Key Facts

Underlying principles

Feasibility Study (March 2011): “The redevelopment of Hemel Hempstead Station Gateway, whether comprehensively or in-part, should aim to… Enhance the relationship of the built environment with its setting.” (page 5)

“The majority of the site is designated as a ‘Residential Area’ in which contextual residential development is encouraged and small scale non-residential amenity development will also be acceptable. The introduction or intensification of inappropriate non-residential development is not supported in these areas.” (page 14)

Urban Design Assessment Report (2006 revised c 2011): The Feasibility study refers to this document stating “The site is designated as a ‘semi-rural zone’ from which some key design principles from the assessment are… Buildings should typically be 2-3 storeys. There may be opportunities to develop four storey buildings on block sites of ‘increased density’” (p15 of Feasibility Study)

Two Waters Strategic Framework Final Report (November 2015): “…Hemel Hempstead railway station is also in a sensitive location, with a more immediate proximity to the Box Moor Trust open space than some other areas. Taller buildings here also need to acknowledge the presence of more domestic-scale urban forms further east along London Road.” (page 35)

Two Waters Master Plan Guidance (June 2017): “The building heights strategy included in this Masterplan Guidance needs to be sensitive to changes in topography, particularly to the south of London Road, to ensure development is not over prominent in views across the moors, or result in an overbearing effect on existing residential properties.”

Dacorum Emerging Strategy for Growth (2020-2038) Consultation (November 2020): “Landscape considerations:

• Development should positively respond to the adjacent moors, a locally designated park and garden;

• Any landmark building (around eight stories in height) should be focussed to the western part of the site, as part of or immediately adjacent to the existing station;

• A landscape and visual impact assessment is required to accompany a planning application for this site.” (page 275)

Increase in height and scale over time

March 2011 Feasibility Study:

• Option 1 = 142 houses; Option 2 = 203 houses

• Mostly 2-3 storeys; maybe 4

November 2015 Two Waters Strategic Framework Final Report:

• Taller building talked about cautiously (page 35)

May 2017 Two Waters Master Plan Evidence Base:

• 276 residential units

• “up-to 8 storeys”

Dacorum Emerging Strategy for Growth (2020-2038) Consultation (November 2020):

• “Around 360 dwellings”

• “normally between 4 and 8 storeys; proposals for taller buildings in excess of this may be considered” (page 274)

January 2022 Network Rail’s Invitation to Developers

• 454 residential units

• 12+ storeys (counting storeys in supporting artwork)