Frequently Asked Questions
Why have you submitted a planning application ahead of the adoption of the Dacorum Local Plan?
This site is allocated for development in the draft Local Plan. Dacorum Council’s Local Plan may not be adopted for several years yet, despite the desperate need for new homes in Tring and surrounding area. Large-scale planned new development is essential to deliver the homes required and wider community benefits such as new primary and secondary schools, affordable homes and more.
What will homes look like?
We are proposing that Marshcroft will be developed in a way which is distinctive and modern, but in keeping with development elsewhere in Tring. The planning application does not set out what the houses will look like in detail at this stage. However, lots of work has been done on developing a masterplan and overarching design framework which is included in the planning application.
How can I comment on the planning application?
You can view the submitted planning documents by visiting Dacorum Borough Council’s planning portal. You can then comment on the plans, but if you have any questions or concerns about the plans, please contact email@example.com who would be happy to discuss and clarify.
What is the process?
Dacorum Borough Council consulted on a draft of their Local Plan from November 2020 to February 2021. That consultation was undertaken under ‘Regulation 18’ of the Local Plan-making stages, falling within the ‘plan preparation’ stage and was not a final plan. It identified preferred site allocations for development including the land East of Tring.
At a Cabinet meeting on 27th July councillors decided to defer publication of a final plan and undertake further research and hold a further ‘Regulation 18’ consultation, prior to preparing a final plan for submission to Government.
There is currently no timescale for this work to take place.
Once a ‘final plan’ has been prepared, the plan will be examined by an independent Local Plan Inspector, who will review the work and provide comments back to the Council. The examination of the plan will take place in public, providing further opportunity for the community to make comments.
Once the Inspector’s report has been issued, the final, examined, version of the Local Plan will be voted on by the whole Council who will decide whether to ‘adopt’ it for implementation.
Is Marshcroft in the draft Local Plan?
The current draft Local Plan identifies Land East of Tring as suitable for development as a sustainable expansion of the town. This consists of two sites – New Mill (known as Tr02) and East of Tring (Tr03) – Marshcroft is site Tr03 only, although the draft plan currently indicates that the Council would like to see both sites considered under a single, integrated masterplan.
Dacorum Council’s draft Local Plan identifies the Marshcroft site as suitable for around 1,400 new homes, health and community facilities, schools, sports hub and open space.
Are you providing new schools?
Yes. Marshcroft has been designed to include both a new primary school and a new secondary school, set in their own grounds.
What health services will be built?
We have made provision for new community health facilities within the plans. The details of precisely what is required to serve the community will be the subject of future discussions with Dacorum Council and the local clinical commissioning group.
What sports facilities will you provide?
We have suggested that new sports facilities are located at the heart of the new community, off Marshcroft Lane. Our masterplan shows how pitches of various sizes can be accommodated, but we have no predetermined view of what should be provided. We are keen to work with community sports groups to understand what is needed locally.
There is flexibility within the plans to provide sports facilities within the schools, which potentially could also be used by the community when the schools aren’t using them.
Are you providing any new roads and road improvements elsewhere?
We will provide new accesses into the Marshcroft from the existing highway network from Bulbourne Road and Station Road. Cycle routes and a new bus service are also proposed.
The submitted planning application for Marshcroft includes a detailed Transport Assessment which considers all transport means and impact on local roads. This Assessment will be thoroughly scrutinised by Hertfordshire County Highways who will make their own recommendations to Dacorum Borough Council as part of the planning process.
Are you using any existing roads, like Marshcroft Lane, to access the site?
We expect that the accesses will be from Station Road and Bulbourne Road only. We envisage Marshcroft Lane being a green cycle and pedestrian route only providing safe connections between Tring and the new community.
Will Marshcroft include sustainable travel connections?
Yes, a key part of Marshcroft’s design is centred around maximising direct, attractive and safe footpaths and cycle ways. This will allow people to travel sustainably through the site and between Tring and the Railway Station.