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Dear Sir/Madam 23/0677/OUT 49, Longview, And Land To The Rear London Road Shenley Hertfordshire: Outline consent for up to 138 age restricted dwellings (over 55yrs)…etc. I am writing to object to the above planning application for the following reasons: I am writing to object to the above proposed development on green belt for the following reasons. This objection should be taken as my separate and individual submission in accordance with your agreed policy. 1. Harm to the Green Belt The proposed development is in the Green Belt. The National Planning Policy Framework (NPPF) Chapter 13 Protecting Green Belt Land paragraphs 137- 151 contain multiple clauses which are contravened by this development. For example, Clause 147 states “Inappropriate development is by definition, harmful to the Green Belt and should not be approved except in special circumstances.” Clause 149 states: “A local planning authority should regard the construction of new buildings as inappropriate in the Green Belt.” While Clause 149 does contain a list of exceptions (sub-clauses a-e), none of these apply to this application. There is therefore no lawful reason why this application can or should be approved. 2. Harm to wildlife, trees, air quality, and Shenley’s rural setting The applicant even acknowledges that the proposed development will be seen beyond the site with rooftops visible. Inward views to the site will be adversely affected, particularly from the rural gate along Radlett Lane, the path along the Watling Chase Timberland Trail and the fields adjacent on beyond the northern and south boundaries. The Watling Chase Timberland Trail public footpath and bridleway is an outstanding walk from Woodhall Lane to Radlett Lane and should be protected. It makes a significant contribution to the rural character and setting of Shenley village and its ecological richness and the diversity of animal habitats is very special. The proposed development will be visible and the noise of cars nearby will destroy the exceptionable environment of the WCTT. The flats proposed range up to 4 storeys, with the highest being directly adjacent to the walkway and as the land rises to the NE of the site the mass of the buildings will be noticeable above and through the perimeter vegetation. In addition, in order to facilitate the new access road a number of mature trees will need to be removed, including a horse chestnut with a TPO. Horse chestnuts and Oak trees have the highest carbon storing status also offering valuable flowers for insect pollination and housing a wide variety of bird and insect life. Trees are also extremely important to human wellbeing; In the words of the Wild Life Trust “ Treesare they ultimate carbon capture and storage machines. Like great carbon sinks, woods and forests absorb atmospheric carbon and lock it up for centuries.” Over the whole site 54 Trees would be removed,many mature. Although replanting is proposed it will be many years before carbon status will be replaced. 3. Not compliant with the Shenley Neighbourhood Plan Shenley is unique with the largest Conservation Area and collection of listed buildings in Hertsmere with rural countryside and Green Belt setting being integral part of its distinctive character. It is important that any development should both protect and enhance the village’s unique characteristics as per the fundamental aims and objectives of the Shenley Neighbourhood Plan, which came into force in May 2021 after a referendum in which 95% approved the Plan. The design and density is generally urban, or suburban at best; a good example of this is the proposal for 4-storey blocks of flats with crown roofs. Such design is completely incompatible with sections SH1 and SH2 of the Shenley Neighbourhood Plan. It should be noted that, even in brownfield redevelopment locations around Shenley such as Old Nursery Close and Charrington Place, the density does not exceed 11 dwellings per hectare. In addition, the applicant proposes a single access from London Road for vehicles and pedestrians, through the garden of 49 London Road. The illustrative highway measurements provided by consultants indicate that the required visibility splays of 43m in each direction will result in the removal of up to 86m of vegetation, including mature trees and hedging. It can be seen, therefore, that not only does this development not meet SH1 : Rural Character and Shenley and Design Principles & Code, it demonstrates a significant lack of understanding of the SNP, Shenley’s rural and historic characteristics, the uniqueness of the village and the principles ofConservation Area status. The landscaped edge along the west side of London Road makes a significant contribution defining the western “rural edge” in the Conservation Area. This landscape edge of mature trees and hedges defines the character and “rurality” of Shenley Village and compliments the historic references of its listed buildings. Furthermore, this “rural edge” provides a rich ecologically bio-diverse habitat as well as a visual protective enclosure to the locally listed 49 London Road and adjacent houses from the increasingly busy London Road. In addition, some of this area is beyond the boundaries of 49 London Road on land not owned by the applicant. 4. Inappropriate development in the Conservation Area In order to accommodate the new access road it will be necessary to demolish part of 49 London Road a locally listed building in the Conservation Area. Constructed in the 1830’s no 49 is a remnant of the historic Grange the main building of the estate that was destroyed by fire. The building has a historic value resulting in local listing in 2013. A significant issue is the loss of a large area of garden and the ruination of the “setting” of the locally listed building to accommodate the development access. At some points the proposed road access will only be 1.5m from the edge of the footpath. Furthermore, the roadway and the degradation of a locally listed building will result is significant harm in a Conservation Area. 5. Traffic, Road Safety and Access from London Road The proposed development is for 138 dwellings, accommodating 200 cars and associated service vehicle journeys. As highlighted by the Parish Council in their rejection of this application, the additional car journeys, pollution and danger posed to schoolchildren at Shenley Primary School make the proposal unacceptable. 6. Consistency with adjacent rejected application APPLICATION NO: 22/1826/OUTEI This application 23/0677/OUT is adjacent to 22/1826/OUTEI where permission was refused for reasons that essentially should also apply to 23/0677/OUT. Overall, therefore, Hertsmere Borough Council Planning Department and Committee should recognise this as inappropriate development in the green belt and to refuse planning permission. Yours sincerely

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