Frequently Asked Questions

At our online meeting on 18 March, which around 250 people joined across zoom or webcast, a representative from the council’s architects presented a draft concept design for the site to help with discussion, questions and comments.

You can hear fuller details by watching the meeting’s webcast recording: https://hertsmere.public-i.tv/core/portal/webcast_interactive/557109

As it is a draft concept design for the site if the area were to be made available for development through the council’s Local Plan process, no specific number of buildings or building scale have yet been proposed. That would be the subject of further detailed design work.

The design incorporates new retail facilities; a community hub and a woodland corridor, along with a secondary school-led scheme based on levels of demand indicated by the local education authority, Hertfordshire County Council. Emphasis would be placed on retaining green space.

There will be further opportunity for people to give their views on any potential scheme as part of the Local Plan consultation, as well as through the statutory planning consultation process as part of any future planning application.

We have developed a comprehensive set of FAQs based on questions that came in during and following the online meeting and other comments that have been made on this site. These are shown below. You can continue to submit your comments on the 'tell us your views' section of this site for several more weeks.

How many new homes are planned for this site?

The concept plan doesn't specify a number of homes at this stage. This would be part of a more detailed design process in due course.

How many new homes are planned for Bushey overall?

This will be specified in the new Local Plan when published and has not yet been decided by the council. The new Local Plan will guide how the borough develops and grows in the coming years. The current housing target we are working to, which is set by the Government, means we need to plan for 14,250 new homes in Hertsmere up to 2037. As Bushey is the third largest settlement in the borough it will need to take a proportion of future growth, although decisions regarding how much have yet to be made. Decisions on where to locate growth must be based on planning considerations and cannot be calculated on a pure ‘pro rata’ basis.

How many homes have been built (completed) in Bushey in recent years?

The following table shows how many new homes have been built in each of the borough’s main settlements in recent years.

What mix of homes is suggested for this site?

This would be a matter for any future planning application. The council’s current planning policies ask for a mix of different types of housing – both in terms of type, size and tenure and meeting disability access requirements. This approach will continue in the new Local Plan

Will the new homes be ‘affordable’?

Our current planning policies ask for 35 per cent of all units on sites of more than 10 residential units to be affordable housing. As part of the new Local Plan we are looking at whether we can increase this percentage figure.

The Government rather than the council defines what tenures of housing are classified as ‘affordable.’ The Government definition (in the National Planning Policy Framework) currently includes ‘built for rent’ and ‘First Homes,’ as well as traditional ‘social’ housing and shared ownership products.

Would the council build the homes itself?

It is too early to say but would depend on a number of factors such as scheme viability and the council’s own financial position at the time. In planning terms we have to treat council-owned land in exactly the same way as if it were a site owned by a private developer. The same planning rules and policies apply to public and private land.

How tall would the buildings be?

This is not something that has been looked at in any detail yet and would be a matter for much later in the planning process when more work has been done. With some adjacent buildings being protected it is unlikely, subject to detailed design work, that any new builds on the site would be built higher than nearby properties.

Whilst the Government requires us to maximise the number of homes we accommodate on new sites, this needs to be balanced against the need to respect and reflect local character and the site’s features.

Why do we need another secondary school?

Hertfordshire County Council is the local authority for education and has advised us that whilst current levels of growth can largely be met through existing secondary provision, a new school will be required to meet housing growth in this part of the borough over the new Local Plan period.

Why does the school have to be here?

We are currently working with the County Council to identify suitable sites for new secondary school provision. We consider that having a school on this site would have the benefit of allowing a greater area of the site to remain in open uses (i.e. playing fields and publicly accessible open space).

Will the school be reserved for Bushey pupils only?

The County Council manages the allocation of school places. We understand that allocation of places is largely based on parental choice, although other factors can play a part.

Will the school and playing fields be available for the public to use?

This would be a matter for the County Council and whichever academy is appointed to run a new school. However, the County Council and Hertsmere Borough Council both support the principle of ‘dual use’ agreements to enable school facilities to benefit the local community.

How big would the school be?

This has not yet been confirmed with the County Council. However, the preferred size for new secondary schools is between six and 10 forms of entry, or 1170 to 1950 places (including sixth form). This offers improved opportunities for the delivery of a broad education curriculum and the provision of a viable sixth form.

The infrastructure in Bushey can’t cope with any more homes and cars:

Existing infrastructure and the potential to improve and extend it is a key consideration for the council as we continue to consider where future growth in the borough should go.

We have employed consultants ARUP to prepare an ‘Infrastructure Delivery Plan’ for the borough to look at a range of infrastructure types – schools, utilities, transport improvements, parks and open spaces etc.

Will there be any new GP provision in Bushey?

The council is in discussions with the Clinical Commissioning Group (CCG) which is the arm of the NHS responsible for primary healthcare such as GP practices. The CCG has advised they have no immediate plans to invest in new primary healthcare services in Bushey at the present time, as there had been significant recent investment. It has however asked the council to consider setting aside a site for a new healthcare facility longer term as part of its growth strategy for the area – we intend to do this.

What about Compass Park site?

The site known as Compass Park (land next to Little Bushey Lane and Bournehall Avenue, Bushey) was put forward as part of the council’s Call for Sites in 2017. It remains under consideration for inclusion in the Local Plan.

What impact will Covid/exit from EU/permitted development rights have on your plans and how this site is used?

It is still too early to make any accurate predictions on longer terms trends because of Covid-19, our exit from the EU and changes to permitted development rights. The current evidence and advice from our employment and retail consultants shows that we should continue to protect employment and retail floorspace in town centres. We are looking at how the Local Plan can provide flexibility on exact uses to reflect changing circumstances over the Local Plan period and beyond.

Any development on this site will need to meet a range of sustainability and carbon efficiency standards that will be set out in the new Local Plan. The Government intends to implement the Future Homes Standard from 2025, which will also set out minimum requirements towards achieving zero carbon homes. This will be implemented through Building Regulations legislation.

What type of community facilities is the council proposing?

The concept plan includes an area allocated for community facilities. This could include a multi-use Community Hub facility similar to that created at 96 Shenley Road in Borehamwood. It might include, for example, facilities such as a museum and library. The space allocated could support a number of facilities and uses. We are grateful for all the suggestions being received during the consultation process and where possible we will see how these might be accommodated into the outline proposals when they take more detailed shape. Some suggestions are more viable than others and the meanwhile use of the existing facilities will help to identify those that the local community currently find most valuable.

Does the proposal include a new museum?

There is potential to include a new purpose-built museum on the site which we believe could provide a sustainable state-of-the-art facility. However, no detailed discussion have yet taken place with the museum or plans prepared. There has been a positive interest indicated during the consultation and this will be explored further with the Museum Trust Board during the next phase of design to explore if suitable and sufficient space is available.

What retail premises are proposed?

The concept plan also includes an area allocated for retail purposes. The type and quantity has yet to be determined, although we would aim to ensure that any scheme would complement existing local retail provision.

What will happen to the existing Country Club ‘meanwhile’ uses?

The ‘meanwhile’ uses have ensured the existing assets are used as much as possible while future proposals are being developed, consulted on and implemented. The current occupiers have maintained and enhanced some of the facilities you told us were important to the community when the Country Club closed in 2018, such as the café. The council has committed to leasing the facilities until 31 Oct 2023. We would like this to continue until such time as any agreed plans are implemented, be that in part or whole and in a suitably phased timeframe.

What will happen to the existing Community Centre?

The Community Centre has also remained open and continues to offer space for clubs and groups to meet. It is intended for a new centre as part of a hub to be included in the final design. This would provide accommodation for a variety of groups and clubs to meet and offer space for community benefit.

Who would run any new facilities?

Any opportunities to manage new facilities on the site will be widely advertised and procured in line with the public procurement rules, to give suitably experienced organisations an opportunity to be part of the future arrangements.

Why are the public not allowed access to the grounds now?

The grounds are currently private space leased with the Country Club for their use. The grounds have never been public open space and are under the management of the leaseholders at this time.

How much of the site is proposed to be open space for public access?

The concept scheme includes specific areas of public open space, such as the area around the pond and wildlife areas which is intended to remain a feature of the site. There will also be green space within any residential development and community facilities. The exact area is yet to be determined, however there is a desire to create as open a feel as possible, while achieving a good balance of development on the site.

Would the school playing fields be open to the public?

This would need to be discussed with any school provider at the design stage. It is quite common for certain areas and facilities to be made available to the community outside of the school’s own use. The concept plan provides an indication of the green space aligned with school use, which is designed to open up the centre of the site.

What about existing trees and wildlife?

The development would be designed in a way that looks to retain as many trees and wildlife sections of the site as possible.

Will there be parking for users of the community facilities?

There will be parking provision in line with the planning requirements for the type of buildings proposed. Part of the design process includes parking and traffic assessments to help decide the type and quantity of visitor facilities required. This will also encourage greater use of alternative transport and healthy travel options to reduce the environmental impact of uses.

How will the site be accessed?

Transport and access will be considered in detail as part of the outline design process. As part of the development there will be opportunities to enhance local footways and access. It is likely separate entrances will be made into the community hub, housing and school sites.

What timescales is the council working to?

What is proposed is a very complex programme of projects aimed at providing something that brings benefits for the community from this council-owned asset. It will need careful planning and delivery. Some elements may not be undertaken for some time. This is why the master planning exercise is important. It aims to ensure we respond to as many ideas and opinions as possible and find a workable solution. We will be working within the Local Plan timeframe and then developing outline plans for the site.

Will there be further consultation?

You can continue to add your views and comments on the proposals so far on this website. There will be an opportunity to comment throughout the Local Plan consultation process. You will also be able to comment through the planning consultation process when any planning applications are submitted.