• 36.38 hectares of land to be retained in the Green Belt
• 82.73 hectares of land to be released from the Green Belt

• Around 1,400 homes (including provision for older people), subject to masterplanning.
• A neighbourhood centre including a sports/community hub.
• A 3FE primary school (including nursery provision).
• A 6FE secondary school (including sixth form provision).
• SANG (at least 27ha).
• Public open space.

1. Design codes will be developed alongside the preparation of any outline planning application and agreed by means of condition.
2. A masterplan showing a comprehensive phasing programme will be submitted at the outline planning application stage.
3. The allocations Tr03 East of Tring and Tr02 New Mill should be planned together through closely aligned masterplans taking an integrated approach to the joint site area.
4. Design, layout and landscaping should mitigate the impacts on the ecological assets within and adjoining the site.
5. Ensure high quality green and blue infrastructure and sustainable transport linkages are provided with the adjacent allocation Tr02, including to the new community hub, local centre and primary and secondary schools .

Access, Highways, and Sustainable Transport:

1. Primary access from Station Road and Bulbourne Road.
2. A new link road to be provided connecting Bulbourne Road and Station Road.
3. Deliver and/or contribute towards off site transport enhancements along Station Road, Bulbourne Road, London Road, Mortimer Hill, Grove Road and Marshcroft Lane.
4. Contribute towards improvements to the canal towpath.

Social and Community:

1. The neigbourhood centre should include new community facilities and a small parade of shops to serve the day-to-day needs of new and existing residents.
2. Provide land for and deliver/contribute towards a new 3FE primary school (including nursery provision) and associated playing fields
3. Provide land for and deliver/contribute towards a new 6FE secondary school (including sixth form provision) and associated playing fields.
4. Deliver a new sports hub to serve existing and future residents of Tring and the surrounding area.

Environmental Health:

1. Consideration should be given to Controlled Waters as a receptor to potential ground contamination.
2. Any proposals should include appropriate risk assessments and should not negatively impact groundwater quality.
3. Investigate possible amenity issues for future residents arising from the nearby sewage treatment works, and where necessary, identify appropriate mitigation measures to address any adverse impacts from these.
4. Proposals should be supported by a site waste management plan.

Landscape Considerations:

Proposals should be informed by a project level Landscape and Visual Impacts Assessment (LVIA) and will need to take account of and/or mitigate the following landscape sensitivities:

1. the intervisibility with the wider landscape due to the elevated areas of the Chilterns National Landscape (CNL); namely prominent locations such as the Ridgeway National Trail, Ivinghoe Beacon and associated downland and chalk grassland, areas south of the parcel and along the CNL boundary;
2. elevated views from Tring Park;
3. the historic field pattern; areas of complex topography with associated higher levels of intervisibility;
4. well established internal and external hedgerows;
5. a strong scenic quality from the agricultural landscape and enclosure of the parcel;
6. the intact nature of areas of the parcel with few external influences; and
7. tree lined skylines.

Biodiversity and Green Infrastructure:

1. An Ecological Impact Assessment of the development should investigate potential recreational and air quality impacts on the Tring Reservoirs SSSI, and, where these are identified, include avoidance/mitigation measures.
2. Create a new green corridor linking the new woodland area to the north east with the existing built-up area of Tring along Marshcroft Lane to the adjacent allocation Tr02.
3. Efforts should be made to retain priority decidious woodland and traditional orchard habitats on site where practicable, avoid impacts and enhance connectivity.
4. Deliver Suitable Alternative Natural Greenspace (SANG) on site by creating a new linear park along the entire north-eastern boundary of the site that runs parallel to the Grand Union Canal, to offset potential adverse effects on the Chilterns Beechwoods SAC arising from recreational pressure.

Historic environment and Cultural Heritage:

1. Development must conserve and where possible enhance the setting of a number of heritage assets in the area, including Pendley Manor, its stable and lodge, the canal bridge at Marshcroft Lane (all Grade II), and Marshcroft Lane (roman road).
2. Development of the site should respect the setting and separate identify of Bulbourne to the north, which contains a number of designated and non-designated heritage assets.
3. Retain archaeological features identified within the site where this is practicable.

Flood Risk and Drainage:

1. Drainage Strategy should consider how surface water flow path can be included in site design.
2. Above-ground SuDS should be used as far as practicable, and surface water run-off rates as a result of development of the site should not exceed existing Greenfield run-off rates. Mitigate impacts arising from the canal cutting and inflows to Tring Reservoirs. Measures which achieve this should be discussed and agreed with Hertfordshire County Council’s ecologist, lead local flood authority and the Environment Agency.