The “Polo Fields” Development – UPDATE 22nd September 2022
National Highways put a hold on the application decision to allow more time for them to assess the impact.
New decision date is 6th December 2022
In their response to the application they stated:
“National Highways has been appointed by the Secretary of State for Transport as a
strategic highway company under the provisions of the Infrastructure Act 2015 and is
the highway authority, traffic authority and street authority for the Strategic Road
Network (SRN). The SRN is a critical national asset and as such we work to ensure that
it operates and is managed in the public interest, both in respect of current activities
and needs as well as in providing effective stewardship of its long-term operation
This response represents our formal recommendation with regard to planning
application 5/2021/3194 and has been prepared by Alice Lawman, Assistant Spatial
Planner for National Highways.
The proposed planning application seeks to develop 330 dwellings off Chiswell Lane
which equates to a total 296 and 242 two-way trips in the AM and PM Peaks
NH are responsible for the monitoring, management, and maintenance of the SRN.
Within the vicinity of the proposed development, the primary junctions of interest to NH
are M25 Junction 21a to the south of the site, and the A414/North Orbital Road/ Watling
Street (‘Park Street’) Roundabout to the northeast of the site.
The proposed distribution of the development is assigned to be the following:
30.3% travelling north to the A414 / N Orbital / Park Street Roundabout equating to
89 and 73 two-way trips in the AM and PM peaks
31.6% travelling south the M25 Junction equating to 94 and 76 two-way trips in the
AM and PM peaks
Based on the findings of the trip generation assessment the Applicant needs to consider
the impact on the M25 Junction 21A and Park Street Roundabout in line with the Circular
02/2013, which may require a capacity assessment including a review of the likely
At present there is no committed improvement scheme for the M25 Junction 21A, and
National Highways would request the applicant sets out the impact of the proposed
development on the SRN.
Consideration should be given to review the most recent five-year period of personal
injury collision (PIC) at the M25 Junction 21A and Park Street Roundabout, to ensure
there are no underlying highway issues which may be exacerbated by the proposed
Considering the above, National Highways recommends that planning permission not
be granted for a further period of three months, from the date of this notice, to allow the
applicant time to submit additional supporting information. ”
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