The site
Our vision for Cuffley
We are bringing forward plans for a new residential development that will provide a mix of around 225 high-quality new homes, including 50% affordable, whilst investing in key local infrastructure and creating vibrant public open green spaces for everyone to enjoy.
Our vision is to create a landscape-led development that enhances the site’s existing features through the integration of sustainable drainage ponds, new hedgerows, tree planting and wildflower meadows.
Site location
Site location
The site lies to the south of Cuffley village and directly south of King George’s Vale development. It is bordered by KGV Playing Fields and Northaw Road East to the west, the railway line to the east, and Northaw Brook running to the south of the site.
Covering approximately 10 hectares (24 acres) of agricultural land, the site is within easy reach of local facilities, including Cuffley High Street, Cuffley Village Surgery, Cuffley Railway Station (with frequent services to London and Stevenage), Cuffley School, and local churches, all less than a mile away (15-minute walk).
There are several existing footpaths around the site, including the Public Rights of Way to the north (Northaw 006) and east across Northaw Road East (Northaw 009). The proposals will look to link into these routes, enhancing connectivity for pedestrians and cyclists.
- 1Cuffley Station
- 2Railway line
- 3Northaw Road East
- 4Phase 1
- 5KVG Playing Fields
- 6Site location
Technical assessments
Key considerations and opportunities
We’ve carried out early technical assessments to understand what needs protecting and where new homes, paths and green space could go.
Key things to protect
- Northaw Brook and drainage corridors – maintaining suitable buffers to manage flood risk.
- Electricity pylons – no building beneath them; the corridor can be used for landscape, habitats and roads.
- Mature trees and hedgerows – retain where possible and strengthen with new native planting.
- Land levels – higher ground in the north and lower land to the south, informing building heights and layout.
- Existing routes and biodiversity corridors – retained and enhanced to improve access and connectivity.
Opportunities we are exploring
- Green corridors – multifunctional spaces for wildlife, sustainable drainage and informal walking/cycling.
- A central park at the heart of the site, with places to play and meet as well as new planting.
- Better walking and cycling links – connect to the Hertfordshire Way, local Public Rights of Way and King George’s Vale development.
- More habitats for wildlife – meadows, woodland and wetland features alongside sustainable drainage to support a measurable biodiversity net gain.
- Sensitive building heights and layout – stepping with the land to create a softer, greener edge to the village, and frame views towards Soper’s Viaduct.
Site boundary
Proposed site access
Potential secondary access
Potential pedestrian access
Existing overhead electric cables
Existing foul sewer & easement
Existing drainage ditch & Northaw Brook
Existing public right of way
Cycle & footpath
Existing train line
Noise buffer from train line
Existing vegetation
New landscape planting
Electricity pylon
Bus stops
Flood zones 2/3
Offset from overhead electricity cables
Site topography
Indicative drainage ponds
The site
Initial framework plan
The initial framework plan shows an early idea of how development could come forward on the site, based on its surroundings, key considerations and opportunities. It is not a final design, but a starting point to explore layout, access, green space and connections.
We would like to hear your views on this early framework plan and how the proposals should evolve. In particular, we welcome feedback on:
- Whether vehicle access should be provided from King George’s Vale.
- Whether new pedestrian links should be created to the adjacent King George V Playing Fields.
- Site boundary
- Proposed site access
- Potential secondary access
- Potential pedestrian access
- Existing drainage ditch & Northaw Brook
- Existing public right of way
- Cycle & footpath
- Existing vegetation
Potential area for development- Indicative drainage ponds
Indicative pedestrian movement
Landscaped buffer
Green corridors
Key features
Designed to meet the needs of the local community
The site has the opportunity to deliver a number of community benefits, including:
- Around 225 high-quality new homes, forming a sustainable extension to the south of Cuffley, with a mix of sizes and types.
- 50% affordable housing, helping local families, key workers and younger residents remain in or return to the area.
- A landscape‑led design, including new areas of public open space at the heart of the development.
- At least a 10% biodiversity net gain through new planting, meadows and wetland features.
- New and improved walking routes and connections to existing footpaths and the wider village.
- Energy‑efficient homes, built to modern standards and equipped with electric vehicle charging.
- Financial contributions towards local infrastructure and community facilities.
We would like to hear your thoughts on what you would like to see delivered on this site, and any other priorities you feel should be considered as the proposals evolve.
