Policy information sourced from the East Herts District Plan

GA1 The Gilston Area

In accordance with Policy DPS3 (Housing Supply 2011-2033), land at the Gilston Area is allocated for development to accommodate 10,000 homes, to be delivered within this Plan period and beyond. It is anticipated that at least 3,000 homes will be delivered by 2033.

A Concept Framework is being jointly prepared by the landowners, the Council and the local community. The Concept Framework identifies design principles, potential land uses, infrastructure requirements and phasing, and will be used as a benchmark in reviewing proposals for development. Prior to the submission of any planning application(s) further design work through the pre-aplication engagement process will be required in order to agree, among other things, the quantum and distribution of land uses, access and layout principles.

The Gilston Area will provide for 10,000 homes across distinct villages, each based on Garden City principles respecting the following:

  • strong vision, leadership and community engagement;
  • land value capture to deliver the social and physical infrastructure for the benefit of the community;
  • long-term community ownership of land and stewardship of assets;
  • mixed-tenure homes and housing types including those that are genuinely affordable;
  • a wide range of local jobs within easy commuting distance of homes;
  • beautifully and imaginatively designed homes with access to open space, combining the best of town and country to create healthy communities, and including opportunities to grow food;
  • development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains, and that uses energy-positive technology to ensure climate resilience;
  • strong cultural, recreational and shopping facilities in walkable, vibrant, sociable communities;
  • and integrated and accessible sustainable transport systems, with walking, cycling and public transport designed to be the most attractive forms of local transport for new residents to travel within the Gilston Area and to key local destinations.

A community engagement strategy will be prepared, working with the two local parishes, which will include consideration of managing the effects on local residents, and opportunities for them to participate in the emerging new community. Engagement with the local communities and other relevant stakeholders shall take place through the planning application process and through the development of village Masterplans.

The development is expected to address the following provisions and issues:

  • a range of dwelling type and mix, in accordance with the provisions of Policy HOU1 (Type and Mix of Housing);
  • Affordable Housing in accordance with Policy HOU3 (Affordable Housing);
  • a care home/ flexi-care or sheltered properties in accordance with the provisions of Policy HOU6 (Homes for Older and Vulnerable People);
  • Self-Build and Custom Build Housing in accordance with Policy HOU8 (Self-Build and Custom Build Housing);
  • the provision of a serviced site for Gypsy and Travellers, in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople) which should deliver 15 pitches for longer term needs beyond the Plan period;
  • the provision of a serviced site for Travelling Showpeople in accordance with Policy HOU9 (Gypsies and Travellers and Travelling Showpeople) which should deliver 8 plots for longer term needs beyond the Plan period; (each of sufficient size to allow for the provision of accommodation and equipment plus storage/maintenance);
  • quality local green infrastructure throughout the site including opportunities for preserving and enhancing on-site assets, maximising opportunities to link into existing assets and enhancing biodiversity. This will include the protection of Local Wildlife Sites and other assets of environmental value;
  • the provision of significant managed open space and parklands, and a limited number of buildings associated with that use, on the northern section of the site as identified in Figure 11.2, the ownership of which will be transferred to a community trust or other mechanism that ensures long term stewardship and governance for the benefit of the community;
  • a variety of public green spaces across the site, including the provision of play areas and opportunities for outdoor health and fitness activities, as well as space for wildlife;
  • access arrangements and local highways measures and commensurate financial contributions to addressing impacts on the wider strategic highways network, including the provision of additional crossings to the River Stort;
  • land for twenty forms of entry for both primary and secondary education, including Early Years facilities, subject to more detailed modelling. All schools should provide for the dual use of facilities for community purposes;
  • sustainable transport measures which encourage walking, cycling and the use of public transport including:
    • the provision of cycleways and footways that provide links throughout the site and into Harlow;
    • enhancement of existing bridleways and footpaths;
    • enhanced passenger transport services including the creation of a sustainable transport route through the site which will link into a sustainable transport corridor which links the Gilston Area to the urban area of Harlow; and;
    • the setting of objectives and targets for the use of sustainable transport modes.
  • consideration of the potential of the site to facilitate the delivery of a re-located Princess Alexandra Hospital;
  • the use of appropriate landscape buffers in order to protect the individual character and integrity of Eastwick and Gilston villages within the context of the development;
  • the protection and enhancement of heritage assets and their settings, both on-site and in the wider area through appropriate mitigation measures, having regard to the Heritage Impact Assessment. Gilston Church and the Johnston Monument (both grade I listed), the moated site Scheduled Monuments at Eastwick, the Mount Scheduled Monument, and Gilston Park house (grade II*) are of particular significance and sensitivity and any planning application should seek to ensure that these assets and their settings are conserved and, where appropriate, enhanced, through careful design; landscaping; open space; buffer zones; protection of key views; and, better management and interpretation of assets, where appropriate;
  • neighbourhood centres in accessible locations, providing local retail and community uses, including healthcare facilities to meet the day-to-day retail and health needs of new residents;
  • employment area/s (of around 5ha), within visible and accessible location/s, which provides appropriate opportunities to promote self-containment and sustainability;
  • consideration of opportunities for local supply chains as well as opportunities for local employment and training including apprenticeships and improving skills base for local people;
  • indoor and outdoor sports facilities (which may be shared use) taking into account the Council’s evidence on sports and open space needs;
  • consideration of need for cemetery provision;
  • landscaping and planting, both within the site and peripheral, which responds to the existing landscape and complements development, as appropriate, and a defined recognisable boundary to the Green Belt;
  • assisting the delivery of all other necessary on-site and appropriate off-site infrastructure;
  • necessary new utilities, including integrated communications infrastructure to facilitate home working;
  • satisfactory water supply, including acceptable water pressure for occupants;
  • sustainable drainage and provision for flood mitigation;
  • other policy provisions of the District Plan and relevant matters, as appropriate.

Any application for development will include an indicative phasing plan for the delivery of infrastructure and utilities across the villages.

The delivery of the Gilston Area will include a mechanism for:

  • securing the long term stewardship, protection and maintenance of the parkland, open spaces, play areas and community assets;
  • managing the construction process to address potential impacts on existing and future communities;
  • encouraging a successful and active community, including an innovative approach to create the conditions for local resident participation in the design and stewardship of their new communities.

Proposals for the Gilston Area should complement, and have regard to, ongoing work in relation to the Harlow and Gilston Garden Town.

For more information please see the District Plan