Agenda and draft minutes

To receive any apologies for absence.

Apologies for absence were received from Councillor Stephen Cox with Councillor Stephen King substituting, Councillor Philip Hearn with Councillor Ciaran Reed substituting.

To confirm, as a correct record, the minutes of the Local Plan Sub-Committee meeting held on 8 October 2025.

The minutes of the meeting held on 8 October were agreed as a correct record and signed by the Chair.

Items of other business notified under Council Procedure Rule 30 to be announced, together with the special circumstances that justify their consideration as a matter of urgency. The Chairman to rule on the admission of such items.

The Chair reported that no items had been notified under Procedure Rule 30.

To receive any declarations of interest.

Councillor Ciaran Reed, Oliver Cooper and Vicky Edwards declared a non-pecuniary interest in relation to ACFS10, concerning land owned by a member of their political party.

This report seeks Member agreement of the amendments to the draft Local Plan policies consulted on during the Part 5 Regulation 18 consultation which took place in July and August this year. Additionally, this report seeks Member agreement for amendments to other policies consulted on during the Draft Local Plan Regulation 18 Part 1: Preferred Policy Options document. The amendments to the policies are detailed in red in the appendices to this report. The policies were amended in response to changes to national planning policy, evidence studies, comments received as part of the Regulation 18 consultation and consideration at Local Plan Sub-Committee meetings from 2022-2025.

Recommendation:

That the Local Plan Sub-Committee note the contents of this report, agree the amendments to policies detailed in red in the appendices to this report and then recommend the following updated policies to the Policy & Resources Committee:

Appendix 1 – Biodiversity

Appendix 2 – Chilterns Beechwoods Special Area of Conservation

Appendix 3 – Northwood Headquarters

Appendix 4 – Net Zero Operational Carbon in New Build Residential Development

Appendix 5 – Net Zero Operational Carbon in New Build Non-Residential Development

Appendix 6 – Climate-adapted Design and Construction

Appendix 7 – Embodied Carbon and Minimising Waste

Appendix 8 – Reducing Carbon Emissions in Existing Buildings

Appendix 9 – Affordable Housing

Appendix 10 – Housing Mix and Type

Appendix 11 – Green Belt

Appendix 12 – Parking

Appendix 13 – Parking Standards

Officers introduced the report, explaining that the appendices contained proposed amendments in red, based on Member instructions from earlier meetings, consultation responses from the Part 5 Regulation 18 consultation and further policy review.

Jon Bishop, Chair of the Three Rivers Joint Residents Association addressed the Committee before the consideration of the item. Concern was expressed that several draft policies continued to use the word “should” rather than “must” which weakened the council’s ability to defend and apply the policies. Issues with the Local Connection policy were highlighted including that certain affordable housing products did not apply to social or affordable rent. Appendix 13 (Parking Standards) First two paragraphs were unclear and required redrafting. The upcoming Planning and Infrastructure Bill were likely to reduce decision making powers which would mean that policy wording would need to be strong and unambiguous.

Appendix 1 Biodiversity

The policy had been consulted on during the Regulation 18 Part 5 consultation, receiving extensive feedback from statutory bodies and the public.

Concern was raised about the location of Biodiversity Net Gain (BNG) sites, with a request that BNG be delivered within the parish or unparished area of development where possible. Officers explained that Hertfordshire County Council had previously challenged the restriction of BNG to the Three Rivers Boundary. National Character Areas meant tighter restrictions were difficult to justify. Members sought stronger wording to prioritize local BNG delivery without making it a rigid requirement.

Officers agreed to strengthen the policy to state that BNG should be provided “within Three Rivers, ideally within the appropriate parish or unparished area where possible”. Retain flexibility by avoiding use of “must”, but include the additional encouragement requested.

The Appendix was carried by general assent.

Appendix 2 Chilterns Beechwoods Special Area of Conservation

No changes had resulted from consultation. A member queried whether onsite or district based SANG provision could be emphasized. Officers agreed this could be emphasized. Officers agreed that this could be strengthened, but a strict requirement may not be justifiable.

On being put to the vote, the Appendix was carried by general assent.

Appendix 3 Northwood Headquarters

Councillor Cooper raised an amendment:

“Due to the need for operational secrecy, the evidence provided by the Ministry of Defence of the national security impact of development may be more limited than for other consultees.  This council recognises that and will defer whenever possible to representations from the Ministry of Defence regarding the national security impact of development.”

The amendment was carried by general assent

The Appendix was carried by general assent.

Appendix 4 and 5 Net Zero Operation Carbon in New Build Residential Development and Net Zero Operation Carbon in New Build Non-Residential Development.

Members discussed energy performance thresholds, fossil fuel exceptions, and the feasibility of certain standards.

Key issues that had been raised included the possible adjustment of the 65kWh/m2 energy target, recognition that some commercial uses (Pizza ovens, cement processes) currently require fossil fuels and some exceptions might be needed. Members expressed concern that the carbon offset figure was  ...  view the full minutes text for item LPSC32/23

This report provides an overview of how the council can meet its identified need for gypsies, travellers and travelling showpeople. The report will provide policy context, review approaches of some neighbouring local authorities, discuss the findings of the Council’s GTAA and explain some of the potential approaches that can be taken to meet the accommodation needs of gypsies, travellers and travelling showpeople.

Recommendation:

That the Local Plan Sub-Committee:

(i)        notes the contents of this report; and

(ii)       agrees with officers’ recommendation that the Council focusses on intensifying and expanding sites/yards where possible and allocates parts of strategic general needs housing sites to meet the remaining need.

Officers introduced the report summarizing the Council’s Gypsy and Traveller Accomodation Assessment (GTAA) and the identified need for additional pitches and comparative approached taken by neighbouring authorities.

The GTAA had identified a specific unmet need for both Gypsy/traveller pitches and Travelling Showpeople plots within the plan. Demand was split between Household formation within existing sites and new households not currently living on authorized sites. Significant challenges exist in Three Rivers due to Extensive Green Belt coverage and limited suitable land with good access.

Members acknowledged the difficulty of identifying new standalone sites in Three Rivers due to the Green Belt restrictions. They discussed whether intensification of existing sites could realistically meet the need, or whether this would over burden certain communities. Officers clarified that some sites have physical capacity for modest expansion. Intensification would not exceed capacity where it risked generating overcrowding or unacceptable amenity impacts. Every potential intensification option would undergo full assessment.

Members considered whether incorporating a small portion of new large housing allocations (e.g. 300-500 dwelling sites) to provide a few Gypsy/Traveller pitches would promote better community cohesion and avoid concentrating need in particular parts of the district and be more suitable for accessing utilities, services, healthcare and education. Some members queried potential community pushback and how this would be managed. Officers advised that national planning guidance strongly supports integrated provision and that many councils successfully include pitches within strategic sites. Early engagement with developers would ensure properly designed layour, screening, utilities and access.

Members sought confirmation that new or expanded pitches would have proper access to utilities, meet modern design and safety standards and provide sufficient amenity space. Officers confirmed that all allocations would include detailed design criteria, including minimum pitch size, highway safety and access would be fully tested and screening or boundary planting would be required.

The substantive motion was put to the vote and with 6 votes For, 1 vote Against and 2 Abstentions, the motion as carried.

This report provides a summary of the Regulation 18 consultation on the Council’s Newly Submitted Sites and New Policies (Part 5).

Recommendation:

That the Local Plan Sub-Committee notes the contents of the report.

Officers presented an overview of consultation responses, covering themes such as clarity of policy wording, housing site objections, environmental concerns, affordable housing definitions, traveller accommodation and climate/ energy standards.

Members emphasized the need for consistent and enforceable language (“must” where appropriate). The importance of demonstrating responsiveness to consultation through the Regulation 19 draft. Ensuring that public feedback, Member input and evidence are clearly linked to resulting policy amendments.

The report was noted and officers were asked to review policy wording comprehensively, ensure all changes agreed were incorporated and provide clear justification where suggestions could not be implemented.

The substantive motion was put to the vote and was agreed by general assent.

With all remaining Part 1 business having been concluded the Chair agreed to allow Jon Bishop, of the Three Rivers Joint Residents Association to further address the Committee.

Mr Bishop thanked members and officers for their considerable work over the years on the Local Plan and taking onboard the issues the TRJRA had raised and the proactive engagement with the TRJRA recognized the very difficult position that the Council had with the Government’s housing targets for Three Rivers but hoped that a consensus from the Councillors could be found to unite over a preferred plan that protected as much of the Green Belt as possible whilst recognizing some might have to be released.

The Chairman thanked Mr Bishop and the TRJRA for their hard work and the positive contributions that they had made to the process.

If the Sub-Committee wishes to consider the remaining items in private, it will be appropriate for a resolution to be passed in the following terms:-

“that under Section 100A of the Local Government Act 1972 the press and public be excluded from the meeting for the following item(s) of business on the grounds that it involves the likely disclosure of exempt information as defined under Paragraphs 1 to 7 of Schedule 12A to the Act. It has been decided by the Council that in all the circumstances, the public interest in maintaining the exemption outweighs the public interest in disclosing the information.”

The Chair moved that under Section 100A of the Local Government Act 1972 the press and public be excluded from the meeting for the following items of business on the grounds that it involved the likely disclosure of exempt information as defined under Paragraph 3 of Schedule 12 A to the Act following the advice of the Monitoring Officer.

An amendment was raised to move the Part 2 item to Part 1.

The amendment was put to the vote that the business should be in part 1 with 3 vote For, 6 votes Against and 0 Abstentions, the amendment fell and the discussion continued in Part 2.

This report and appendices set out the officer recommended sites to be included in the Regulation 19 Publication of the Local Plan.

Recommendation:

That the Local Plan Sub Committee:

(i)      notes the contents of this report;

(ii)     notes the contents of the presentation;

(iii)    considers the sites as set out in the presentation against the criteria set out in this report and presentation;

(iv)   recommends to Policy & Resources Committee the sites to be included in the Local Plan Regulation 19 Publication document;

(v)     agrees that public access to the report be denied until after Policy and Resources Committee (26 January 2025);

(vi)   agrees that public access to the decision be denied until after Policy and Resources Committee (26 January 2025).

Officers introduced the report stressing the proposal were officer recommendation but that the submission of a lower than number of dwellings that the Government figure might risk the plan being rejected at a Public Examination but recognized that it was so far not possible to present a plan that meet the said target. Officers stressed further work would be required to finish the sustainability and accessibility assessments and that site figures might change further before the publication of the Regulation 19 in January.

Councillor Giles-Medhurst previously circulated a revision of this item for the Recommendation to Policy and Resources on 26 January ahead of the meeting. It was also noted that officers had miscalculated the number of dwellings and this would be rectified ahead of the Policy and Resources Committee meeting in January.

“Administration proposal for Regulation 19 sites listed in the Appendix attached.

Total 4977 dwellings based on current assessments: Commitments of 763, Windfall of 630 Total: 6369

Reasons for exclusion from the officer Recommendations

· CFS26a The Kings Langley Estate (south) – 1,125 dwellings

Is an area assessed in Stage 4 Green Belt review as of Fundamental Importance and would undermine on three grounds its contribution to the Green Belt (a), (b) and (c). It requires the development of agricultural land to the M25, requires a new road traversing the site potentially undermining any SANG contribution. Any additional shopping core is likely undermine the viability of the Abbots Langley Town centre. Note: Previously rejected in 2023.

· CFS21 Land at Rousebarn Lane – 600 and NCFS6 Land North of Little Green Lane - 35 dwellings

These are greenfield agricultural sites in the Green Belt development of which would include an urban sprawl in open countryside north of Little Green Lane into the Saratt area. There remain road accessibility concerns given its distance from the main line station and local shopping centre on the Watford Road. Note: Previously rejected in 2023

· PCS4 East Green Street – 678 dwellings

This is a greenfield site within the Green Belt and Chilterns National Landscape. It has status within the Chilterns National Landscape. The interpretation of whether the site’s location within the Chilterns National Landscape is a strong reason for its removal is given the impact on the wider National Landscape. There remain highways accessibility issues to the Chorleywood Centre due to the current road network. Note: Previously rejected in 2023

· PCS47 South of Little Oxhey Lane – 485 dwellings

Is an area assessed in Stage 4 Green Belt review as of Fundamental Importance and would undermine on two grounds its contribution to the Green Belt (a) and (b) and requires the development of agricultural land to the boundary with the London Borough of Harrow. Whilst there is a small shopping area with a sustainable location access is limited by a narrow road bridge over the main line railway. The Carpenders Park local centre and station is in excess of the accessible distance thresholds. Note: Previously rejected in 2023

· NCFS12- Land East of Oxhey  ...  view the full minutes text for item LPSC37/23