New Local Plan

New Local Plan

Three Rivers District council are preparing a new Local Plan that will set out how it plans for future growth and development in the district. This plan will form the blueprint for how the council will sustainably develop the district until 2041, including managing needs for housing, jobs and supporting infrastructure – for example, shops, community facilities, transport, open spaces, schools and healthcare.

The new Local Plan will identify possible sites for development and will set out the policies against which the council will assess planning applications.

Before the Plan can be adopted it is subject to an independent examination undertaken by the Planning Inspectorate.

At the 27 January 2026 Extraordinary Full Council, the Local Plan (Part 1 and Part II documents) was agreed to proceed to Regulation 19 consultation. However, on 5 February 2026, the council was issued a holding direction by the Minister of State for Planning and Housing preventing the council from taking “any step in connection with the adoption of the Plan”, including proceeding with the Regulation 19 consultation until the Minister reviewed the emerging Plan’s evidence base. 

The holding direction can be found here - https://www.gov.uk/government/publications/three-rivers-district-council-local-plan-holding-direction-letter/three-rivers-district-council-local-plan-holding-direction-letter

In response to the holding direction letter, the council sent an explanatory note to the Minister of State for Planning and Housing.

On 18 March 2026, the council was issued a Local Plan Intervention Letter whereby the Minister of State for Planning and Housing issued a total of 9 directions to the council.

Local Development Scheme

The Local Development Scheme was formally adopted at Full Council on 10 December 2024 and sets out the timetable for the progress of the Local Plan. The scheme can be viewed here.

Evidence base

We have conducted a number of studies to help us develop the Local Plan, ensuring that it is robust and justified. For more details, see our Evidence Base page.

Previous Local Plan consultations

A full list of previous consultations is available below. If you would like to be informed about future consultations, please email localplanconsult@threerivers.gov.uk

Local Plan Regulation 18 Consultation Part 5: Newly Submitted Sites and New Policies

From Wednesday 16 July to Sunday 31 August 2025, residents were consulted on sites that were submitted to the council during a call for sites exercise earlier in 2025, as well as new and updated Local Plan policies. This consultation has now closed. Details of the consultation can be viewed below:

• Regulation 18 Part 5 Consultation Document (PDF, 3.5 MB)
• North Area Map - Inset A (PDF, 1.7 MB)
• Central Area Map - Inset B (PDF, 1.7 MB)
• South Area Map - Inset C (PDF, 2.5 MB)
• Access to Services (PDF)
• District Wide Map (PDF, 2.6 MB)
• Sustainability Appraisal Working Note July 2025 (PDF)

Local Plan Regulation 18 consultation Part 4:
Three Rivers’ Preferred Local Plan Lower Housing Growth Option - Protecting More Green Belt Land

From Friday 27 October to Sunday 10 December 2023, residents were consulted on the council’s new plan for fewer houses and protecting the green belt. This consultation has now closed. Details of the consultation can be viewed below:

Associated Documents

• Regulation 18 Part Four Consultation Document (4.92 MB)(PDF)
• Appendix 1 - Sites Not Proposed for Development by TRDC (2.75 MB)(PDF)
• Appendix 2 - South East Area Map (4.49 MB)(PDF)
• Appendix 3 - South West Area Map  (4.1MB)(PDF)
• Appendix 4 - North East Area Map  (4.08 MB)(PDF)
• Appendix 5 - North West Area Map (3.14 MB)(PDF)
• Sustainability Appraisal Working Note - October 2023 (1.05MB)(PDF)

From 11 June 2021 to 20 August 2021, we consulted residents, local communities, businesses and other interested stakeholders about the draft Local Plan and from 27 January 2023 to 30 March 2023 we undertook a supplementary consultation on a small number of additional sites submitted as a result of the 2021 consultation.

Following this consultation, the council expect to be undertaking a further Regulation 18 consultation in the autumn: Our vision for Three Rivers - our preferred Local Plan and housing numbers. This will focus on an alternative Local Plan with a lower housing target that is considered to more appropriately meet the District's needs and prioritises local circumstances. This will provide another opportunity for local communities, businesses and other stakeholders to comment on content of the draft New Local Plan.

The 2023 consultation documents are available below:

Part 3: Additional Sites for Potential Allocation (PDF)
Appendix 1 – Sites not being taken forward (PDF)
Appendix 2 – Bedmond sites being removed (PDF)
Appendix 3 – District Wide Map (PDF)
Appendix 4 – Map of Bedmond (PDF)
Appendix 5 – Map of Abbots Langley (PDF)
Appendix 6 – Map of Kings Langley (PDF)
Appendix 7 – Map of Maple Cross and West Hyde (PDF)
Appendix 8 – Map of Hunton Bridge (PDF)
Appendix 9 – Map of Sarratt and Chipperfield (PDF)

All of the potential sites from both the 2021 Sites for Potential Allocation and 2023 Additional Sites for Potential Allocation consultations can be viewed on the interactive online map.

A Sustainability Appraisal Working Note - January 2023 (PDF) has been produced to accompany the Regulation 18 Additional Sites for Potential Allocation Consultation. 

The 2021 consultation documents are available below:

Part 1: Preferred Policy Options (PDF, 4.4 MB)
Part 2: Sites for Potential Allocation (PDF, 14.4 MB)
Appendix 1 Indicative Housing Delivery Trajectory (PDF)
Appendix 2 Sites not taken forward (PDF, 7.35 MB)
Appendix 3 Existing Employment Allocations (PDF)
Appendix 4 Schedule of Proposed & Retained Public Open Space Allocations (PDF)
Appendix 5 Map of Proposed & Retained Public Open Space Allocations (PDF, 13.8 MB)
Appendix 6a Map of Existing & Potential Sites for Allocation – North West (PDF, 14.1 MB)
Appendix 6b Map of Existing & Potential Sites for Allocation – North East (PDF, 25.4 MB)
Appendix 6c Map of Existing & Potential Sites for Allocation – South West (PDF, 15.1 MB)
Appendix 6d Map of Existing & Potential Sites for Allocation – South East (PDF, 19.4 MB)

Click to view an interactive map of areas included in appendix 6a to 6d.

The council produced an Interim Sustainability Appraisal Report to accompany the consultation. The documents in the report can be downloaded below:

Interim Sustainability Appraisal Report (June 2021) (PDF, 1.6 MB)
Interim Sustainability Appraisal Report Appendices (June 2021) (PDF, 3.6 MB)
Interim Sustainability Appraisal Report Non-Technical Summary (June 2021) (PDF)

Potential Sites Consultation (26 October 2018 to 21 December 2018)

Potential Sites Document (PDF) Additional Sites Document (PDF) Sustainability Appraisal Working Note (PDF) Advert (Watford Observer 26 October 2018) (PDF) Sustainability Appraisal Working Note (July 2019) (PDF)

Local Plan Issues & Options and Call for Sites Public Consultation – Regulation 18 (28 July 2017 to 8 Sept 2017) and Additional Call for Sites Consultation (30 July 2018 to 20 Aug 2018)

The Local Plan Issues & Options and Call for Sites Public Consultation identified some of the challenges facing the district and explored possible solutions. The council sought views on how best to balance the delivery of growth across the district to meet future need while protecting the district’s historic and natural environment. Landowners, agents and developers were also invited to submit new sites that could be developed to meet future demand for homes and jobs.

Residents were consulted on the Sustainability Appraisal that assessed the options put forward against a range of social, environmental and economic factors. For more information, see the below documents.

Issues and Options Call for Sites Consultation Document (PDF)
Sustainability Appraisal (PDF)
Representation Form (docx)
Advert (PDF)

Evidence base

Studies are carried out to help the council create and inform the new Local Plan. Together, these documents form an ‘evidence base’ for Three Rivers district.

You can download documents that form part of the evidence base below.

Strategic Housing & Employment Land Availability Assessment (SHELAA)

The Strategic Housing & Employment Land Availability Assessment (SHELAA)(PDF) was conducted to quantify the future supply of housing and employment land in line with the national Planning Practice Guidance. It assessed the land supply in the district to help us ensure sufficient land is identified for new housing and employment uses for the Plan period. The study contained detailed site assessments of all sites. The methodology used was aligned with the Sustainability Appraisal Framework at a level appropriate to the early consideration of site options. The SHELAA process is an iterative process and the SHELAA (including proformas and other associated documents) may be updated.

The SHELAA Report includes the following appendices:

Appendix 1 – List of sites with planning permission and prior approval (on 31 December 2025)(PDF)

Appendix 2 – Call for Sites submission form (2017)(PDF)

Appendix 3 – Site assessment pro-forma (PDF)

Appendix 4 – Settlement Hierarchy (Settlement Appraisal, 2026)(PDF)

Appendix 5 – List of all sites considered (PDF)

Appendix 6 – Maps of all sites considered (PDF)

Appendix 7a – SHELAA Site Assessments Part 1 (Abbots Langley)(PDF, 11.8 MB)

Appendix 7b – SHELAA Site Assessments Part 2 (Bedmond)(PDF, 9.7 MB)

Appendix 7c – SHELAA Site Assessments Part 3 (Chorleywood)(PDF 10.3 MB)

Appendix 7d – SHELAA Site Assessments Part 4 (Croxley Green, Hunton Bridge, Langleybury, Leavesden & Garston)(PDF, 10.7 MB)

Appendix 7e – SHELAA Site Assessments Part 5 (Kings Langley, Maple Cross, Moor Park and Eastbury)(PDF, 14.9 MB)

Appendix 7f – SHELAA Site Assessments Part 6 (Mill End, Oxhey Hall, Rickmansworth)(PDF, 18.4 MB)

Appendix 7g – SHELAA Site Assessments Part 7 (Sarratt & Chipperfield, South Oxhey)(PDF, 8.3 MB)

Appendix 8 – List of deliverable/developable sites (PDF)

Appendix 9 – Indicative trajectory (PDF)

Urban Capacity Study

The Urban Capacity Study August 2020 (PDF) assessed urban settlements to identify urban sites. Sites assessed as suitable through a preliminary assessment were included in the SHELAA.

Edge of Settlement/New Settlement Scoping Study

The Edge of Settlement/New Settlement Scoping Study March 2020 (PDF, 11.9 MB) was conducted to identify potential locations at the edge of existing settlements that were not considered in the SHELAA. The study also sought to identify potential locations away from existing settlements that could accommodate a new settlement should insufficient urban, edge of settlement sites be identified.

South West Hertfordshire Local Housing Needs Assessment

The South West Hertfordshire Local Housing Needs Assessment 2024 (PDF, 4.5 MB) assessed future development needs for housing across South West Hertfordshire. It considered the need for different types of housing and the housing needs of different groups in the South West Hertfordshire Housing Market Area and constituent authorities.

South West Herts Economic Study

The South West Herts Economic Study 2024 (PDF, 5.2 MB) was conducted to gain an understanding of the functional economic market area and relevant policy context. It also assessed long-term employment land and premises needs over the plan period, the current and future supply of employment land, and possible local authority planning and strategic economic development responses, including the quantum, location and type of jobs and land use allocations required to meet these needs.

South West Hertfordshire Retail & Leisure Study

This study assessed retail and leisure development needs, along with retail and leisure provision and possible strategic responses. ‘Leisure’ referred to bars, cafes, cinemas, nightclubs, takeaways, hotels, public houses and restaurants.

South West Hertfordshire Retail & Leisure Study (2018) Part 1 (PDF, 19.2 MB)
South West Hertfordshire Retail & Leisure Study (2018) Part 2 (PDF, 5.9 MB)
South West Hertfordshire Retail & Leisure Study (2018) Part 3 (PDF, 16.8 MB)
South West Hertfordshire Retail & Leisure Study (2018) Part 4 (PDF, 10.8 MB)

Gypsy and Traveller Accommodation Assessment

The Gypsy & Traveller Accommodation Assessment 2025 (PDF, 1 MB) analysed current and future need for Gypsy, Traveller and Travelling Showpeople accommodation in Three Rivers District.

Hertfordshire Water Study

The Hertfordshire Water Study 2017 (PDF, 6.87 MB) assessed water infrastructure and resources in Hertfordshire over a 30-year period from 2021 to 2051. The study considered how future growth is likely to affect water infrastructure systems, what changes might be needed to facilitate growth and how new systems might impact the environment. The study also identified options to meet local and strategic infrastructure needs, including wider policy options. The results of the study were presented at the district level, sub-catchment level and regional level.

Heritage Impact Assessments

The high-level Heritage Impact Assessments (2022) (PDF, 9.8 MB) followed best-practice procedures from Historic England to meet the requirements of heritage planning policy contained in the National Planning Policy Framework (NPPF). It assessed the impact of 120 sites submitted as part of the Call for Sites on the historic environment. It is a replacement of a superseded 2019 version of the document.

The high-level Heritage Impact Assessment Addendum (2020) (PDF, 6.8 MB) addendum to the 2019 (later superseded by the 2022 version) assessment assessed an additional 60 sites identified through the Edge of Settlement/New Settlement Scoping Study, the Urban Capacity Study – a review of refused and withdrawn application sites and other sites that were put forward.

The high-level Heritage Impact Assessment (2026) (PDF, 9.6 MB) was undertaken to review an additional 44 sites using the same methodology as the previous assessments.

Landscape Sensitivity Assessments

The study(s) provided a landscape sensitivity assessment of sites submitted as part of the Call for Sites exercises.

Landscape Sensitivity Assessments (2019) Part 1 (PDF, 9.2 MB)
Landscape Sensitivity Assessments (2019) Part 2 (PDF, 7.9 MB)

The Landscape Sensitivity Assessment Addendum 2020 (PDF, 16.5 MB) to the 2019 assessment assessed an additional 42 sites identified through the Edge of Settlement/New Settlement Scoping Study, the Urban Capacity Study and a review of refused and withdrawn application sites.

The Landscape Sensitivity Assessments Addendum II 2022 (PDF, 9.7 MB) is an addendum to the 2019 and 2020 assessments and assessed an additional 18 sites proposed through the preferred policy options and sites for potential allocation consultation.

The Landscape Sensitivity Assessment Addendum III 2026 (PDF, 33 MB) is a further addendum to the 2019, 2020 and 2022 assessments and assessed an additional 37 sites, primarily from the 2025 call for sites exercise.

Outline Landscape Appraisals

The Outline Landscape Appraisals study (2019) (PDF, 8.6 MB) was conducted to supplement the Landscape Sensitivity Assessment with a more detailed evaluation of 13 potential strategic development sites in Three Rivers District. The study evaluated the potential impact on the landscape and other issues.

Open Space Sport & Recreation Study

This research included seven separate studies:

The Open Space Assessment Report 2019 (PDF, 1.8 MB) assessed open space provision in the area, its condition, distribution and overall quality. It also considered future requirements based on population distribution and planned growth. The open spaces included parks and gardens, natural and semi-natural greenspaces, amenity greenspace, provision for children and young people, allotments, cemeteries and churchyards.

The Open Space Standards Paper 2019 (PDF) was conducted to identify the deficiencies and surpluses in existing and future open space provision. It informs our approach to securing open space facilities through new housing development and helps form the basis for negotiation with developers regarding open spaces.

The Indoor Leisure Facilities Needs Assessment 2019 (PDF, 4 MB) analysed indoor sports facilities in the district and considered the demand for facilities based on population distribution, planned growth and health and socio-economic determinants. In the study, ‘indoor leisure’ included sports halls, swimming pools, health and fitness provision, gymnastics, indoor bowls, squash courts and village/community halls.

The Leisure Facilities Strategy 2019 (PDF) set out key strategic recommendations, priorities and actions. It also provided a planning gain contribution toolkit to ensure that planning gain contributions sought from individual developments are based on a tailored approach.

The Playing Pitch Strategy Assessment Report 2019 (PDF, 3 MB) conducted a supply-and-demand assessment of playing pitch and other outdoor sports facilities in Three Rivers in accordance with Sport England’s PPS Guidance. It looked at football, cricket, rugby, hockey, golf, bowls, tennis, netball and athletics.

The Playing Pitch Strategy and Action Plan 2019 (PDF, 2.1 MB) sets out sport-specific issues in the district, with strategic recommendations and an action plan.

The Playing Pitch Strategy Developer Contributions Toolkit (PDF) is a step-by-step guide to securing developer contributions for playing pitch and outdoor sports facilities in Three Rivers District. It can be used to inform spend on the Community Infrastructure Levy.

Town and Country Planning Association Report for Health

The Town and Country Planning Association Report for Health in Three Rivers (PDF, 5.1 MB) summarises local health issues in Three Rivers District.

Green Belt Reviews (Stages 1-4)

Three Rivers District Council & Watford Borough Council Green Belt Review Strategic Analysis (Stage 1)

The Green Belt Review (Stage 1) 2017 (PDF, 10 MB) strategically reviewed Green Belt purposes, looking at 83 strategic parcels. It also considered the character and role of villages within the Green Belt to assess the suitability of continued and potential in-setting of villages within the Green Belt, as required by the NPPF.

Appendices

Appendix B1: SW1-SW10 Parcel Analysis (PDF)
Appendix B2: NW1-NW14 Parcel Analysis (PDF)
Appendix B3: C1-C15 Parcel Analysis (PDF)
Appendix B4: N1-N16 Parcel Analysis (PDF)
Appendix B5: E1-E12 Parcel Analysis (PDF)
Appendix B6: S1-S17 Parcel Analysis (PDF)
Appendix C: Villages (PDF)

Stage 2

The Stage 2 Green Belt study considered the effect of releasing Green Belt land for development purposes. A total of 152 parcels of land were assessed.

Stage 2 Green Belt Assessment for Three Rivers and Watford Borough (2019) Part 1 (PDF, 17 MB)
Stage 2 Green Belt Assessment for Three Rivers and Watford Borough (2019) Part 2 (PDF, 15.8 MB)

Stage 3: New Settlement Analysis

The Three Rivers District Council Green Belt Study Stage 3: New Settlement Analysis (2020) (PDF, 23.2 MB) analysed variations in harm to Green Belt purposes that could result from the creation of a new inset settlement, distinct from any existing inset areas.

Stage 4 Green Belt Review

The Stage 4 Green Belt Review (PDF, 2.5 MB) was commissioned as a result of updated national policy and guidance. The first component of the review is the assessment of the council’s previous Green Belt Reviews against the new policy and guidance to assess whether they are aligned and can continue to be relied upon going forward, or whether parcels require re-assessment.

One of the main purposes of the Stage 4 Green Belt Review is mapping out provisional grey belt. The word provisional has been used to emphasise that there still other factors to be considered prior to deciding whether land fully constitutes grey belt. The report includes a map that identifies provisional grey belt across the parcels that have been assessed at the settlement edge. Another important purpose of the Stage 4 Green Belt Review is to consider whether the alteration of Green Belt boundaries would fundamentally undermine the purposes (taken together) of the remaining Green Belt, when considered across the area of the plan. The review identifies areas of the district where the Green Belt was performing a role of ‘fundamental importance’.

In addition, the study reviews the previous washed over villages assessment to consider whether any changes to the recommendations are necessary in light of new policy and guidance.

Sustainability Appraisals/Strategic Environmental Assessments (SAs/SEAs)

We conduct SAs/SEAs in stages when preparing the Local Plan so the council can assess how the plan is performing on key sustainability issues. A combined SA and SEA Environmental Report is published with the draft Local Plan.

The Sustainability Appraisal Scoping Report Update 2017 (PDF, 2 MB) was prepared in May 2017. The Environment Agency, Historic England and Natural England were consulted on the scope and level of detail of the information to be included in the report. This stage identified the scope and level of detail of the information to be included in the final SA Report. It set out the context, objectives and approach of the assessment and identifies relevant environmental, economic and social issues and objectives.

The Sustainability Appraisal Working Note Issues & Options and Call for Sites (2017) (PDF, 1.1 MB) was produced to accompany the Issues and Options and Call for Sites Consultation (2017) to assess the likely environmental, social and economic effects of the various options being considered.

A second Sustainability Appraisal Working Note (October 2018) (PDF) was prepared to accompany the consultation on the Local Plan ‘Potential Sites for Consultation’ in October 2018. It provided a broad assessment of the sites included in the consultation document.

The Sustainability Appraisal Working Note Update (July 2019) (PDF) produced to accompany the 'Potential Sites for Consultation' was updated in July 2019 to include an assessment of the 29 sites submitted following the consultation. The update also considered the changes to the original site assessments following the comments on biodiversity, the historic environment and changes to site boundaries.

Three Rivers Site Assessments SA Working Note - September 2020 (PDF, 2 MB).

Interim Sustainability Appraisal Report (June 2021) (PDF, 1.6 MB)

A Sustainability Appraisal Working Note - January 2023 (PDF) has been produced to accompany the Regulation 18 Additional Sites for Potential Allocation Consultation.

A Sustainability Appraisal Working Note - October 2023 (PDF) has been produced to accompany the Regulation 18 Part 4 Consultation.

A Sustainability Appraisal Working Note - July 2025 (PDF) was produced to accompany the Regulation 18 Part 5 Consultation.

A Sustainability Appraisal Report - January 2026 (PDF, 6.2 MB) was produced to accompany the Regulation 19 version of the Plan which was agreed by Members before the council was issued a holding direction by the Minister of State for Planning and Housing.

Habitats Regulations Assessment

The Habitats Regulations Assessment (2026) (PDF, 1.3 MB) assesses whether the Plan is compliant with the Habitats Regulations which affords protection to European sites (Special Protection Areas (SPAs) Special Areas of Conservation (SACs) and Ramsar Sites, and their interest or qualifying features. Simply, the Habitats Regulations Assessment (HRA) evaluates whether Local Plan policies and site allocations would have detrimental impacts on these protected sites.

Integrated Health and Equalities Impact Assessment

The Integrated Health and Equalities Impact Assessment (2026) (PDF, 1.9 MB) is a study combining a Health Impact Assessment (HIA) and an Equalities Impact Assessment (EqIA). A HIA is a means of measuring the potential health impacts of the Local Plan (i.e from planning policies and site allocations). An EqIA is a way of measuring the potential impact (positive, negative or neutral) that the Plan (i.e planning policies or site allocations) may have on different groups protected by equalities legislation, notably the Equalities Act 2010.

TRDC Level 1 and Level 2 Flood Risk Assessments

The Level 1 and Level 2 Strategic Flood Risk Assessment (2026) supersedes the South West Hertfordshire Level 1 SFRA (2018), which was prepared for the LPAs of Dacorum Borough, St Albans City and District, Three Rivers District and Watford Borough and the draft Level 2 Assessment (2021) which was specifically for Three Rivers.

The 2026 SFRA was required due to numerous changes in policy and guidance in the intervening period. The updated Level 1 SFRA reflects the latest changes to the NPPF, PPG, flood risk guidance and new national flood risk mapping. The Level 2 SFRA applies the new guidance and policy to previously submitted and new sites at risk of flooding, in a detailed assessment.

The study provides useful information for partners, developers and planners on a range of flood risk related matters. These include various flood risk maps from a range of sources, guidance on matters including the application of the sequential test, surface water management/SuDS and flood warning and emergency planning and furthermore, site specific assessments of sites accompanied by mapping and individual reports for sites at risk of flooding.

The associated documents can be seen below:

Level 1 SFRA 2026 (PDF, 3.1 MB)

Level 1 Appendix A - Data Sources (PDF)

Level 1 Appendix B - Sequential Test Methodology (PDF)

Level 1 Appendix C - SW Herts Cumulative Impact Assessment (PDF)

Level 2 SFRA 2026 (PDF)

Level 2 Appendix A - Detailed Sites Assessments (PDF, 10.3 MB)

Infrastructure Delivery Plan

The Infrastructure Delivery Plan (2026) (PDF, 6.4 MB) ensures that the Local Plan reflects an understanding of baseline infrastructure capacity and needs within Three Rivers and helps to ensure that the implications of future planned growth upon infrastructure are understood. The Infrastructure Delivery Plan (IDP) provides a general summary of the different types of future infrastructure investment that may be required, infrastructure implications of the allocated development sites and details on likely infrastructure costings, delivery mechanisms and prioritisation.

Local Plan Viability Assessment

The Local Plan Viability Assessment (2026) (PDF, 14.6 MB) assesses the financial viability of planning policies within the Plan individually and cumulatively, to ensure that future development can accommodate policies in the Plan.

Transport Assessment

A Transport Assessment assesses the transport impacts of future development, identifies possible mitigation measures and assists in developing sustainable approaches to transport at a plan-making level. The Transport Assessment is currently in the process of being completed.

The COMET Transport Model has been used to assess the impacts of the allocated development sites on the transport network (including public transport and highways). The Technical Note 1 (2026) (PDF, 2.6 MB) summarises the scenarios, assumptions and results of the initial transport modelling process and the impacts on the transport network.

Net Zero Policies

The Net Zero Policies Evidence Base (2025) (PDF) provides an up-to-date justification and helps inform the suite of Net Zero planning policies included within the Local Plan.

Three Rivers Settlement Appraisal

The Three Rivers Settlement Appraisal (2025) (PDF) considers the facilities/services, provision of sustainable transport methods and population sizes across the district’s settlements. It also sets out the settlement hierarchy, defining and categorising the settlements for policy application.

Access to Services Study

The Access to Services Study (PDF, 4.5 MB) evaluates existing accessibility to services within the Three Rivers District area, including a focus on individual sites which were submitted via the Local Plan process.

Rejected Sites for Regulation 19

The Rejected Sites for Regulation 19 (PDF) table lists the sites not included within the Regulation 19 version of the Plan (agreed at Full Council on  27 January 2026) and includes details such as the size of the site, the current and proposed use, whether the site is brownfield/greenfield, Green Belt/grey belt, its sustainability rating and its reason for rejection.

Three Rivers Housing Trajectory

The Three Rivers Housing Trajectory (2026) (PDF) charts the estimated delivery of new homes over the plan period and is used to demonstrate a 5-year housing land supply. This is an iterative document which will be continually updated.

Local Plan FAQs

What is the Local Plan?

The Local Plan is a blueprint for how the district will develop over the next 15 years. It identifies suitable sites for development to provide the new local homes and jobs that will be needed leading up to 2041 and sets out the policies against which we will assess planning applications.

Why do we need it?

We must develop a Local Plan to plan for future growth in population. Demand for housing is increasing, which means we must plan for significant new development in the district. Many families are worried about the affordability and supply of homes for their children and future generations. These are the type of issues the new Local Plan will address.

Don’t we already have a Local Plan?

We were the first local authority to adopt a Core Strategy in 2011. The strategy had an annual housing target of 180 dwellings per year from 2011 to 2026.

The government has since brought in the National Planning Policy Framework, which introduced a requirement to review local plans every five years. It also brought in a new way of calculating housing need to meet the government’s annual housing target with the aim of delivering 1.5 million new homes in their first term.

How many houses do we need to build?

The housing target set by the government using a standard method calculation is 832 dwellings a year in Three Rivers District. The new Local Plan will need to allocate sufficient land to meet this requirement. However, there may be constraints across the District that result in this number being reduced and this will be considered through Local Plan preparation.

What happens if we don’t produce a Local Plan?

The government may intervene and appoint another organisation to prepare a Local Plan for the district. This would mean less local control for the council and residents.

What happens if we don’t identify enough land to meet the housing requirement?

If we don’t identify enough land for new housing development, an inspector appointed by the Secretary of State will recommend additional sites to be allocated. Simply saying no to any sites and restricting development to less than the numbers required by the government is not an option without sufficient justification. There is also a risk that the Local Plan would fail when submitted to the government’s planning inspectorate for independent examination and leave the district open to speculative planning applications, possibly resulting in development taking place in areas that we do not consider suitable. Only where there is robust evidence setting out justifiable reasons can the housing numbers be reduced. This would then be scrutinised by the Inspector at the examination in public. The Council is currently preparing evidence in support of its Local Plan.

Why don’t we build on brownfield sites?

Our priority is to identify land in urban areas (known as brownfield sites) for development. However, there are not enough brownfield sites to accommodate the high housing requirement and the need for accompanying infrastructure (e.g. schools, open spaces, transport and community facilities). As 76% of Three Rivers District is in the Green Belt, the number of new homes we need to build means we have no choice but to build on some existing greenfield sites in the Green Belt. National planning policy requires us to consider land in the Green Belt for development as part of the new Local Plan.

How are we choosing these sites?

These are difficult but necessary decisions. The sites we are putting forward for consideration meet the criteria for availability, deliverability and sustainability. Some of the sites put forward will be controversial to some, but we must allocate enough sites to meet the government target. Some sites may change following consultation, but for each site taken out, we need to add another or allocate more houses to be built on other sites.

What about infrastructure, such as schools and transport?

When assessing the suitability of a potential site, we also consider the need for infrastructure to support the planned increase in new homes and jobs. Some services, such as schools and roads, are the responsibility of the county council, so we ask for their help in drawing up the plan. We also speak to providers of other essential infrastructure, such as healthcare, utilities and communications providers.

Will all this new development be bad for the environment?

We are already committed to lowering carbon emissions and increasing the use of renewable energy. We are leading by example in reducing energy carbon emissions, increasing energy efficiency and using renewable energy sources within our own properties.

Applications for all new development must show that they produce at least 20% fewer carbon dioxide emissions than current building regulations require. We are also committed to reducing emissions within existing housing, which is responsible for 40% of total carbon emissions.

What do I get out of it?

You benefit from more housing for the next generation and more affordable housing for those that need it. You also enjoy enhanced facilities in your community, including more public open spaces, education facilities, improved transport links, cycle routes, community facilities and local shops.

Will new housing fit in and be good quality?

Planning policies within the new Local Plan will require new buildings to be of the highest possible quality, maintain reasonable privacy for existing residents and be in keeping with local character.

Do I get a say?

Yes. We want to hear the views of residents, employers and others with a stake in the district, so we consult with the public on all aspects of the Local Plan. Your views are then taken into consideration by our elected members. We also consider consultation responses when preparing the new Local Plan. If you wish to be told about consultations on the Local Plan, please email TRLDF@threerivers.gov.uk and ask to be added to the consultation database.

Statement of Community Involvement

Our Statement of Community Involvement (PDF), adopted in 2020, sets out how the council consults with stakeholders on the preparation of the Local Plan and development management in the district.

The adopted statement was reviewed more recently in light of COVID-19, and an Addendum to the Statement of Community Involvement (PDF) was adopted in 2021. The addendum sets out temporary changes the council has made to publicising planning policy documents and planning applications in line with changes to legislation and national guidance.

If you have a query about the adopted statement, email trldf@threerivers.gov.uk.