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Application

25/02916/MOA

Dacorum Borough Council · IDOX

Status

With planning case officer
Received 27 Nov 2025
New dwellings n/a

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Summary

Outline urban extension including new neighbourhoods, employment zone, education, country park and mixed‑use local centre.

Full Proposal

Outline application for: urban extension comprising two new neighbourhoods and a new employment zone. The development to include new dwellings (including affordable housing and specialist accommodation for older people); new employment and industrial floorspace and ancillary facilities, a sports hub and Sports Pitches; green infrastructure and landscaping works (to include a country park, formal and informal open space, amenity space, Suitable Alternative Natural Greenspace, managed woodland, ecological areas); early years, nursery, primary and secondary education facilities; local centre uses (to include retail, community and employment uses; health and fitness, gym and other cultural and recreational uses; medical centre; transport mobility hubs; drainage works (including foul and surface water drainage infrastructure); ancillary infrastructure works; vehicular and active travel infrastructure; improvements to the Nickey Line and delivery of a proportion of the Hemel Garden Communities Green Loop; land for Gypsy and Traveller pitches; provision of an active travel bridge over the A414; safeguarded land for M1 Junction 8 improvements; ground remodelling, acoustic bund, engineering and demolition works. All matters reserved save for access from the A414/Green Lane junction and access from the B487/Hemel Hempstead Road (Redbourn Road).

Detail pages

Documents

A414 & green lane general arrangement plan sheet 1
Additional Plans
Not downloaded · Council link
A414 & green lane general arrangement plan sheet 2
Additional Plans
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A414 & green lane general arrangement plan sheet 3
Additional Plans
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A414 & green lane general arrangement plan sheet 4
Additional Plans
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A414 & green lane geometry plan sheet 1
Additional Plans
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A414 & green lane geometry plan sheet 2
Additional Plans
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A414 & green lane geometry plan sheet 3
Additional Plans
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A414 & green lane geometry plan sheet 4
Additional Plans
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A414 & green lane highway boundary plan
Additional Plans
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A414 & green lane key plan
Additional Plans
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A414 & green lane long section plan location plan
Additional Plans
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A414 & green lane long section plan sheet 1
Additional Plans
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A414 & green lane long section plan sheet 2
Additional Plans
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A414 & green lane long section plan sheet 3
Additional Plans
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A414 & green lane long section plan sheet 4
Additional Plans
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A414 & green lane long section plan sheet 5
Additional Plans
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A414 & green lane long section plan sheet 6
Additional Plans
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A414 & green lane long section plan sheet 7
Additional Plans
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A414 & green lane long section plan sheet 8
Additional Plans
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A414 & green lane long section plan sheet 9
Additional Plans
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A414 & green lane speed limit design speed plan
Additional Plans
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A414 & green lane typical cross sections plan sheet 1
Additional Plans
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A414 & green lane typical cross sections plan sheet 2
Additional Plans
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A414 & green lane vehicle tracking plan sheet 1
Additional Plans
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A414 & green lane vehicle tracking plan sheet 2
Additional Plans
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A414 & green lane vehicle tracking plan sheet 3
Additional Plans
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A414 & green lane vehicle tracking plan sheet 4
Additional Plans
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A414 & green lane visibility plan sheet 1
Additional Plans
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A414 & green lane visibility plan sheet 2
Additional Plans
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A414 & green lane visibility plan sheet 3
Additional Plans
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A414 & green lane visibility plan sheet 4
Additional Plans
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A414 & green lane, overview plan
Additional Plans
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Access and movement parameter plan
Additional Plans
Not downloaded · Council link
Appendix 8.14 - shadow habitats regulations assessment
Environmental Statement
Not downloaded · Council link
Appendix a-topo-survey-a0p - copy
Environmental Statement
Not downloaded · Council link
Appendix b part 1 drainage
Environmental Statement
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Appendix b part 10 drainage
Environmental Statement
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Appendix b part 11 drainage
Environmental Statement
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Appendix b part 12 drainage
Environmental Statement
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Appendix b part 13 drainage
Environmental Statement
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Appendix b part 14 drainage
Environmental Statement
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Appendix b part 15 drainage
Environmental Statement
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Appendix b part 16 drainage
Environmental Statement
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Appendix b part 17 drainage
Environmental Statement
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Appendix b part 18 drainage
Environmental Statement
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Appendix b part 2 drainage
Environmental Statement
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Appendix b part 3 drainage
Environmental Statement
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Appendix b part 4 drainage
Environmental Statement
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Appendix b part 5 drainage
Environmental Statement
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Appendix b part 6 drainage
Environmental Statement
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Appendix b part 7 drainage
Environmental Statement
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Appendix b part 8 drainage
Environmental Statement
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Appendix b part 9 drainage
Environmental Statement
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Appendix b_swh sfra maps
Environmental Statement
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Appendix c - east hemel ea meeting minutes 2
Environmental Statement
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Appendix c -land use parameter plan
Environmental Statement
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Appendix c.2_ehh technical meeting note_tw meeting 3
Environmental Statement
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Appendix c_east hemel ea meeting minutes 1
Environmental Statement
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Appendix d.1 - thames water meeting 1
Environmental Statement
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Appendix d.2_ehh technical meeting note_tw meeting 2
Environmental Statement
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Appendix d.3 - capacity summary
Environmental Statement
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Appendix d.4 - eir tw development eh
Environmental Statement
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Appendix d.5_tw response on eh sw
Environmental Statement
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Appendix d_tw response on eh fw
Environmental Statement
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Appendix d_tw response on eh sw
Environmental Statement
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Appendix e_ground conditions es scoping
Environmental Statement
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Appendix e_tw records_ehuk-waa-1xx-xx-ie-c-00001
Environmental Statement
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Appendix f.1_landis report
Environmental Statement
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Appendix f.2_bfihost determination
Environmental Statement
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Appendix g.1_east hemel - llfa meeting minutes
Environmental Statement
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Appendix g.2_ehh technical meeting note_ exp llfa meeting 2
Environmental Statement
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Appendix g.3_ ehh technical meeting note_llfa meeting 3
Environmental Statement
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Appendix g.4_hcc-cc-allowances-note-v3-201711
Environmental Statement
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Appendix h_greenfield runoff from refh2
Environmental Statement
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Appendix i.3_new
Environmental Statement
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Appendix i_drainage strategy central commercial_new
Environmental Statement
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Appendix i_drainage strategy northern residential_new
Environmental Statement
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Appendix i_drainage strategy southern residential_new
Environmental Statement
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Appendix i_sw schematic_central_new
Environmental Statement
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Appendix i_sw schematic_north_new
Environmental Statement
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Appendix i_sw schematic_south_new
Environmental Statement
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Appendix j_infiltration testing report
Environmental Statement
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Appendix k_nh meeting 06 02 2025
Environmental Statement
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Appendix l_catchment a_1in100+cc
Environmental Statement
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Appendix l_catchment a_1in30+cc
Environmental Statement
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Appendix l_catchment b_1in100+cc
Environmental Statement
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Appendix l_catchment b_1in30+cc
Environmental Statement
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Appendix l_catchment c_1in100+cc
Environmental Statement
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Appendix l_catchment c_1in30+cc
Environmental Statement
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Appendix m_ehuk-exp-xxx-xxx-dr-c-0360 catchment parameter testing_rev02
Environmental Statement
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Appendix n_additional capacity - southern valley volumes
Environmental Statement
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Appendix o_catchment a_summary results
Environmental Statement
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Appendix o_catchment b_summary results
Environmental Statement
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Appendix o_catchment c_summary results
Environmental Statement
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Appendix p_overland flow capacity check
Environmental Statement
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Appendix q - suds treatment methods
Environmental Statement
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Appendix r_water circularity
Environmental Statement
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Appendix s.1_rev02 fw
Environmental Statement
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Appendix t_foul water estimates.
Environmental Statement
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Appendix u - suds maintenance and management plan
Environmental Statement
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Application form redacted
Application Form Redacted
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Application guide to east hemel hempstead planning application
Supporting Information
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Application site boundary plan
Site & Other Plans
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Biodiversity net gain assessment report
Biodiversity statement
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Bng metric
Biodiversity metric calculation tool
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Bng metric pdf
Biodiversity metric calculation tool
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Chapter 0-1
Design & Access Statement
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Chapter 2_part1
Design & Access Statement
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Chapter 2_part2
Design & Access Statement
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Chapter 2_part3
Design & Access Statement
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Chapter 3_part1
Design & Access Statement
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Chapter 3_part2
Design & Access Statement
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Chapter 3_part3
Design & Access Statement
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Chapter 4
Design & Access Statement
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Chapter 5
Design & Access Statement
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Chapter 6_part1
Design & Access Statement
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Chapter 6_part2
Design & Access Statement
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Chapter 6_part3
Design & Access Statement
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Chapter 6_part4
Design & Access Statement
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Chapter 6_part5
Design & Access Statement
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Chapter 7_part1
Design & Access Statement
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Chapter 7_part2
Design & Access Statement
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Chapter 7_part3
Design & Access Statement
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Chapter 8
Design & Access Statement
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Copy of press ad - hemel gazette
Additional Information
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Copy of press ad - herts advertiser
Additional Information
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Cover letter ehh dbc
Additional Information
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Development specification parts a b c
Additional Information
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Energy & sustainability statement_final draft
Supporting Information
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Energy & sustainability statement_final draft
Supporting Information
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Energy and utilities strategy_final draft
Supporting Information
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G.2 response to llfa comments lehh_llfa
Supporting Information
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Green infrastructure parameter plan
Additional Plans
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Highways technical note - paramics model future year model files for review
Additional Information
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Illustrative masterplan
Additional Plans
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Illustrative material_part1
Additional Plans
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Illustrative material_part2
Additional Plans
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Indicative primary highways arrangement overall
Additional Plans
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Indicative primary highways arrangement sheet 1
Additional Plans
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Indicative primary highways arrangement sheet 2
Additional Plans
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Indicative primary highways arrangement sheet 3
Additional Plans
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Indicative primary highways arrangement sheet 4
Additional Plans
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Indicative primary highways arrangement sheet 5
Additional Plans
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Indicative primary highways arrangement sheet 6
Additional Plans
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Indicative primary highways arrangement sheet 7
Additional Plans
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Land use parameter plan
Additional Plans
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Objection letter 21.01
Neighbour Letter
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Operational_waste_management_plan
Supporting Information
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Planning statement
Planning Statement
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Redbourn road general arrangement plan sheet 1
Additional Plans
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Redbourn road general arrangement plan sheet 2
Additional Plans
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Redbourn road geometry plan sheet 2
Additional Plans
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Redbourn road geometry plan sheet 2
Additional Plans
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Redbourn road highway boundary plan plan
Additional Plans
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Redbourn road key plan
Additional Plans
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Redbourn road long section plan location plan
Additional Plans
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Redbourn road long section plan sheet 1
Additional Plans
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Redbourn road long section plan sheet 2
Additional Plans
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Redbourn road long section plan sheet 3
Additional Plans
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Redbourn road overview plan
Additional Plans
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Redbourn road typical cross sections plan plan sheet 1
Additional Plans
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Redbourn road typical cross sections plan plan sheet 2
Additional Plans
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Redbourn road vehicle tracking plan sheet 1
Additional Plans
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Redbourn road vehicle tracking plan sheet 2
Additional Plans
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Redbourn road vehicle tracking plan sheet 3
Additional Plans
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Redbourn road visibility plan sheet 1
Additional Plans
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Redbourn road visibility plan sheet 2
Additional Plans
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Reference plan
Additional Plans
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Sgn guidance documents
Additional Information
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Sgn plan documents
Additional Information
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Site location plan
Site Location Plan
Archived copy · Council link
Statement-of-community-involvement-final
Supporting Information
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Stewardship strategy
Additional Information
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Ta appendix a-d
Environmental Statement
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Ta appendix e part 1
Environmental Statement
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Ta appendix e part 2
Environmental Statement
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Ta appendix f
Environmental Statement
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Ta appendix g part 1
Environmental Statement
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Ta appendix g part 2
Environmental Statement
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Ta appendix g part 3
Environmental Statement
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Ta appendix h-l
Environmental Statement
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Ta appendix m-n
Environmental Statement
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Ta appendix o-r
Environmental Statement
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Ta appendix s-u
Environmental Statement
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Topographic survey data overview
Additional Information
Not downloaded · Council link
Vol 1 - non-technical summary
Environmental Statement
Not downloaded · Council link
Vol 2 - chapter 1 - introduction
Environmental Statement
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Vol 2 - chapter 10 - transport and access
Environmental Statement
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Vol 2 - chapter 11 - air quality
Environmental Statement
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Vol 2 - chapter 12 - noise and vibration
Environmental Statement
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Vol 2 - chapter 13 - agricultural land use
Environmental Statement
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Vol 2 - chapter 14 - water resources and flood risk
Environmental Statement
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Vol 2 - chapter 15 - climate change
Environmental Statement
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Vol 2 - chapter 16 - socio-economics
Environmental Statement
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Vol 2 - chapter 17 - health
Environmental Statement
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Vol 2 - chapter 18 - effects interactions.
Environmental Statement
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Vol 2 - chapter 19 - schedule of environmental commitments
Environmental Statement
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Vol 2 - chapter 3 - existing land usesappreciate that mate
Environmental Statement
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Vol 2 - chapter 4 - alternatives & design evolution
Environmental Statement
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Vol 2 - chapter 5 - the development
Environmental Statement
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Vol 2 - chapter 6 - the works
Environmental Statement
Not downloaded · Council link
Vol 2 - chapter 7 - landscape and visual
Environmental Statement
Not downloaded · Council link
Vol 2 - chapter 8 - ecology and nature conservation
Environmental Statement
Not downloaded · Council link
Vol 2 - chapter 9 - heritage and archaeology
Environmental Statement
Not downloaded · Council link
Vol 2 - vol 2 - chapter 2 - eia methodology
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 11.1 - air quality planning policy and legislative context
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 11.2 - road traffic emissions assessment
Environmental Statement
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Vol 3 - appendix 11.3 - dust mitigation measures
Environmental Statement
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Vol 3 - appendix 11.4 - air quality consultation
Environmental Statement
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Vol 3 - appendix 11.5 - air quality figures
Environmental Statement
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Vol 3 - appendix 12.1 - site suitability noise assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 12.2 - construction noise assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 12.3 - road traffic noise assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 14.1 - flood risk assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 15.1 - data source for ghg assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 15.2 - ghg assessment results
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 15.3 - climate change resilience assessment
Environmental Statement
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Vol 3 - appendix 15.4 - policy and legislative context and compliance
Environmental Statement
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Vol 3 - appendix 15.5 - climate change consultation
Environmental Statement
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Vol 3 - appendix 16.1 - retail impact assessment
Environmental Statement
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Vol 3 - appendix 2.1 - eia scoping report
Environmental Statement
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Vol 3 - appendix 2.2 - dbc eia scoping opinion
Environmental Statement
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Vol 3 - appendix 2.3 - sadc eia scoping opinion
Environmental Statement
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Vol 3 - appendix 6.1 - outline construction environmental management plan
Environmental Statement
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Vol 3 - appendix 7.1 - lvia methodology
Environmental Statement
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Vol 3 - appendix 7.2 - visual assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.3 - landscape assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 1 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 10 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 11 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 12 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 13 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 14 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 15 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 16 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 17 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 2 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 3 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 4 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 5 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 6 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 7 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 8 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.4 - visualisations (part 9 of 17)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 7.5 - verified view methodology
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.1 - preliminary ecological appraisal
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.10 - breeding bird survey report (part 1 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.10 - breeding bird survey report (part 2 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.12 - wintering bird survey report part 1
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.12 - wintering bird survey report part 2
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.13 - reptile survey report
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.15 - lighting assessment (1)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.16 - preliminary arboricultural impact assessment
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.2 hedgerow survey report
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.3a bat roost survey report - buildings
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.3b bat roost survey report - trees (2024) gltas
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.3c - bat roost survey report - trees (2025) gltas and roost p
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.4a bat activity survey report - site wide
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.4b bat activity survey report - crossing points
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.5 great crested newt survey report
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.6 hazel dormouse survey report
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 8.9 - barn owl survey report
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.1 - east hemel adba (part 1 of 3)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.1 - east hemel adba (part 2 of 3)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.1 - east hemel adba (part 3 of 3)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.2 - built heritage assessment (part 1 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.2 - built heritage assessment (part 2 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.3 - heritage and archaeology consultation
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 1 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 2 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 3 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 4 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 5 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 6 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.4 - geophysical survey report 2016 (part 7 of 7)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.5 - heritage statement 2017 (part 1 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.5 - heritage statement 2017 (part 2 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.6 - archaeological pre-determination evaluation report 2017
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.7 - archaeological evaluation report 2020 (part 1 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.7 - archaeological evaluation report 2020 (part 2 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.8 - adba 2020 (part 1 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 - appendix 9.8 - adba 2020 (part 2 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 10.2 - framework travel plan
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 10.3 es traffic flows
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 13.1 - soils and alc report
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 13.2 outline soil resources management plan
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.2 - sustainable drainage strategy
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.3 land condition report part-1
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-10
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.3 land condition report part-11
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.3 land condition report part-12
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.3 land condition report part-13
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-14
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-15
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-16
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-2
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.3 land condition report part-3
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-4
Environmental Statement
Not downloaded · Council link
Vol 3 -appendix 14.3 land condition report part-5
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-6
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-7
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-8
Environmental Statement
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Vol 3 -appendix 14.3 land condition report part-9
Environmental Statement
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Vol 3 -appendix 9.8 - adba 2020 (part 1 of 2)
Environmental Statement
Not downloaded · Council link
Vol 3 -r06-es-ta main text section 1-9
Environmental Statement
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Vol 3 -r06-es-ta main text section 10-12
Environmental Statement
Not downloaded · Council link