  work collaboratively with the landowners of sites MU06 and MU07 and the operator of the concrete batching plant and aggregates facility located to the west of the site, in order to maximise the benefits of development and to ensure that the development proposals consider the cumulative impacts of development, including heritage. A neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. The mixed nature of this development could also make the borough a more attractive place to live and work. The site is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1 Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for MU24 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is within 10-100m from the River Colne and located within Groundwater Source Protection Zone 2.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts.  Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. Hence an overall neutral effect is recorded.","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne and in groundwater. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The site is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources. The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough.  "]
["Summary of Potential Positive Significant Effects"]
["SA1: The development of this site will create new employment space which will attract inward investment and help support economic diversity.  Therefore a potential significant positive effect has been identified for SA1.\nSA14: The development of this site is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land. Site considerations for MU24 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"EM01","index":59,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,5,3,6],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","EM01"]
["Site Description","Cassiobury House, 11-19 Station Road. 0.24 hectares in size.  Within the borough's Core Development Area."]
["Assumptions","The site is considered suitable for office development. Indicative yield = 5,153sqm of office and commercial floorspace 6,165sqm of hotel floorspace"]
["Addition information",null,"Anticipated Yield",null,"2530m2","Sustainability Zone"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Low","Medium","Localised","Permanent/Reversible","Significant Positive","The development of site EM01 as an employment site will create new employment space which will attract inward investment and help support economic diversity. Use classes identified for this support several sectors.  Therefore a potential significant positive effect has been identified for SA1. ","Significant Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","The development of site EM01 as an employment site will support the delivery of jobs within the borough and ensure local residents have employment opportunities.  Hence a minor positive effect has been identified for SA2. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as the site will deliver employment land rather than housing.  ","Neutral"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as the site will deliver employment land rather than housing.  ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as the site will deliver employment land rather than housing.  ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\tImprove community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\tTo plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","The site has good access to a bus stop (within 400m walking distance) and to a station as Watford Junction is under 800m walking distance.  It is also within 400m walking distance to an employment area therefore a potential significant positive effect has been recorded.","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","Yes","Indirect","Medium","Medium","Borough Wide","Permanent/Reversible","Significant Positive","The development of this site could help to decrease the proportion of private car journeys and associated emissions, thus air quality could be maintained or improved. Therefore, a potential indirect significant positive effect has been recorded in relation to SA8. ","Significant Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) but a low level of noise (<65db) pollution. Development here could therefore exacerbate existing light pollution issues, however it is expected that Local Plan Policy NE8.6: Managing the Impacts of Development should help to mitigate light pollution effects. Thus an overall neutral effect has been recorded. \n\n","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate exacerbating pollution issues. The addition of 21 new homes and employment space could lead to a long term increase in light pollution."]
["SA10: Reduce the Borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (A Climate Emergency), specifically, Policy CC8.1: Mitigating Climate Change and Reducing Carbon Emissions which require all new developments to demonstrate how it contributes positively towards a number of criteria e.g. sustainable construction and encouraging on-site low carbon and renewable energy.  Future flooding scenarios will also be considered through Policy NE9.4 Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites and there are no trees on site hence a neutral effect has been recorded for this SA objective. \n\n","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","The site is not located close to any historic assets and therefore a neutral effect is identified. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site would use solely brownfield land and could help to improve the character and distinctiveness on the approach to the town centre. The mixed nature of this development could also make the borough a more attractive place to live and work. EM01 is also located within the Watford Gateway Strategic Development Area, and so will have to incorporate good design, connectivity and be aesthetically pleasing in order to comply with Local Plan Policy CDA2.1 Watford Gateway Strategic Development Area. Therefore a potential significant positive effect has been recorded. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\tCreate a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Minor Positive","This site is located on the periphery of the town centre, hence development here could aid in increasing the vitality of the area. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Medium","Medium","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land and development here should increase the density of employment space in the area. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is within 10-100m from the River Colne and located within Groundwater Source Protection Zone 2.  As required under Local Plan Policy NE9.4 Flood Risk and Mitigation, proposals located within a Groundwater Source Protection Zone will need to demonstrate there will be no significant impacts. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. Hence an overall neutral effect is recorded.","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne and groundwater. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site EM01 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5 Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA8: Air quality across the borough could be improved through the development of multiple sites which are well connected to sustainable transport modes, thus reducing the number of private car journeys and associated air quality issues within Watford.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources. The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of these reserves across the borough.  "]
["Summary of Potential Positive Significant Effects"]
["SA1:The development of site EM01 as an employment site will create new employment space which will attract inward investment and help support economic diversity.  Therefore a potential significant positive effect has been identified for SA1.\nSA7: The site has good access to a train station, bus stop and existing employment area. Therefore, a potential significant positive effect has been recorded.  \nSA8: A potential indirect significant positive effect has been identified for SA8, as the mixed development proposed at this site could help to reduce car journeys within the borough. The associated decrease in car emissions could therefore indirectly aid in maintaining or improving air quality around the Watford Junction area.\nSA14: The development of site EM01 is likely to increase the local character and distinctiveness, as well as increasing development density on an area of previously developed land. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land, and the delivery of employment space will increase the density of employment development in this area. Therefore, a potential significant positive effect has been identified for SA16. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"EM02","index":60,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,4,3,6]]}
["Site Name","EM02"]
["Site Description","Land to the South of Wiggenhall Industrial Estate"]
["Assumptions made","This site is considered suitable for industrial uses and may include one or more of the uses defined within the following Use Classes: B2 general industrial, B8 storage and distribution, E(g)(ii) research and development, E(g)(iii) industrial processes"]
["Additional information",null,"Indicative Yield",null,"5,800m2 industrial floorspace"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Medium","Long","Borough Wide","Permanent/Irreversible","Significant Positive","The development of this site will help to create 23,200m2 of new office space within the borough, which could help to support existing businesses, as well as encourage new businesses. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Low","Long","Borough Wide","Permanent/Irreversible","Minor Positive","The development of site EM02 will create 23,200m2 of employment space, which could help to ensure that local residents have access to employment opportunities in the borough. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 400m of a bus stop, located on Thomas Sawyer Way and Wiggenhall Road, which could help to link the site to the sustainable transport network. Development on this site should be designed to enable access from the disused former Croxley Rail Line to Thomas Sawyer Way. However, the levels of service from these bus stops may not meet the needs of those accessing the site and the nearest station (Watford high Street) is not within safe walking distance. This could encourage the use of private vehicles to access the site. Local Plan Policy ST11.3: Providing Sustainable Transport Infrastructure for Major Development will help to develop sustainable transport links in this area of the borough, surrounding the hospital. The IDP now sets out the infrastructure needs to support delivery of the Local Plan. This is also cross-referenced in Policy and associated modifications to Policies IN10.1 and IN10.2.  The Sustainable Transport Strategy was adopted in February 2022 alongside the Local Walking and Cycling Infrastructure Plan. These set out measures to support a modal shift away from unnecessary vehicle journeys and mitigate the impact of existing and new development. ","Significant Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Long","Borough Wide","Temporary/Reversible","Minor Negative","The development of this site, which currently has poor access to public transport links, could increase private car use within the area, thus increasing associated emissions. Therefore a potential minor negative effect has been identified. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (65-70db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of 23,200m2 of new office space could lead to a long term increase in light and noise pollution, although noise is likely to be most notably increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, and development here will not result in the loss of green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for EM02 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","No","Direct","Medium","Medium/Long","Regional","Permanent/Irreversible","Neutral","This site is located within 100m of the River Colne and lies in Groundwater Source Protection Zone 1. Development here could have adverse effects on local water quality and flow, particularly during construction. Policy CDA2.3: Colne Valley Strategic Development Area requires developments in this area to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way. Policy CC8.5  Managing the Impacts of Development also requires protection of groundwater. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. These measures should ensure that the river is protected from negative impacts from development and is enhanced. Therefore, a neutral effect has been recorded.","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne and in groundwater. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Uncertain","Site EM02 is located within Flood Zones 2 and 3, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk. Therefore an uncertain effect is identified. ","Significant Negative","This site is located within Flood Zones 2 and 3, hence development here could be vulnerable to flooding both now and in the future, when flooding events are expected to increase in severity and frequency due to climate change. Therefore there is potential for a significant negative effect to occur. "]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA18: Site EM02 is located within Flood Zones 2 and 3, hence development here is at risk of flooding, of which the frequency and severity may increase as a result of climate change. This could cause a significant negative effect on SA18. The development conditions for this site require a site-specific flood risk assessment and surface water drainage strategy. However, without this evidence it is not certain that this development can be delivered in a way which avoids increasing flood risk. Therefore an uncertain effect is identified. \nSA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA18: The sequential test and exception test should be undertaken to demonstrate that this site and others are appropriate for development when compared with other sites within the borough.\nSA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA1: The development of this site will help to create 23,200m2 of new office space within the borough, which could help to supporting existing businesses, as well as encourage new businesses. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land. Site considerations for EM02 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"EM03","index":61,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,4,3,6]]}
["Site Name","EM03"]
["Site Description","Gateway Zone"]
["Assumptions made","it has been assumed that this site will provide only industrial floorspace. "]
["Additional information",null,"Indicative Yield",null,"6,935m2 industrial floorspace"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site will help to redevelop 6,935m2 of industrial floorspace within the borough, which could help to support existing businesses, as well as encourage new businesses. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Low","Long","Borough Wide","Permanent/Irreversible","Minor Positive","The development of site EM03 will develop 6,935m2 of industrial space, which could help to provide employment opportunities for residents of the borough. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 400m of a bus stop, located on Greenhill Crescent, which could help to link the site to the sustainable transport network. However, the levels of service from this bus stop may not meet the needs of those accessing the site and the nearest station (Croxley Station) is not within safe walking distance. This could encourage the use of private vehicles to access the site. Local Plan Policy ST11.3: Providing Sustainable Transport Infrastructure for Major Development will help to develop sustainable transport links in this area of the borough, as Ascot Road is detailed as an area in which transport links need to be protected and improved. The IDP sets out the infrastructure needs to support delivery of the Local Plan. This is also cross-referenced in Policy and associated modifications to Policies IN10.1 and IN10.2.  \nThe Sustainable Transport Strategy was adopted in February 2022 alongside the Local Walking and Cycling Infrastructure Plan. These set out measures to support a modal shift away from unnecessary vehicle journeys and mitigate the impact of existing and new development.","Significant Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Long","Borough Wide","Temporary/Reversible","Minor Negative","The development of this site, which currently has poor access to public transport links, could incPolicy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. reuse private car use within the area, thus increasing associated emissions. Therefore a potential minor negative effect has been identified. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 6,935m2 of new industrial space could lead to a long term increase in light and noise pollution."]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, and development here will not result in the loss of green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for EM03 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 100m of the River Gide and lies in Groundwater Source Protection Zone 1. Adverse impacts on groundwater source should be identified, considered and mitigated by Local Plan policy NE9.4: Flood Risk and Mitigation. Policy NE9.3: Blue Infrastructure should help to mitigate potential adverse effects on water quality within the River Gade. Therefore, an overall neutral effect has been recorded. ","Significant Negative"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site EM03 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA1: The development of this site will help to redevelop 6,935m2 of industrial floorspace within the borough, which could help to support existing businesses, as well as encourage new businesses. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land. Site considerations for EM03 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"EM04","index":62,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[3,4,3,6]]}
["Site Name","EM04"]
["Site Description","Land Between 14-18 Greenhill Crescent"]
["Assumptions made","it has been assumed that this site will provide only industrial floorspace. "]
["Additional information",null,"Indicative Yield",null,"900m2 industrial floorspace"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","No","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Positive","The development of this site will help to redevelop 900m2 of industrial floorspace within the borough, which could help to support existing businesses, as well as encourage new businesses. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","No","Direct","Low","Long","Borough Wide","Permanent/Irreversible","Minor Positive","The development of site EM04 will develop 900m2 of industrial space, which could help to provide employment opportunities for residents of the borough. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as this site will not provide any new housing within the borough. ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 400m of a bus stop, located on Greenhill Crescent, which could help to link the site to the sustainable transport network. However, the levels of service from these bus stops may not meet the needs of those accessing the site and the nearest station (Croxley Station) is not within safe walking distance. This could encourage the use of private vehicles to access the site. Local Plan Policy ST11.3: Providing Sustainable Transport Infrastructure for Major Development will help to develop sustainable transport links in this area of the borough, as Ascot Road is detailed as an area in which transport links need to be protected and improved. The IDP now sets out the infrastructure needs to support delivery of the Local Plan. This is also cross-referenced in Policy and associated modifications to Policies IN10.1 and IN10.2.  The Sustainable Transport Strategy was adopted in February 2022 alongside the Local Walking and Cycling Infrastructure Plan. These set out measures to support a modal shift away from unnecessary vehicle journeys and mitigate the impact of existing and new development.","Significant Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Long","Borough Wide","Temporary/Reversible","Minor Negative","The development of this site, which currently has poor access to public transport links, could increase private car use within the area, thus increasing associated emissions. Therefore a potential minor negative effect has been identified. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects including cumulative effects. Thus an overall neutral effect has been recorded. ","Significant Negative","The development of this site, which is in an area of high light pollution could exacerbate exacerbating pollution issues. The addition of 900m2 of new industrial space could lead to a long term increase in light and noise pollution."]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, and development here will not result in the loss of green infrastructure. Policy NE9.8: Biodiversity would also require a net gain in biodiversity to be delivered on the site. Hence a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Positive","This site is entirely previously developed land, but may not necessarily help to improve local character or quality of life. Therefore, a minor positive effect has been recorded.","Minor Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Significant Positive","This site is located on previously developed land. Site considerations for EM04 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. ","Significant Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within 250m of the River Gade and lies in Groundwater Source Protection Zone 1. Adverse impacts on groundwater source should be identified, considered and mitigated by Local Plan policy NE9.4: Flood Risk and Mitigation. Policy NE9.3: Blue Infrastructure should help to mitigate potential adverse effects on water quality within the River Gade. Policy NE9.1: The Natural Environment requires developments to enhance the water quality and biodiversity value of watercourses. Hence an overall neutral effect is recorded. ","Significant Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne and in groundwater. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site EM04 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA1: The development of this site will help to redevelop 900m2 of industrial floorspace within the borough, which could help to support existing businesses, as well as encourage new businesses. Therefore, a potential significant positive effect has been identified. \nSA16: This site is located on previously developed land. Site considerations for EM04 also require land at this site to be remediated prior to development, due to the potential risk of contamination on site. Therefore a potential significant positive effect has been identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. "]

{"sheet":"ED01","index":63,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11],[32,0,32,11],[33,0,33,11],[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3]]}
["Site Name","ED01"]
["Site Description","Former Meridian School Site"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Use",null,"Primary School"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","Development of this site as a primary school should help to increase the capacity of primary school places within the borough and help to increase the proportion of 4-11yr olds who are able to access education, within walking distance of their homes. It should be noted that this site is located adjacent to Colne Way Waste Transfer Station, which could impact those using the site if not mitigated prior to development. However, it is expected that impacts will be identified and mitigated prior to development, as this is a development consideration of the site. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as development at this site will not contribute towards housing within the borough. ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The proposals will be required to explore potential for a pedestrian and cycle link across Meriden Park between the park and Garsmouth Way. The development of this site will provide appropriate mitigation for the lapsed playing field, in line with the playing pitch strategy. Therefore a neutral effect has been recorded. ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Yes","Indirect","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","Site ED01 is located on the edge of the borough, within a low sustainability zone and although close to a bus stop, walking and cycling to access key services could be an issue for those accessing the site via sustainable modes. However, site considerations include the need to conduct a transport assessment, as well as mitigate pupils crossing the A41. This could involve the creation of a safe crossing. It is also likely that future pupils of the site will be from surrounding residential areas, reducing the need for private car journeys. Therefore, an overall minor positive effect has been recorded. ","Minor Positive"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Medium/Long","Localised","Permanent/Reversible","Minor Positive","This site could indirectly aid in reducing emissions within the borough emitted by private car use for school transport, as it is within close proximity to several existing and potential future residential areas. This could encourage families accessing the site to do so via walking or cycling. Therefore a minor positive effect has been recorded. ","Minor Positive"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) and noise (>65db) pollution. Development here could therefore exacerbate existing pollution issues, however it is expected that Local Plan Policy CC8.5: Managing the Impacts of Development should help to mitigate these effects. Thus an overall neutral effect has been recorded. ","Minor Negative","The development of this site, which is in an area of high noise and light pollution could exacerbate exacerbating pollution issues. The addition of a new education facility could lead to a long term increase in light pollution, whilst noise is likely to be increased during construction. "]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is greenfield land, which, although not designated as a wildlife site, is directly adjacent to priority habitats. Moreover, development of this site would lead to a direct decrease in tree cover and could lower the availability of green infrastructure within the borough. This should be mitigated, as site considerations for the site require a Preliminary Ecological Appraisal, as well as mitigation for the loss of a playing field. Therefore, a residual neutral score has been recorded. ","Significant Negative","Development of this site would lead to a direct decrease in tree cover and could lower the availability of green infrastructure within the borough and it is adjacent to p[priority habitat which it could be supporting."]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the borough. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site is not located on any historic or cultural assets, although it is within 50m of a listed building. Policies HE7.1: Enhancement and Protection of the Historic Environment and HE7.2: Designated Heritage Assets should help to prevent any impact on the setting of this asset, although it is noted that some harm to such assets could be permitted if deemed to be within the interest of the public. Therefore a minor negative effect has been recorded for this SA objective.","Uncertain"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Long","Localised","Permanent/Irreversible","Minor Negative","This site is located on greenfield land, and is located on the outskirts of the borough. Development of this site would therefore directly remove open space. Hence a potential minor negative effect has been identified for SA14. ","Minor Negative"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Medium","Long","Localised","Permanent/Irreversible","Significant Negative","The development of site ED01 would require the development of greenfield land, located on the edge of the borough boundary. This would not meet the subobjectives of concentrating development in high densities, hence a potential significant negative effect has been identified for this SA objective. ","Significant Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <200m from the River Gade and located within Groundwater Source Protection Zone 2. Adverse impacts on Groundwater Source Protection Zone 2 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source, and the site considerations specifically outline this as a necessary consideration, in conjunction with Thames Water.  Hence a neutral effect has been recorded. ","Significant Negative","This site is located within 200m of the River Gade and in zone 2 of the groundwater source protection zone. Therefore, development has the potential to compromise the quality of local river and groundwater. "]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site ED01 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water Management. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","No potential negative or positive effects have been identified in relation to the development of site ED01. Therefore, a neutral effect has been recorded for SA19. ","Neutral"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA16: The site is located on entirely greenfield land, therefore development of this site works against SA16, with permanent and irreversible effects. Therefore, a significant negative effect has been identified. "]
["Suggested Mitigation"]
["SA16: The only mitigation for this potentially significant negative effect would be to not develop this site. However, this may not be practicable due to the identified  need for education facilities within the borough. Therefore this effect cannot be mitigated."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A negative cumulative effect of building on several sites of greenfield land has been identified, due to a number of sites located on greenfield land. This would be a permanent and irreversible loss of such land. "]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["None identified. "]

{"sheet":"ED02","index":64,"n_rows":35,"n_cols":12,"rows_kept":35,"cut":false,"hidden":false,"merged":[[25,0,25,11],[0,1,0,9],[1,1,1,9],[2,1,2,9],[3,2,3,3],[32,0,32,11],[33,0,33,11],[34,0,34,11],[26,0,26,11],[27,0,27,11],[28,0,28,11],[29,0,29,11],[30,0,30,11],[31,0,31,11]]}
["Site Name","ED02"]
["Site Description","Former Bill Everett Centre"]
["Assumptions made","None. "]
["Additional information",null,"Anticipated Use",null,"Primary School"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","No","Direct","Medium","Medium/Long","Localised","Permanent/Reversible","Minor Positive","Development of this site as a primary school should help to increase the provision of primary school education within the borough and help to increase the proportion of 4-11yr olds who are able to access education, within walking distance of their homes. Therefore, a potential minor positive effect has been recorded. ","Minor Positive"]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as development at this site will not contribute towards housing within the borough. ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","The development of this site is unlikely to affect this SA objective, hence a neutral score has been recorded. ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Medium","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site is within 250m of a bus stop on Leggats Way, although it is noted that services from this site may be limited. There are also poor connections to the rail network from this site. This could prevent future users of the site from using public transport to access it. Site considerations detail the need for a parent drop off area. Whilst this could help to alleviate parking pressure in nearby residential areas, it could encourage the use of private cars for school journeys. However, the site considerations also stipulate the need for a Transport Assessment conducted by developers of the site, which could help to identify opportunities to increase sustainable transport links. Hence, an overall minor negative effect has been recorded. ","Minor Negative"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Medium/Long","Borough Wide","Permanent/Reversible","Minor Negative","The development of this site could lead to an increase in private car journeys to the site, thus increasing associated emissions. Therefore, a potential minor negative effect has been recorded. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is located within an area of high light (>8 nanowatts) but a low level of noise (<65db) pollution. Development here could therefore exacerbate existing light pollution issues. The development of a school here could also increase noise in the area, particularly during break times and at the start and end of the school day. However, it is expected that Local Plan Policy NE8.6: Managing the Impacts of Development should help to mitigate light pollution effects including any cumualtive effects. Thus an overall neutral effect has been recorded. \n\n","Significant Negative","The development of this site, which is in an area of light pollution could exacerbate pollution issues. The creation of a new school could lead to a long term increase in light pollution and noise during school hours."]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. This SA Objective relates to design of developments. This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Although this site itself is not located on protected land, the site lies adjacent to Harebreaks Wood Local Nature Reserve which is also designated as a priority habitat and local wildlife site. The site borders the area on the southern and eastern boundaries, hence development of ED02 could lead to indirect impacts on wildlife within Harebreaks LNR, particularly from noise and light during construction and school hours. However, site considerations do include the need to ensure there is a buffer between development and the Harebreaks Wood LNR and conduct a Preliminary Roost Assessment. Local Plan Policies NE9.1: The Natural Environment and NE8.9: Biodiversity state that impacts on biodiversity should be minimised, with protected sites protected from inappropriate development. Local PLan PPolicy CC8.5: Managing the Impacts of Development should alos mitigate for these potential effects. A neutral effect overall is indentified. ","Significant Negative","Development adjacent to Harebreaks Wood Local Nature Reserve could lead to increase light and noise levels, adversely impacting local wildlife through noise and light pollution. "]
["SA13: To maintain and enhance historic and cultural assets","•\t To safeguard and enhance historic and cultural assets. \n•\t To promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or in close proximity to any heritage assets, hence a neutral effect has been recorded. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Medium","Long","Localised","Permanent/Reversible","Significant Positive","This site is currently derelict, hence development here would help to utilise previously developed land, as well as increase the aesthetic appeal of the site. This could also help to improve the setting of Harebreaks Wood and Harebreaks Recreation Ground. Therefore, a potential significant positive effect has been identified. ","Significant Positive"]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This development is located outside of the town centre and is unlikely to affect town centre viability. Therefore, a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Positive","This site is currently derelict land, hence development here would help to increase density of development without using greenfield land. Therefore, a minor positive effect has been recorded. ","Minor Positive"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a groundwater source protection zone or close to a water course, therefore development here is unlikely to affect this SA objective. Policy CC8.3: Sustainable Construction and Resource Management should help to ensure that new developments limit water consumption to a maximum of 110 litres per person per day. For this reason, a neutral effect has been identified. ","Neutral"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.5: Surface Water. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: An uncertain effect has been identified in relation to SA19, as the development of this site could impact the sand and mineral safeguarding zone in which this site is located. However, it is currently unclear what these effects could be. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA16: A positive cumulative effect of building on mostly previously developed land has been identified, due to the high proportion of sites located on previously developed land.\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves. No Local Plan policies currently address this issue. However, the only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the widespread nature of these reserves across the borough."]
["Summary of Potential Positive Significant Effects"]
["SA14: This site is currently derelict, hence development here would help to utilise previously developed land, as well as increase the aesthetic appeal of the site. This could also help to improve the setting of Harebreaks Wood and Harebreaks Recreation Ground. Therefore, a potential significant positive effect has been identified. "]
["Enhancements"]
["None identified."]

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["Site Name","GT01"]
["Site Description","Land at Tolpits Lane, South of Epsom Road "]
["Assumptions made","The site is considered suitable for the provision of Gypsy and Traveller pitches."]
["Addition information",null,"Anticipated Yield",null,"2 Gypsy Pitches","Sustainability Zone"]
["SA objective","SA Sub-objectives","Cumulative Effect?","Direct/\nIndirect","Magnitude","Duration","Spatial Extent","Permanence/Reversibility","Residual Significance","Description of potential effects","Significance without LP Policies","Description of assessment without LP Policies"]
["SA1: Achieve sustainable levels of prosperity and economic growth","•\tTo support existing businesses, attracting inward investment and encouraging new business start-ups through the creation of employment spaces.\n•\tTo promote and support economic diversity, and particularly manufacturing and human health and care sectors.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect economic growth of the borough.\n\n","Neutral"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been identified for this SA objective, as the development of this site is unlikely to affect employment within the borough. ","Neutral"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","N/A","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","Tolpits Lane is next to an existing caravan site, less than 400m to King George V playing field, which includes a basketball court and Indoor recreation, and Pump 24 hour Gym is less than 800m from the site. Holywell GP Surgery is approximately 600m from the site. The closest bus stop to the site is over 400m, on Chesham Way, the nearest train station is Croxley, which is over 800m from the site. Holywell Community Centre is approximately 400m from the site. Watford Town Centre is over 0.8km walking distance. Holywell Primary  School is less than 1km, with over 50% capacity available. Westfield Academy is over 1km from the site, running at over 90% capacity. Access to public transport is limited from the site therefore a potential minor negative effect is identified. However, accessibility to health and education facilities is reasonable as stated a prioritiy in Policy H03.8: Gypsies and Travellers. ","Minor Negative","Without the LP policies, additional need for access to public transport for this site and others within this area might not be met and a minor negative effect could occur."]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\t Promote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","N/A","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Neutral","The development of this site would not deliver any affordable housing. The site will provide 2 Gypsy / Traveller pitches between 1-5 years therefore a neutral effect has been identified. ","Neutral"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to grow their own food.","No","Direct","Low","Medium","Localised","Permanent/Irreversible","Neutral","The site has access to formal and informal recreation, including open space less than 800m from the site. Holywell GP Surgery is between 400-800m from the site. A neutral effect has been recorded. ","Neutral"]
["SA6: Reduce both crime and the fear of crime","•\t Improve community cohesion by reducing barriers between neighbourhoods and ensuring that everyone benefits from regeneration.\n•\t To plan new development to help reduce crime and the fear of crime through the design of the physical environment and by promoting well-used and over-looked streets and public spaces.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect crime or the fear of crime within Watford Borough. ","Neutral"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","No","Direct","Low","Medium/Long","Localised","Permanent/Irreversible","Minor Negative","This site does not have a bus stop within 400m, nor employment areas within a walkable distance. Access to Croxley Station is over 800m. The lack of access has the potential to increase travel via private vehicle. It is recommended that existing walking and cycling routes immediately adjacent to the eastern boundary of the site should be retained and enhanced. ","Neutral"]
["SA8: To achieve good air quality ","•\tTo improve air quality across the borough and avoid exacerbating existing areas of poor air quality.","No","Indirect","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","The poor access to facilities from this site could lead to an increase in private vehicle journeys, thus reducing air quality. Policy CC8.4: Managing Air Quality requires consideration of cumulative effects with other developments and necessary mitigation to be put in place. However, it is not certain that mitigation would be required or would be effective for 2 pitches on this site and therefore a potential minor negative effect is predicted. ","Minor Negative"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","No","Direct","Low","Short/Medium","Borough Wide","Permanent/Reversible","Minor Negative","Although the development of a site could increase both noise and light pollution, the small number of dwellings proposed on this site is unlikely to affect any receptor significantly. The site is in an area  identified as having high levels of light pollution, between 16-32 Nanowatts.  Therefore, a minor negative effect has been recorded for this SA objective. ","Neutral"]
["SA10: Reduce the borough’s contribution to climate change","•\tTo minimise CO2 emissions.\n•\tTo promote the design and construction of energy-efficient developments and encourage the use of low-carbon and renewable energy where practicable.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Neutral for all sites. Relates to design of developments which is addressed by other Local Plan policies. ","Neutral"]
["SA11: Ensure that the borough is resilient to the effects of climate change","•\tTo improve the resilience of the borough to climate change, particularly with respect to the design of new developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This is addressed by Chapter 8 of the Local Plan (Tackling Climate Change, Adaptation and Resilience), specifically, Policy CC8.3: Sustainable Construction and Resource Management, which requires all new developments to be designed to incorporate carbon reduction measures, prevent overheating and ensure water consumptions rates do not exceed 110 litres per person per day. Future flooding scenarios will also be considered through Policy NE9.4: Flood Risk and Mitigation. ","Neutral"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the borough.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any designated wildlife sites, however it is between 200-800m from a SSSI, Croxley Common Moor. This site requires a Preliminary Ecological Assessment and  if developed there will be loss of Green Belt which requires compensatory measures. The site is located next to an existing Gypsy Traveller Site, and is currently greenfield land. It's development will result in a loss of existing woodland and greenspace Policy NE9.8: Biodiversity would require a net gain in biodiversity to be delivered on the site and policy HO3.8: Gypsies and Travellers requires development to contribute towards net gain and therefore a neutral effect is identified. ","Neutral"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n• \tEnhance understanding of the historic assets of the borough. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is not located on or adjacent to any historic or cultural assets and any unknown heritage assets would be protected by Local Plan Policy HE7.4: Archaeology. Therefore a neutral effect has been recorded for this SA objective. ","Neutral"]
["SA14: Conserve and enhance the landscape and townscape, encouraging local distinctiveness","•\tTo encourage high quality design, which respects local context, and improves local character and distinctiveness.\n•\tTo improve the quality of life in urban areas by making them more attractive places in which to live, work and visit.\n•\tTo protect and enhance the borough’s townscape and local sensitive landscapes.\n•\tTo encourage the use of previously developed (brownfield) land and the re-use of derelict land and buildings.\n•\tTo identify, protect and improve quantity and quality of open spaces and public realm.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","This site is located on greenfield land, hence development here would work against one of the sub-objectives. A potential minor negative effect has therefore been identified for this SA objective. Landscaping would be provided along the frontage to protect the townscape character. ","Minor Negative","There is a potentially minor negative effect of development impacting the visual character of the area. This is protected by policy  HO3.8: Gypsies and Travellers, appropriate mitigation such as landscaping along the frontage is required. "]
["SA15: Revitalise the town centre to promote a return to sustainable urban living","•\t Create a viable and attractive town centres that has vitality and life, and discourage competing out of town developments. ","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","A neutral effect has been recorded for this SA objective, as it is unlikely that the development of this site will affect the town centre. ","Neutral"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","No","Direct","Low","Long","Localised","Permanent/Irreversible","Minor Negative","The development of site GT01 would lead to the loss of 0.31 ha of greenfield land (although most of the land would not be permanently developed). Therefore, a minor negative effect has been recorded in relation to SA16. ","Minor Negative"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","This site is <500m from the River Colne and located within Groundwater Source Protection Zone 3. Any adverse impacts on Groundwater Source Protection Zone 1 should be identified and mitigated through Local Plan Policy NE9.4: Flood Risk and Mitigation. Policy NE9.4: Flood Risk and Mitigation should also ensure that appropriate sustainable drainage is incorporated into the site to protect this water source.  Hence a neutral effect has been recorded. ","Minor Negative","Development at this site could lead to a decrease in water quality within the nearby River Colne and groundwater. This could occur during construction and once the site is developed, without the implementation of effective drainage systems to protect the river."]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","N/A","N/A","N/A","N/A","N/A","N/A","Neutral","Site GT01 is not located within a high risk flood zone, and is therefore unlikely to have an effect on this SA objective. All developments will also need to incorporate sustainable drainage systems, unless there is clear evidence that this would not be appropriate in line with Policy NE9.4: Flood Risk and Mitigation. For this reason, a neutral effect has been recorded for SA18. ","Neutral"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Yes","Direct","Low","Long","Localised","Permanent/Irreversible","Uncertain","This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. ","Uncertain"]
[]
["Summary of Potential Negative Significant and Uncertain Effects"]
["SA19: This site is located within a sand and mineral safeguarding zone. Development of this site could therefore affect current reserves of exploitable minerals, although the actual effects are uncertain. Therefore, an uncertain effect has been identified. "]
["Suggested Mitigation"]
["SA19: The potential uncertain effect identified could be mitigated by the inclusion of a consideration of development within sand and mineral safeguarding zones within the policies or supporting text of Local Plan policies. This would ensure potential to work out sand and mineral resources prior to development is considered."]
["Potential Significant Cumulative Effects Identified"]
["SA7 and SA8: There is potential for a cumulative negative effect due to the likely necessity for private car use by residents at this site, as accessibility to the Town Centre, Bus Stops and the train station is limited. This will have a potentially negative impact on air quality in the area, and contribute to noise pollution and traffic in the surrounding areas, which is highly congested during busy periods at present. \n\nSA19: The development of multiple sites across the borough within the sand and gravel safeguarding zone has the potential to sterilise potentially exploitable mineral reserves and consequently may have a potential negative cumulative effect on resources.  The only way to mitigate this effect may be to ensure resources are worked out before development or prevent development within such safeguarding zones, which may not be practicable within Watford due to the urbanised nature of the borough, the location of the allocation sites and the widespread nature of the reserves across the borough.\n"]
["Summary of Potential Positive Significant Effects"]
["None identified. "]
["Enhancements"]
["SA6: A neutral effect has been identified for all sites in relation to SA6: Reduce both crime and the fear of crime. However, a design policy which requires streets to be overlooked could help to decrease fear of crime at larger development sites. It is therefore recommended as an enhancement measures that the wording of Policy QD6.2 Design Principles is amended to encourage designs to incorporate secure layouts in order to promote the safety and sense of security of residents. \nSA7: Improvement of existing walking and cycling routes should be encouraged to discourage private car use and promote healthy lifestyles. \n"]

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[]
[null,null,null,"Sites"]
["SA objective","SA Sub-objectives",null,"HS01","HS02","HS03","HS04","HS05","HS07","HS08","HS09","HS10","HS11","HS12","HS13","HS14","HS15","HS16","HS17","HS18","HS19","HS20","HS21","HS22","HS23","HS24","HS25","HS26","HS27","HS28","HS29","HS30","HS31","HS32","HS33","HS34","MU01","MU02","MU03","MU04","MU05","MU06","MU07","MU08","MU09","MU10","MU11","MU12","MU13","MU14","MU15","MU16","MU17","MU18","MU19","MU20","MU21","MU22","MU23","GT01 "]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the Borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","Employment Areas","R","R","R","R","R","R","R","A","A","G","R","G","R","R","R","A","R","R","R","R","R","R","R","R","G","G","G","G","R","R","R","R","R","R","A","A","A","G","G","G","G","G","A","G","G","G","G","R","R","R","R","G","G","G","R","G","G"]
[null,null,"Income Deprivation","A","R","G","G","A","G","R","A","A","G","G","A","A","A","A","A","A","A","A","R","R","G","R","A","A","A","R","R","G","G","G","R","G","A","G","G","G","A","A","G","A","A","A","A","A","A","R","A","A","A","A","R","R","A","R","G","A"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","Access to leisure and recreation","A","A","A","A","A","R","G","A","R","G","A","A","G","G","G","G","G","A","G","G","G","A","G","G","R","G","G","G","G","G","G","G","A","G","G","G","G","A","R","R","A","G","A","A","G","G","A","G","A","G","A","A","G","G","A","R","G"]
[null,null,"Access to healthcare","R","A","A","A","G","R","R","R","R","A","R","A","A","G","G","G","G","R","R","R","R","R","R","R","R","R","R","R","A","A","R","R","R","R","R","R","R","R","A","R","A","G","G","G","A","A","G","R","R","R","R","A","A","R","R","A","A"]
[null,null,"Proximity to a bus stop","G","G","G","G","G","G","A","G","G","G","G","G","G","G","G","G","G","R","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","G","R","R","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","A","R"]
[null,null,"Proximity to a train station","R","R","R","R","R","R","R","R","R","A","R","A","A","R","R","R","R","R","R","A","A","A","A","R","R","A","R","A","G","G","A","R","R","R","R","R","R","A","A","R","G","G","A","A","A","A","R","G","A","R","A","R","R","R","G","R","R"]
[null,null,"Community centre","R","A","R","A","A","R","R","A","A","R","A","A","G","A","A","R","G","A","G","A","G","R","G","A","A","R","R","A","G","G","A","R","R","G","G","G","G","R","R","R","R","A","A","G","G","G","A","G","G","G","A","R","R","G","A","G","G"]
[null,null,"Place of Worship","G","A","G","A","R","G","G","A","A","G","G","G","G","G","A","R","G","G","G","G","G","A","A","G","A","G","A","A","G","G","G","A","R","G","A","G","A","A","A","G","G","A","A","G","G","G","G","A","G","G","A","R","R","R","G","R","A"]
[null,null,"Town or Local centre","R","A","G","A","G","R","A","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A","G","G","A","R","R","R","G","G","G","R","R","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A","R","R","A","G","G","R"]
[null,null,"Primary Distance","G","G","G","A","G","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","G","G","G","G","A","G","G","G","G","G","G","A","G","G","G","G","G","A","A","G","A","A","G","G","G","A","G","G","G","G","G","G","G","A","A",0.82,"G"]
[null,null,"Primary Capacity",1.28,1.5,1.28,0.95,0.82,1.2,1.01,0.99,0.99,1.1399999999999999,0.99,0.95,1.08,1,1,0.77,1,1,0.96,0.95,0.95,0.96,0.95,1.08,1.08,0.96,0.77,0.96,0.99,0.99,0.99,1.08,0.97,0.98,1.01,0.82,1.01,1.1399999999999999,1.1399999999999999,1.1399999999999999,1.23,0.7,0.7,0.95,0.95,0.7,1,0.96,0.95,1,0.96,0.77,0.77,1.08,0.99,"G",0.51]
[null,null,"Secondary Distance","G","A","A","A","A","A ","A","A","A","A","A","A","A","G","G","G","G","G","A ","A","A","A","A","A","G","G","G","G","G","G","G","A","A","G","A","A","A","A","A","A","A","A","A","G","G","A","G","G","A","G","A","G","G","A","A","A","A"]
[null,null,"Secondary Capacity",0.84,0.84,0.84,0.84,0.84,0.84,0.84,0.84,0.84,1.04,0.95,1.04,0.95,1.04,1.04,0.95,1.04,1.04,0.99,0.99,0.99,"?",0.99,0.88,1.04,1.04,0.88,1.04,"?","?","?",1.04,"?",0.84,0.84,0.84,0.84,0.84,0.84,0.84,0.84,1.04,1.04,1.04,1.04,1.04,1.04,1.04,0.99,1.04,"?",0.88,0.88,1.04,"?",0.84,0.91]
["SA4: Ensure that everyone has access to good quality housing that meets their needs","•\tPromote a range of housing types and tenure.\n•\tTo improve the provision of affordable housing.","Affordable housing","R","A","R","R","R","G","G","A","R","R","R","R","R","G","A","A","R","R","A","G","G","G","G","R","R","R","G","G","R","R","A","R","R","A","A","R","A","G","G","G","A","G","G","G","A","G","G","A","G","R","G","G","A","G","G","?","?"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the Borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to growth their own food.","Access to open space","R","R","R","R","A","G","R","R","R","A","R","R","G","A","G","G","R","R","G","G","G","G","G","G","R","G","G","G","G","G","G","G","A","G","R","R","R","R","R","R","R","A","R","R","R","R","R","G","R","R","A","A*","G*","G","G","R","G"]
[null,null,"Access to leisure and recreation","A","A","A","A","A","R","G","A","R","G","A","A","G","G","G","G","G","A","G","G","G","A","G","G","R","G","G","G","G","G","G","G","A","G","G","G","G","A","R","R","A","G","A","A","G","G","A","G","A","G","A","A","G","G","A","R","G"]
[null,null,"Access to healthcare","R","A","A","A","G","R","R","R","R","A","R","A","A","G","G","G","G","R","R","R","R","R","R","R","R","R","R","R","A","A","R","R","R","R","R","R","R","R","A","R","A","G","G","G","A","A","G","R","R","R","R","A","A","R","R","A","A"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Proximity to a bus stop","G","G","G","G","G","G","A","G","G","G","G","G","G","G","G","G","G","R","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","G","R","R","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","A","R"]
[null,null,"Proximity to a train station","R","R","R","R","R","R","R","R","R","A","R","A","A","R","R","R","R","R","R","A","A","A","A","R","R","A","R","A","R","G","R","R","R","R","R","R","R","A","A","R","G","G","A","A","A","A","R","G","A","R","A","R","R","R","G","R","R"]
[null,null,"Employment areas","R","R","R","R","R","R","R","A","A","G","R","G","R","R","R","A","R","R","R","R","R","R","R","R","G","G","G","G","R","R","R","R","R","R","A","A","A","G","G","G","G","G","A","G","G","G","G","R","R","R","R","G","G","G","R","G","R"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","Light pollution","R","R","R","R","R","R","R","R","R","R","A","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","A","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R"]
[null,null,"Noise pollution","R","A","R","A","A","A","G","R","R","G","G","G","A","G","R","R","R","R","A","A","A","R","A","G","G","A","G","R","A","R","A","G","G","G","R","R","A","R","R","G","R","G","R","R","G","R","R","G","R","A","R","G","G","A","R","R","A"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the Borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the Borough.","Local Nature Reserve","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G"]
[null,null,"SSSI","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A"]
[null,null,"Environmental Deprivation","A","A","A","A","A","A","A","R","R","R","G","R","A","A","R","A","R","R","R","A","A","A","A","R","R","R","G","G","R","R","A","G","A","G","A","A","A","R","R","R","A","A","R","R","A","A","A","A","R","R","G","G","G","R","G","A","A"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the Borough. ","Conservation Areas","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","A","A","R","G","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","G","G","A","A","G","A","G","R","A","G","R","G","G","G","R","G","G","G","G","G","G","G"]
[null,null,"Scheduled Monuements","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G"]
[null,null,"Historic Park or Gardens","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G"]
[null,null,"Listed Buildings","G","G","A","G","G","A","G","A","G","G","G","A","G","A","G","A","A","R","A","G","A","R","A","G","G","A","G","R","A","A","A","G","G","G","A","R","A","R","A","G","G","R","R","R","R","A","A","R","A","A","A","G","G","G","A","R","G"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Previously Developed Land","A","A","A","A","A","R","G","G","A","G","R","G","R","G","G","G","G","G","G","G","G","G","G","G","G","G","R","A","G","G","G","A","A","G","A","A","A","G","G","G","G","G","G","G","G","G","G","G","A","G","G","G","G","A","G","G","R"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the Borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","Water Course","G","A","A","A","A","A","G","G","G","A","A","A","A","A","A","A","A","A","A","A","R","A","A","A","A","A","A","R","A","A","A","R","A","G","G","G","G","A","A","A","A","A","A","A","A","A","A","A","A","A","R","A","A","R","R","G","A"]
[null,null,"Ground Source Protection Zone","A","G","A","A","R","R","A","A","A","R","G","A","G","G","G","G","G","G","R","R","R","R","R","G","G","G","R","R","R","R","R","R","R","G","A","A","A","A","R","R","A","A","G","G","G","G","G","R","G","G","R","R","R","R","R","A","G"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","Flood Zone","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","R","R","R","G","G","G","G","R","G","G","G","R","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","G","R","G","R","G","G","R","R","G","A"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the Borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Sand and Gravel Mineral Safeguarding","R","R","R","R","R","A","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","G","R","R","G","G","G","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","R","G","R","R","R","R","R","R","R","R","R"]
["Comments",null,null,null,null,null,null,null,null,null,null,null,"*WALK THROUGH INDUTRIAL TRADING ESTATES OR ALONG DUAL CARRIAGEWAY TO Watford Girls or 3.7km to Future acadamies","*N.B. NEAREST SCHOOL IS WATFORD BOYS GRAMMAR",null,"*N.B. NEAREST SCHOOL IS WATFORD BOYS GRAMMAR","within 25m of Exchange House LLB","*DISTANCE TO WATFORD GIRLS GRAMMAR","*N.B NEAREST SECONDARY IS WATFRD Boys Grammar","*DISTANCE TO WATFORD GIRLS GRAMMAR",null,"has good access to oversubscirbed Watford Girls Grammer, but average access to 99% capacity Queens' School",null,null,"adjacent to LLB, within 50m of 5",null,"*BUT Westfield academy 2020 admissions are oversubscribed already. ","*TO WATFORD GIRLS GRAMMAR; ~2KM TO Bushey acadamey; HAVE ALSO ASSUMED PEDESTRIAN ACCESS WILL BE PERMITTED TO WALK TO Laurance haines primary","*to watfor girls school",null,"site adjacent to River Colne; *GOOD ACCESS TO WATFORD GIRLS GRAMMAR, ~2KM TO Bushey acadamy",null,null,null,"*DISTANCE TO WATFORD GIRLS 1.9KM; DISTANCE TO THE GRANGE ACADEMNY 2.9KM",null,null,null,null,null,null,null,null,"WITHIN 25M OF NASCOT CA","SITE INLCUDES LOCALLY LISTED POLCIE STATION AND MAGISTRATES COURT; *DISTANCE TO WATFORD GIRLS GRAMMAR","*distance to Watfor Girls Grammar","*Watfor Girls Grammar","within 15m of nationally listed building (The palace Theatre) AND 50M OF 4 LOCALLY LSITED; *Watford Girls Grammar","Adjacent to Civic core CA; wihtin 50m of 4 lsited buildings; *distance to watford girls grammar","*Watfor Girls Grammar","wihtin 50m of Nationally lsited bilding; *distance to Watford Girls Grammar",null,null,"Site adjacent to River Colne; Within 50m of locally lsited Frogmore Cottages","within 200m of River gade; Within 60m of locally lsited sundial","within 400m of River Gade","Site includes River Colne; *DISTANCE TO Watford Girls Grammar","Site adjacent to River Colne; wihtin 20m of bushey arches CA; wihtin 50 of Lower High Street and Pill Box","Adjacent to locally listed Oldhams Press Hall, also within 20m of locally listed North Watford library;"]
["Mitigation"]

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[]
[null,null,null,"Sites",null,null,null,null,"Education sites",null,"Designated Industrial Areas"]
["SA objective","SA Sub-objectives",null,"EM01","EM02","EM03","EM04","EMP5","ED01","ED02","Watford Business Park","Wiggenhall Road/Fishers/Trade City","Shakespeare Street","Imperial/Colonial Way","Sandown/Greycaine/Odhams"]
["SA2: To ensure that local residents have employment opportunities and access to training","•\tTo support the delivery of high quality jobs within the Borough. \n•\tTo give greater focus to learning and skills through the provision / support of education and training facilities in order to meet needs. ","Employment Areas","G","G","G","G","G","G","R","G","G","G","G","G"]
[null,null,"Income Deprivation","A","G","R","R","G","R","A","R","G","G","R","G"]
["SA3: To ensure ready access to essential services and facilities for all residents","•\tTo improve everyone’s access to high quality health, education, recreation, community facilities and public transport. \n•\tTo ensure facilities and services are accessible by everyone, regardless of age or ability. ","Access to leisure and recreation","G","G","A","A","A","G","G","A","G","A","A","R"]
[null,null,"Access to healthcare","A","R","R","R","R","G","R","R","R","G","R","R"]
[null,null,"Proximity to a bus stop","G","G","G","G","A","G","G","G","G","G","G","A"]
[null,null,"Proximity to a train station","G","R","R","R","R","R","R","R","R","R","R","A"]
[null,null,"Community centre","R","R","R","R","R","A","R","R","R","R","R","R"]
[null,null,"Place of Worship","G","R","R","R","R","A","G","R","R","G","R","G"]
[null,null,"Town or Local centre","G","R","R","R","R","A","R","R","R","A","R","R"]
["SA5: Encourage healthy lifestyles and improve quality of life for local residents","•\tTo promote walking and cycling and community based activities.\n•\tTo provide enhanced access to open spaces as part of the Borough’s Green Infrastructure network.\n•\tTo provide access to sporting and recreational facilities.\n•\tTo provide good quality play spaces to meet the needs of residents.\n•\tTo provide health facilities to meet the needs of residents.\n•\tTo provide opportunities for residents to growth their own food.","Access to open space","R","G","A","A","A","G","G","A","G","A","A","R"]
[null,null,"Access to leisure and recreation","G","G","A","A","A","G","G","A","G","A","A","R"]
[null,null,"Access to healthcare","A","R","R","R","R","G","R","R","R","G","R","R"]
["SA7: To deliver more sustainable patterns of development, including employment and housing and increase the use of sustainable transport modes","•\tTo reduce the need to travel through closer integration of housing, jobs and services and promoting mixed use development.\n•\tTo prioritise the use of sustainable modes of transport and reduce the reliance on private vehicles.\n•\tTo help create safe and secure layouts which minimise conflicts between vehicle traffic, cyclists and pedestrians.\n•\tTo support the expansion of electronic communications networks, including telecommunications and high speed broadband.\n•\tDeliver more facilities for charging plug-in and other ultra-low emission vehicles.","Proximity to a bus stop","G","G","G","G","A","G","G","G","G","G","G","A"]
[null,null,"Proximity to a train station","G","R","R","R","R","R","R","R","R","R","R","A"]
[null,null,"Employment areas","G","G","G","G","G","G","R","G","G","G","G","G"]
["SA9: To minimise noise and light pollution","•\tTo minimise noise pollution and consider sensitivity of receptors to existing noise sources.\n•\tTo limit light pollution and promote and less invasive lighting sources, considering the balance between safety and environmental impacts. ","Light pollution","R","R","R","R","R","R","R","R","R","R","R","R"]
[null,null,"Noise pollution","G","A","G","G","G","R","G","G","R","R","G","G"]
["SA12: To protect and enhance biodiversity ","•\tTo protect and enhance designated wildlife sites (international, national and local).\n•\tTo support the achievement of BAP targets.\n•\tTo create habitats to ensure sustainable and linked species populations, and protect and enhance the Green Infrastructure network in the Borough.\n•\tTo increase tree cover and protect existing woodland. \n•\tTo eradicate invasive non-native species from the Borough.","Local Nature Reserve","G","G","G","G","G","G","R","R","G","G","G","G"]
[null,null,"SSSI","G","G","G","G","G","G","G","R","G","G","G","G"]
[null,null,"Environmental Deprivation","G","R","G","G","A","A","R","G","R","R","R","R"]
["SA13: To maintain and enhance historic and cultural assets","•\tTo safeguard and enhance historic and cultural assets. \n•\tTo promote local distinctiveness and local identity by repairing historic buildings and areas, and by encouraging the re-use of valued buildings.\n•\tEnhance understanding of the historic assets of the Borough. ","Conservation Areas","G","G","G","G","G","G","G","G","G","G","G","G"]
[null,null,"Scheduled Monuements","G","G","G","G","G","G","G","G","G","G","G","G"]
[null,null,"Historic Park or Gardens","G","G","G","G","G","G","G","G","G","G","G","G"]
[null,null,"Listed Buildings","G","G","G","G","G","G","G","G","G","G","R","R"]
["SA16: Maximise the use of previously developed land and buildings and the efficient use of land. ","•\tTo protect soils from pollution and remediate contaminated land.\n•\tTo concentrate development through the reuse of previously developed land and buildings and urban extensions only where the development of greenfield land is unavoidable.\n•\tTo maximise the efficient use of land through encouraging high density development.","Previously Developed Land","G","G","G","G","G","R","G","G","G","G","G","G"]
["SA17: Maintain and enhance water quality and limit water consumption.","•\tTo encourage high water efficiency and conservation, including retrofitting older buildings.\n•\tTo improve quality and flow of rivers and protect and improve groundwater quality.  \n•\tTo ensure the Borough has the appropriate wastewater and sewerage capacity to deliver any predicted new development.","Water Course","A","R","A","A","A","A","G","R","R","G","A","A"]
[null,null,"Groundwater Source Protection Zone","A","R","R","R","R","A","G","R","R","A","R","A"]
["SA18: Ensure that new development does not increase flood risk.","•\tTo avoid development from being located in areas at risk of flooding taking account of climate change.\n•\tTo ensure that green infrastructure schemes make space for water and reinstate floodplain.\n•\tTo promote sustainable urban drainage systems to reduce flood risk and water loss from natural systems.","Flood Zone","G","R","G","G","G","G","G","R","R","G","A","G"]
["SA19: To minimise use and make efficient use of natural resources.","•\tTo minimise the production of waste and promote the re-use, recycling and composting.\n•\tTo safeguard land for waste processing / disposal within the Borough.\n•\tTo safeguard reserves of exploitable minerals from sterilisation by other development.","Sand and Gravel Mineral Safeguarding","R","R","R","R","R","R","A","R","R","R","R","R"]
["Comments",null,null,"within 150m of Nascot Conservatin Area; 900M from River Colne","within100m of River Colne; sa12: ADJACENT TO lwSITE AAND ph","75M from the River gade",null,null,null,null,"Top border wihtin flood zone 3","Top border wihtin flood zone 3",null,"Poor access to local/town centre due to size of the site-some areas are adjacent to it. "]
["Mitigation"]

{"sheet":"Pivot table","index":68,"n_rows":1180,"n_cols":16,"rows_kept":1180,"cut":false,"hidden":true,"merged":[]}
[]
[null,"Site Name","SA Obj.","Significant Positive","Significant Negative","Minor Positive","Minor Negative","Neutral","Uncertain","Overall ",0]
[null,"HS01",1,{"$f":"COUNTIF(INDIRECT(\"'\"&$B3&\"'!\"&$J3),\"Significant Positive\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B3&\"'!\"&$J3),\"Significant Negative\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B3&\"'!\"&$J3),\"Minor Positive\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B3&\"'!\"&$J3),\"Minor Negative\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B3&\"'!\"&$J3),\"Neutral\")","v":1},{"$f":"COUNTIF(INDIRECT(\"'\"&$B3&\"'!\"&$J3),\"Uncertain\")","v":0},"I6",0]
[null,"HS01",2,{"$f":"COUNTIF(INDIRECT(\"'\"&$B4&\"'!\"&$J4),\"Significant Positive\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B4&\"'!\"&$J4),\"Significant Negative\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B4&\"'!\"&$J4),\"Minor Positive\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B4&\"'!\"&$J4),\"Minor Negative\")","v":0},{"$f":"COUNTIF(INDIRECT(\"'\"&$B4&\"'!\"&$J4),\"Neutral\")","v":1},{"$f":"COUNTIF(INDIRECT(\"'\"&$B4&\"'!\"&$J4),\"Uncertain\")","v":0},"I7",{"$f":"IF(B4=B3,K3,K3+1)","v":0},null,null,null,null,"Site"]
[null,"HS01",3,0,0,0,0,1,0,"I8",{"$f":"IF(B5=B4,K4,K4+1)","v":0},null,null,null,null,"GT01"]
[null,"HS01",4,0,0,1,0,0,0,"I9",0,null,null,null,null,"HS01"]
[null,"HS01",5,0,0,0,1,0,0,"I10",0,null,null,null,null,"HS02"]
[null,"HS01",6,0,0,0,0,1,0,"I11",0,null,null,null,null,"HS03"]
[null,"HS01",7,0,0,0,1,0,0,"I12",0,null,null,null,null,"HS04"]
[null,"HS01",8,0,0,0,1,0,0,"I13",0,null,null,null,null,"HS05"]
[null,"HS01",9,0,0,0,0,1,0,"I14",0,null,null,null,null,"HS06"]
[null,"HS01",10,0,0,0,0,1,0,"I15",0,null,null,null,null,"HS07"]
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[null,"ED02",4,0,0,0,0,1,0,"I9",61]
[null,"ED02",5,0,0,0,0,1,0,"I10",61]
[null,"ED02",6,0,0,0,0,1,0,"I11",61]
[null,"ED02",7,0,0,0,1,0,0,"I12",61]
[null,"ED02",8,0,0,0,1,0,0,"I13",61]
[null,"ED02",9,0,0,0,0,1,0,"I14",61]
[null,"ED02",10,0,0,0,0,1,0,"I15",61]
[null,"ED02",11,0,0,0,0,1,0,"I16",61]
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[null,"ED02",13,0,0,0,0,1,0,"I18",61]
[null,"ED02",14,1,0,0,0,0,0,"I19",61]
[null,"ED02",15,0,0,0,0,1,0,"I20",61]
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[null,"ED02",17,0,0,0,0,1,0,"I22",61]
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{"sheet":"Pivot","index":69,"n_rows":10,"n_cols":3,"rows_kept":10,"cut":false,"hidden":false,"merged":[]}
[]
[null,"Site Name","(All)"]
[]
[null,"Values"]
[null,"Sum of Significant Negative",4]
[null,"Sum of Significant Positive",120]
[null,"Sum of Uncertain",69]
[null,"Sum of Neutral",712]
[null,"Sum of Minor Positive",199]
[null,"Sum of Minor Negative",74]

{"sheet":"Summary table","index":70,"n_rows":127,"n_cols":27,"rows_kept":127,"cut":false,"hidden":false,"merged":[]}
[null,"I",6,7,8,9,10,11,12,13,14,15,16,17,18,19,20,21,22,23,24]
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[null,"HS13",{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&G$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B16&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS14",{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&G$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B17&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS15",{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&G$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B18&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS16",{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&G$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B19&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS17",{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B20&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS18",{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&P$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B21&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS19",{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B22&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS20",{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B23&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS21",{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&J$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&T$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B24&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS22",{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&J$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&T$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B25&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS23",{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&T$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B26&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS24",{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B27&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS25",{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B28&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS26",{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&O$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B29&\"'\"&\"!\"&$B$1&U$1)","v":"Neutral"}]
[null,"HS27",{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&N$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Negative"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Negative"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B30&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS28",{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&O$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&T$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B31&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"HS29",{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B32&\"'\"&\"!\"&$B$1&U$1)","v":"Neutral"}]
[null,"HS30",{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&G$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&P$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B33&\"'\"&\"!\"&$B$1&U$1)","v":"Neutral"}]
[null,"HS31",{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&P$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B34&\"'\"&\"!\"&$B$1&U$1)","v":"Neutral"}]
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[null,"MU01",{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&K$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B36&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU02",{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B37&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU03",{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B38&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU04",{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B39&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU05",{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&H$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&J$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&R$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&S$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B40&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU06",{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&J$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&S$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B41&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU07",{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&F$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&S$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B42&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU08",{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&J$1)","v":"minor positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&S$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B43&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU09",{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&G$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&J$1)","v":"minor positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&O$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&S$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B44&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
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[null,"MU11",{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&O$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B46&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU12",{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&E$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B47&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU13",{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B48&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU14",{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&P$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&Q$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B49&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU15",{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&F$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&I$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B50&\"'\"&\"!\"&$B$1&U$1)","v":"Neutral"}]
[null,"MU16",{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&C$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&D$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&I$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&Q$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&T$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B51&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU18",{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&I$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&J$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&T$1)","v":"Uncertain"},{"$f":"INDIRECT(\"'\"&$B52&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU19",{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&I$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B53&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
[null,"MU20",{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&C$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&D$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&E$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&F$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&G$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&H$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&I$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&J$1)","v":"Minor Negative"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&K$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&L$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&M$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&N$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&O$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&P$1)","v":"Minor Positive"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&Q$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&R$1)","v":"Significant Positive"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&S$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&T$1)","v":"Neutral"},{"$f":"INDIRECT(\"'\"&$B54&\"'\"&\"!\"&$B$1&U$1)","v":"Uncertain"}]
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[]
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