Examination of the Hatfield Local Plan

Council’s Statement for the Stage 7 Hearing on Tuesday 10 th March 2020

SP19: Birchall Garden Suburb

Matter 1 – Historic Heritage and Urban Design

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Matter 1 – Historic Heritage and Urban Design

Heritage Assets

There are a number of historic heritage assets, close to the site, some of which are of national significance. In preparing Local Plans the NPPF requires Local Planning Authorities to recognize that heritage assets are an irreplaceable resource that should be conserved in a manner appropriate to their significance.

The Planning (Listed Buildings and Conservation Areas) Act 1990 also requires them to have special regard to the desirability of preserving the setting of listed buildings.

Question 1: Other than the Montages produced by David Jarvis Associates on behalf of Tarmac (EX37), is there any other evidence (such as a Heritage Impact Assessment) that has been considered the sensitivity of development to the nearby Heritage Assets within Welwyn/Hatfield?

Council Response: a. Yes, in addition to the photomontages produced by David Jarvis Associates on behalf of Tarmac (EX37), there is also the Panshanger Park and Environs Heritage Impact Assessment (July 2016) ( ref: HIS3) produced by Beacon Planning on behalf of Welwyn Hatfield Borough Council and East Herts District Council. b. The Memorandum of Understanding (September 2017) (EX15) between Historic (HE) and Welwyn Hatfield Borough Council (WHBC) provides a summary of engagement between Historic England and WHBC, including the process of identifying a requirement for, and commissioning an independent study defining the significance of Panshanger Park and its environs and assessing the sensitivity of the surrounding area for development. This work was undertaken in consultation with Historic England. The work considered the sensitivity of development to the nearby heritage assets, including Panshanger Park, Hatfield House and a number of other listed buildings that may be impacted by the proposed development at Birchall Garden Suburb as well as other proposed allocations in the vicinity. c. The photomontages submitted by the Site Promoter, were undertaken in line with recommendations set out in the Heritage Impact Assessment, to assist the assessment of the impact of the proposed development to nearby heritage assets (EX37). d. Further work has been completed by Tarmac more recently to examine any potential impacts that may be associated with increasing the noise bund and building heights in proximity to the Burnside site. A revised plan showing cross sections of the landscape bunding (Drawing reference: 2284-4-4-1) has been seen by the Council and it is understood will be submitted by the Site Promoters as part of their hearing statement. This takes account of a 14m building height immediately north of Burnside and 10m high bund alongside Burnside and demonstrates the screening effect of the landscaping.

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Question 2: To what extent has the proposal had regard to the available heritage evidence?

Paragraph e) of the Council’s response to the Matter 7 at the first hearing says that the notional plan is to be modified to provide an enhanced green buffer adjacent to the A414.

Council Response:

e. The Council considers that full regard has been given to the evidence described in the Council’s response to Question 1 (EX31 and HIS3) and a number of proposed modifications to the draft Local Plan have been proposed to reflect the evidence and ongoing engagement with Historic England. f. The proposed modifications, informed by detailed engagement with Historic England are evidenced by the Memorandum of Understanding (September 2017 – EX15) and the Statement of Common Ground (November 2017 - EX30). g. The Statement of Common Ground (September 2017 – EX30) summaries the agreement reached with Historic England, sets out the proposed modifications, and concludes that both Historic England and WHBC are content, that any potential impacts are capable of successful mitigation, to be informed by the detailed master- planning of the site. Furthermore, it was agreed with Historic England that the impact of development on the setting of Hatfield House and Hatfield House Registered Park and Garden, could be, in part, mitigated by stepping back development from the southern boundary of the development and A414 and providing an enhanced green buffer. Historic England were content with the proposed modification and that the precise details would be addressed through the master-planning stage. h. The updated notional layout for the site (attached at Appendix A to this statement) includes provision for a 60m buffer along the A414, as required to mitigate any impact associated with environmental matters (discussed in the Council’s Matter 2 Hearing Statement), along with a 5m landscape bund and a range of design requirements such as structural planting of native species. i. The Council considers that a combination of mitigation measures, incorporating a 60m buffer, ensuring that development is integrated into the landscape, the provision of open space and protection of existing woodland within the site and a traditional layout incorporating tree lined roads, would be sufficient to mitigate any potential impacts on heritage assets and recent evidence from the Site Promoter supports this conclusion. The updated evidence also considers the impact of increasing the landscape bund to 10m, along with increasing buildings heights to 14m in the vicinity of the Burnside site, and demonstrates that these measures would not lead to any undue further impact on heritage assets. j. The Council continues to work positively with Historic England, as committed through the Statement of Common Ground, and anticipate that this work will be ongoing through-out the master-planning stage of the process. k. The revised strategy diagram for the site also differentiates between the built envelope of the primary and secondary schools and their playing fields. The built envelope has been located to the south of the primary and secondary school site close to the B195. Configuring the site in this way with the playing fields to the north helps to provide a stronger heritage buffer to Panshanger Registered Park and

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Garden and to conserve the setting of the Registered Park and Garden and conserve the setting of Birchall Farm through protecting the openness of the surrounding landscape. It is also acknowledged that careful design of the school buildings and boundary treatment will be needed to help protect the setting of these heritage assets.

Question 3: How wide is this enlarged buffer to be?

Council Response: l. The Council considers that a buffer of 60m wide in accordance with a range of evidence, including those relating to environmental matters, as described in more detail in the Council’s Hearing Statement for Matter 2 would be appropriate. This width is sufficient to accommodate structural landscaping along the northern side of the A414, which would include a 5m landscape bund, new and enhanced hedging alongside the road and a belt of woodland planting.

Development in this part of the site could still be visible from Hatfield House and it’s Historic Park, from the Essendon heritage assets, as well as from Holwell Court and in the wider views of these heritage assets.

Question 4: In this context would the development be harmful to the settings of these heritage assets?

Question 5: If not, why not?

Council Response: m. As discussed in the Council’s response to Questions 1, 2 and 3, the Council is content that any potential impacts to Hatfield House Park and Garden can be adequately mitigated. This was the agreed position with Historic England as set out in the Statement of Common Ground (September 2017 – EX30), which led to a proposed modification being put forward. This modification has since been included in the Adopted East Herts Local Plan. The modified policy is attached as Appendix B to this statement with the modifications to paragraph 3 and bullet points 10 and 11 being particularly relevant to this issue. n. As set out in the previous joint statement to Matter 7 The Panshanger Park and Environs Heritage Impact Assessment (HIS/3) concluded that the development of Birchall Garden Suburb is considered to have a limited potential effect on the heritage significance of Holwell Court. o. The mitigation measures proposed to protect the heritage assets of Panshanger Park, Birchall Farm and Hatfield House Historic Park and Garden will address any harm to heritage assets in Essendon.

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Question 6: Would any harm be substantial and if not what weight should be given to it?

Council Response: p. As discussed in the Council’s responses to the proceeding answers, the Council is content the proposed mitigation is sufficient and that any harm would certainly not be substantial. Given that an agreed position has already been reached with Historic England, who have confirmed their acceptance of the proposed modification to the policy being sufficient, the Council do not consider that any weight should be given to any claim that the development would lead to substantial harm.

Question 7: Has the impact of development on the setting of these heritage assets been given adequate consideration?

Council Response: q. Yes. As has been described in the Council’s responses to the proceeding questions, the Council has worked positively with Historic England on an ongoing basis and have signed a Statement of Common Ground agreeing to proposed modifications to the policy. This work was informed by evidence commissioned in consultation with Historic England. On this basis, the matter has been given adequate consideration that is proportional and consistent with national policy.

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Garden City Principles

The original Garden City was founded on a set of principles that sought to establish a settlement that minimised its impact on the surrounding Countryside.

Question 8: Would the proposed new edge to maintain the principles of urban containment, upon which the Garden City was founded, to the same extent as the current boundary?

Council’s Response:

r. This matter is addressed by the Council’s Joint Hearing Statement with East Herts District Council (Matter 7: Question 38) that accompanied the hearing session held on 30 th January 2018.

s. Paragraph c of the January 2018 statement made clear that the original plans for Welwyn Garden City did not define a boundary for which the town could not expand. Furthermore, Paragraph e made clear that the town has expanded several times since its inception. Paragraph e also explained how the proposed new Green Belt boundaries would be defined using physical features, which are readily recognisable and likely to be permanent, which is consistent with paragraph 85 of the NPPF.

t. The Council’s evidence base (Appendix A to the Site Selection Background Paper - 2016 – HOU20a) states that the proposed new boundaries would be formed by established tree belts, the Commons Woodland and by the A414, which form at least ‘moderate’, or ‘strong’ boundaries. The evidence states that the new boundaries would be ‘stronger overall than the existing boundaries and would be clearly defined’. This strong boundary therefore provides an opportunity to support the principle of urban containment in the long-term.

u. Whilst consideration of the original Garden City principles is of course important, consideration is also needed to current best practice, for example the Ministry of Communities and Local Government (MHCLG) Garden Communities Prospectus 2018 and the Town and Country Planning Association (TCPA) Garden City Standards for the 21 st Century document. These are discussed further under Question 11 below, however it is noted that ‘urban containment’ is not listed as a ‘Garden Community Quality’ by the MHCLG document or the ‘Garden City Principles’ identified by the TCPA document. By contrast, both the MHCLG and TCPA documents refer to, for example, the importance of ‘generous, accessible, and good quality green and blue infrastructure that promotes health, wellbeing, and quality of life, and considers opportunities to deliver environmental gains such as biodiversity net gain and enhancements to natural capital’ 1 and ‘development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains’ 2 and promoting the opportunities associated with well-planned Garden Suburbs. It is therefore important that urban containment is balanced with delivering high quality development that supports existing best practice for planning for Garden Communities. Garden Communities is a relatively recent term used to encompass new Garden Cities, Suburbs or Villages. v. Birchall Garden Suburb provides a unique opportunity to deliver high quality and sustainable development, embracing existing best practice for Garden Communities and providing a boundary that is stronger than the existing, which also establishes a long-term

1 MHCLG (2018) Garden Communities Prospectus 2 TCPA (2017) Garden City Standards for the 21 st Century – Guide 1 Locating and Consenting New Garden Cities

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and strategic boundary for Welwyn Garden City therefore supporting the principle of urban containment in the long-term.

Question 9: If not should the proposed new boundary to the town be accepted?

Council’s Response:

w. As explained in the Council’s response to Matter 1 Question 8 the Council considers that the new boundary will be stronger than the existing and defined using physical features, which are readily recognisable and likely to be permanent, which is consistent with paragraph 85 of the NPPF. The proposal takes a strategic approach to supporting urban containment in the long-term and by planning for sustainable development and supporting existing best practice for Garden Communities.

Question 10: What is the rationale for the siting of this part of the development in a location where its residential areas appear isolated and remote from the urban area of Welwyn Garden City?

Council Response: x. This matter is addressed by the Council’s Joint Hearing Statement with East Herts District Council (Matter 7: Question 38) that accompanied the hearing session held on 30 th January 2018.

y. Paragraph b of the January 2018 statement makes it clear that the new suburb is being planned so it is fully integrated and sustainable. Paragraph e makes it clear how the proposal will be planned for comprehensively and in accordance with updated Garden City Principles (as set out in Section 14 of the Draft Local Plan: page 131). Furthermore, that a commitment is made to prepare an SPD to guide the comprehensive master-planning of the site.

z. The rationale for the site layout is informed by a range of factors, including the existing and/or former uses of the site including any constraints and the importance of delivering a high quality and sustainable development consistent with best practice for Garden Communities. An updated notional layout for the site is appended to this statement (Appendix A) that clearly illustrates any constraints and other factors informing the identification of the developable parcels within the site area. aa. The site will benefit from strong pedestrian and cycle links to existing residential neighbourhoods and the northern part of the BGS site, which integrates the neighbourhood with its surroundings, whilst retaining mature trees and other landscape features, taking account of Garden City Principles for high quality green space and supporting biodiversity and a landscape-led approach. The retention of the existing woodlands and open space help achieve good Garden City Principles of delivering generous, accessible and good quality green infrastructure. bb. The Council considers that the proposal balances a range of planning matters to successfully deliver high quality and sustainable development that supports best practice for Garden Cities.

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Question 11: How does the development of this part of the site fit in with Garden City principles?

Council’s Response:

cc. This matter is addressed by the Council’s Joint Hearing Statement with East Herts District Council (Matter 7: Question 38) that accompanied the hearing session held on 30 th January 2018.

dd. Paragraphs d and e of the January 2018 statement make it clear how the proposal is consistent with Garden City principles, as set out in Section 14 of the Draft Local Plan (page 131) and set out, in part, in paragraph e of the 2018 statement ee. It is noted that Paragraph 2 of the MHCLG Garden Communities prospectus states that: ‘this prospectus does not prescribe a single template for a garden community’ and that the TCPA document ‘Locating and Consenting New Garden Cities’ states on page 3 that there is no: ‘one size fits all approach to planning for growth’. The TCPA document goes on to state: ‘a whole portfolio of solutions is needed to meeting growth needs is necessary, and the right solution will depend on particular circumstances’. The TCPA document also promotes the opportunities associated with well-planned ‘garden suburbs’. ff. The Council therefore considers that the proposed Birchall Garden Suburb is highly consistent with Garden City Principles and existing best practice. For example, the MHCLG Garden Communities Prospectus states:

• ‘New garden communities should offer opportunities for significant long-term housing and economic growth in a local area’ • ‘Proposals must demonstrate how the new garden community fits with the housing need for the housing market area’. The Government supports proposals that ‘create a variety of new jobs’ and the ‘timely delivery of infrastructure necessary to underpin this’ • Proposals should be locally-led with the ‘backing of the local authorities in which they are situated’ and that government is ‘particularly interested’ in proposals which demonstrate ‘collaboration across local authority boundaries’ 3. gg. The TCPA ‘Locating and Consenting New Garden Cities’ document states at Section 1.3 the importance of ‘thinking strategically’ and supporting ‘ambitious local authorities from working with adjacent authorities to plan strategically for growth’ 4. hh. In terms of being consistent with the Garden City Principles these are referred to in the Council’s January 2018 statement and set out in the Draft Local Plan. Consideration to the ‘Garden Community Qualities’ set out in the MHCLG Garden Communities document also illustrates how consistent the proposals for Birchall Garden Suburb are with these. Selected, and not exhaustive examples, include:

ii. ‘Sustainable scale – built at a scale which supports the necessary infrastructure to allow the community to function self-sufficiently on a day-to-day basis’

• Policy SP19 sets out a series of detailed policy requirements clearly demonstrating how the proposal will provide for a wide range of services, facilities and infrastructure, including two neighbourhood centres, two primary schools and a

3 MHCLG (2018) Garden Communities Prospectus 4 TCPA (2017) Garden City Standards for the 21 st Century – Guide 1 Locating and Consenting New Garden Cities

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secondary school without which there will be a substantial shortfall at Welwyn Garden City. jj. ‘Well designed places – with vibrant communities that support a range of local employment types and premises, retail opportunities, recreational and community facilities’ and kk. ‘Great homes – offer a wide range of high quality, distinctive homes. This includes affordable housing and a mix of tenures for all stages of life’

• The Birchall Garden Suburb provides an opportunity to meet these requirements by planning for strategic scale development across two local authorities thus providing enhanced opportunities for services, facilities, and infrastructure. It also facilitates a comprehensive approach to master-planning with a policy commitment to prepare a Supplementary Planning Document to provide guidance to inform detailed planning for the site and ensure the achievement of high quality development. ll. ‘Transport – integrated, forward looking and accessible transport options that support economic prosperity and wellbeing for residents. This should include promotion of public transport, walking, and cycling so that settlements are easy to navigate, and facilitate simple and sustainable access to jobs, education, and services’

• Policy SP19 includes two policy requirements that state:

o Sustainable transport measures including the improvement of pedestrian links, cycle paths, passenger transport and community transport initiatives; o Suitable access arrangements and any necessary wider strategic and local highway mitigation measures, including addressing impacts on the A414 in , the B195 and the A1 (M).

• It is noted that County Council’s ‘South Central Hertfordshire Growth and Transport Plan Stage 3 Interventions Paper – Consultation Draft 6th January 2020 – 30 th March 2020’ includes, in addition to a wide range of innovative and sustainable transport proposals, a specific proposal for a Mass Rapid Transit link in Hertfordshire as part of their A414 Corridor Strategy. The proximity of the A414 to the proposed Birchall Garden Suburb provides an opportunity for this emerging Mass Rapid Transit link to connect with the proposed development and ensure innovative and highly sustainable connectivity.

mm. ‘Green space – generous, accessible, and good quality green and blue infrastructure that promotes health, wellbeing, and quality of life, and considers opportunities to deliver environmental gains such as biodiversity net gain and enhancements to natural capital’

• Policy SP19 includes requirements for significant formal and informal open spaces for leisure and recreation including provision of a green infrastructure corridor. The updated parameters plan (Appendix A) clearly shows plans for extensive green spaces as part of Birchall Garden Suburb including significant parkland. nn. Finally, the SPD for the proposed development will set out priorities relating to the design principles identified in the TPCA Garden Communities Guide 3: Design and Master- planning, which are:

• Ease of movement and connectivity • Walkable neighbourhoods

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• Diversity of housing and employment opportunities • Healthy and active communities • Multi-functional green infrastructure • Human scale, and • Designing for climate resilience.

Question 12: Is the development of this part of the site a sustainable option? Question 13: If so how/ why?

Council’s Response: oo. This matter is addressed by the Council’s responses to Questions 8 to 11 that clearly demonstrate how the site is both sustainable and consistent with Garden City Principles and best practice. The Council’s response to Question 11, in particular, sets out examples of how the proposal complies with a range of Garden City Principles that demonstrably overlap with the requirements of ensuring the site is sustainable and with government policy, such as the MHCLG Garden Communities Prospectus. pp. The number of dwellings that can be achieved on the whole site means that it is capable of providing a range of services and facilities that would not be possible if only part of the site were to come forward.

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APPENDIX A

Appendix B – SP19 Birchall Garden Suburb full list of modifications

Policy SP19 South East of Welwyn Garden City South east of Welwyn Garden City - SDS2 (WGC5)

Birchall Garden Suburb

Land at Birchall Garden Suburb is allocated for development in both the Welwyn Hatfield Local Plan (SDS2) and the East Herts District Plan (EWEL1), to accommodate approximately 2,550 new homes over the plan period, of which 1,200 will be in Welwyn Hatfield Borough and 1,350 in East Herts District.

East Herts District Council and Welwyn Hatfield Borough Council will continue to work together to ensure that the new suburb is delivered in a comprehensive manner across the local authority boundaries. Mechanisms will need to be established to ensure the effective delivery of infrastructure required to support the development.

A joint masterplan setting out the quantum and distribution of land uses , key views to protect heritage assets , access, sustainable design and layout principles will be prepared by Welwyn Hatfield Borough Council and East Herts District Council, working with the landowner and other key stakeholders. The Masterplan, which will be informed by the Strategy Diagram shown in Figure 12 below, will in form the basis of a Supplementary Planning Document which will provide further guidance on site specific matters. The SPD will provide additional detail with regard to design and layout principles (including any design code), the approach to character areas and site density, treatment of ecological and heritage assets, the approach to remediation, access and sustainable transport measures, the location of a Gypsy and Traveller site, phasing and delivery of infrastructure, mineral extraction and built development. Any application for development should be preceded by, and be consistent with, the Masterplan.

The site will be planned comprehensively to create a new sustainable community incorporating Garden City principles. Land adjacent to the existing edge of Welwyn Garden City will be formal in layout reflecting the character of the Garden City and Garden City principles. Further from the town, lower density development of a more semi-rural character that responds to the location and landscape will be more appropriate.

The developer must demonstrate the extent of the mineral that may be present and the likelihood of prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided. The developer will submit a detailed remediation strategy designed to secure a permanently safe environment for the human population and local wildlife and that following remediation will submit sufficient information to demonstrate that the site is not capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990.

In accordance with the relevant Local/District Plan policies the site will provide for :

a) A a wide mix of housing types, sizes and tenures, including affordable housing; housing for older people; and serviced plots of land to contribute towards meeting evidenced demand for self-build and custom housebuilding; b) A Gypsy and Traveller site of an area sufficient to accommodate a total of 15 pitches a serviced site for Gypsies and Travellers, which should deliver a total of 15 pitches (4 pitches for East Herts' and 11 pitches for Welwyn Hatfield's needs) to contribute towards the needs of both authorities, the location of which should be determined through the Masterplanning process, taking into account the latest Accommodation Needs evidence of both authorities ; c) A a neighbourhood centre in the East Herts part of the development and a small neighbourhood centre in the Welwyn Hatfield part of the development, each in an accessible location of a size and scale to meet the day-to-day retail needs of new residents; d) An an employment area in a visible and accessible location in accordance with an up-to-date assessment of need; this area would incorporate the Holdings in Welwyn Hatfield, together with land off Birchall Lane (currently allocated as a Waste Site (ref. AS008) in the Hertfordshire Waste Site Allocations Document) subject to there being no adverse impact on neighbouring residential amenity; e) Ccommunity facilities, including healthcare (in the East Herts part of the development) and leisure facilities; f) Eeducation facilities, including land for a two one 2 form entry primary school with Early Years Provision in Welwyn Hatfield and an all-through school land in East Herts for comprising a 2 form entry a primary school of up to three forms of entry with Early Years Provision and a secondary school of up to 8 eight forms of entry. All Schools schools should provide for the dual use of facilities for community purposes; g) Ssustainable transport measures that prioritise and encourage walkimg, cycling and the use of new and existing passenger transport networks. A sustainable transport networks. A sustainable transport strategy should support the application, which will set out the location of new routes and improved connections and will detail what measures will be in place to encourage patronage of passenger transport services from the outset of occupation including the improvement of pedestrian links, cycle paths, passenger transport and community transport initiatives ; h) Ssuitable access arrangements and any necessary wider strategic and local highway mitigation measures, including addressing impacts on the A414 in Hertford, the B195 and the A1(M). i) Fformal and informal open spaces for leisure and recreation, including play areas, sports fields, allotments and community orchards. Spaces will contribute to wider ecological networks including a strategic green infrastructure corridor from through to Hertford. As such, spaces should: • be accessible to both new and existing communities; • provide north-south and east-west connections, providing upgraded routes for walkers and cyclists, including the Lea Valley Path and Cole Green Way; • provide safe routes for wildlife, protecting and enhancing wildlife assets; • balance the needs of recreation and nature, providing animal infrastructure and undisturbed areas j) the conservation and, where appropriate, protection and enhancement of heritage assets and their settings, including Panshanger Registered Park and Garden, Hatfield House Registered Park and Garden, Birchall Farm and Holwellhyde Farmhouse, both on-site and in the wider area through careful masterplanning and appropriate mitigation measures, having regard to the findings of the Heritage Impact Assessment. A buffer of open land will be required adjacent to Panshanger Park, Birchall Farm and Holwellhyde Farmhouse. k) landscaping and planting; in order to complement wider green corridor and ecological network objectives, the site will protect and enhance areas of ecological importance through a landscape-led green infrastructure strategy. This strategy will create a network of linked habitats across the site which will, provide links to green infrastructure outside the site, facilitate the migration and movement of species, create buffers alongside existing ecological features, provide for recreational access in a way that protects sensitive habitats, and will contribute to achieving net gains to biodiversity across the site. An appropriate land management strategy will also be required. l) a landscaped green infrastructure buffer adjacent to the A414 and Burnside will be required to provide visual screening, and to ensure that homes and other land uses are not adversely affected by the impacts of noise and air pollution. The buffer will comprise appropriate design features to provide noise and air quality mitigation, flood attenuation, the creation of new habitats and public rights of way. This buffer will also provide visual screening of development from the A414 and mitigate the harm to heritage assets. Appropriate evidence will be required to inform the design of this buffer. m) Nnecessary utilities, including integrated communications infrastructure to facilitate home-working n) Ssustainable drainage and provision for flood mitigation; and

In order to ensure that the site is planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the masterplan, and will not prejudice the implementation of the site as a whole.

Justification

14.36 Development site SDS2 forms part of a development proposal for a large scale residential scheme for about 2,550 dwellings east and south east of Welwyn Garden City, straddling the boundary between Welwyn Hatfield and East Hertfordshire. This Council has been working with East Hertfordshire District Council to ensure that there is a comprehensive and co-ordinated approach to the development of Birchall Garden Suburb. This Council, East Hertfordshire District Council and Hertfordshire County Council (in its capacity as minerals and waste planning authority) will work together with the landowners and other key stakeholders to produce a masterplan for Birchall Garden Suburb which can be adopted jointly as a supplementary planning document.

14.37 The whole of Birchall Garden Suburb will function as an extension to Welwyn Garden City. So the whole of the site needs to have ready access to jobs and facilities in Welwyn Garden City. The East Hertfordshire part of Birchall Garden Suburb also presents the only feasible opportunity to provide a new eight form entry secondary school to serve Welwyn Garden City. SDS2 will need to have vehicular access from Cole Green Lane and the A414 (probably in the vicinity of the Holwell roundabout). Pedestrian and cycle links exist and additional ones can be provided to ensure integration with adjacent parts of Welwyn Garden City, as well as access for early phases of development to the small neighbourhood centre at Hall Grove.

14.38 SDS2 includes a large area of land that was used for mineral extraction and subsequently used for landfill. This land will not be developed for housing, but will be used as a substantial area of parkland. SDS2 also includes land currently in use as a waste facility to the south of Birchall Lane, straddling the boundary between Welwyn Hatfield and East Herts which is allocated in the Hertfordshire Waste Site Allocations Document, July 2014 alongside The Holdings, an area of land previously used for waste operations. These sites are not in the same ownership as most of the rest of Birchall Garden Suburb, but they are quite close to its centre. It is for these reasons that these sites are included within Policy SP 19 as an employment area. Given that some Class B uses, and particularly waste operations, can be noisy and produce dust, it is important that there is appropriate mitigation to protect the proposed housing and that development does not take place within the proposed employment area that is likely to prevent new housing being built or adversely affect the amenities of existing housing.

14.39 It is important to prevent the unnecessary sterilisation of mineral resources (which is a requirement of national policy and the Hertfordshire Minerals Local Plan) whilst ensuring that the site can be developed for housing during the plan period . It is for this reason that the developer is being required to demonstrate that consider , as a minimum, the opportunistic use of some minerals for development within the site needs to have been considered.

Given the presence of designated heritage assets in the vicinity of the development a Heritage Impact Assessment has been prepared. The Panhanger Park and Environs Heritage Impact Assessment July 2016, prepared by Beacon Planning Ltd, considered the potential impact of development at Birchall Garden Suburb on heritage assets including Panshanger Registered Park and Garden, Hatfield House Registered Park and Garden, Birchall Farm and Holwellhyde Farmhouse. The assessment made a number of recommendations to help conserve and enhance heritage assets including the need for an appropriate buffer to protect the setting of Panshanger Registered Park and Garden and the retention of open spaces and use of landscaping to mitigate the potential impact on the wider setting of Hatfield House. The masterplanning and subsequent development of the site will take place having regard to the findings of the Heritage Impact Assessment.

14.40 While the whole Birchall Garden Suburb development will be allocated for development in respective Local Plans, in view of its importance and complexity and to enable local communities to help further shape the proposals, there is a need for the subsequent preparation of a masterplan. This will develop the proposals to the next level of detail and will provide a clear platform for the preparation of planning applications. It must be prepared with the full involvement of landowners, local communities and all other interested parties and should comprise: • A Baseline Summary - to analyse existing information, research and community views in order to identify issues and options, known infrastructure requirements and the need for any further research. • The Masterplan itself - to take forward the baseline summary and develop the Local Plan policy through to development concept stage. It will illustrate the form and disposition of the development and establish the strategy towards matters such as access, sustainable construction standards, open space and design. It will consider infrastructure requirements in greater detail and any necessary matters of avoiding, mitigating or compensating for environmental impacts. It will be fully informed by the views of the local community and interested parties. • A Delivery Strategy - to identify how the development will be implemented, the programme, any matters to be resolved such as land assembly and preparation, infrastructure requirements and delivery, development phasing and likely need for development contributions. It will also identify the likely need for public sector intervention, by which agency and when.

14.41 This policy supports the spatial vision and borough-wide objectives 1, 2, 3, 5, 6, 7, 9 and 11.

Implementation

14.42 The masterplanned approach to the development of Birchall Garden Suburb will ensure that it functions as a new neighbourhood and sustainable extension to Welwyn Garden City. The policies for the strategic allocation focus on the principles of development and are not intended to provide policy guidance on every aspect. They must therefore be read in conjunction with other general development plan policies in respective Local Plans, including the development management policies in each Local Plan. Any discrepancies between Local Plans will be discussed and resolved through the jointly agreed masterplan. The policy is accompanied by an illustrative diagram which is to be used as a basis for masterplanning and will also help inform decisions on planning applications.