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REVIEW of GREEN BELT BOUNDARY CUFFLEY, HERTFORDSHIRE Prepared by APRIL 2009

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REVIEW of GREEN BELT BOUNDARY CUFFLEY, HERTFORDSHIRE Prepared by APRIL 2009 REVIEW OF GREEN BELT BOUNDARY CUFFLEY, HERTFORDSHIRE Prepared by APRIL 2009 Cuffley Green Belt Review Contact Information Nigel Bennett Metropolis PD 30 Underwood Street London N1 7JQ 020 7324 2662 2 Cuffley Green Belt Review LIST OF CONTENTS 1. Purpose of Study 5 2. Background to Study 7 3. Description of Site and Surrounding Area 13 4. Green Belt Issues 17 5. Conclusions and Recommendation 39 3 Cuffley Green Belt Review Cuffley Site The site and its context 4 Cuffley Green Belt Review 1. PURPOSE OF STUDY Introduction This study has been produced by Metropolis Planning and Design in response to the Government Office for East of England’s directive to review the Green Belt boundaries in Welwyn Hatfield to accommodate growth up till 2031. This study ties in with our representations to the Council’s ‘Issues and Options’ Core Strategy published for consultation in early March. It is the intention that this study will inform the Local Authority’s district wide review of the Green Belt boundaries; however the study is focused on Cuffley and its surroundings. The purpose of the study is to review the possibility of altering the Green Belt boundary around Cuffley and more specifically to release a 22.6 ha piece of land by Northaw Road East. The location of the site is shown on the map attached on the opposite page. Sustainability Appraisal An appraisal produced by Metropolis Green assessing the sustainability credentials of the site was submitted to the Council in January. The Sustainability Appraisal included information on the sustainability of a potential development at the site and a detailed assessment of Cuffley and the subject site in terms of location, services and infrastructure. 5 Cuffley Green Belt Review Map of Green Belt within East England 6 Cuffley Green Belt Review 2. BACKGROUND TO STUDY Introduction The East of England region has one of the fastest growing economies in the country and includes large parts of three of the four growth areas; Milton Keynes South Midlands, Thames Gateway and London-Stansted-Cambridge corridor. Whilst this brings benefits to the residents of the region, it is also creating increasing pressures on housing, transport and other infrastructure and services. The East of England now faces challenges in accommodating future sustainable growth. The London Arc is the area in East of England closest to and most strongly influenced by London and includes the districts of Broxbourne, Dacorum, Hertsmere, St Albans, Three Rivers, Watford, Welwyn Hatfield, Brentwood and Epping Forest. Cuffley is located in the London Arc and faces particularly strong demand and pressures which are likely to intensify further because of the close proximity of the village to London. The overall spatial vision as set out in the East of England Plan is to ensure that by 2021 the region “will be realising its economic potential and providing a high quality of life for its people, including by meeting their housing needs in sustainable inclusive communities” whilst ensuring a reduced impact on climate change and the environment (The East of England Plan, para 2.2). The Local Authorities within the East of England adjoining London are all covered to a great extent by Metropolitan Green Belt. In Welwyn Hatfield, Green Belt covers 80% of the District. In response to the increasing pressures to provide housing and as a result of the economic growth of the area, the Government Office for the East of England has initiated a review of the Green Belt boundaries in Stevenage, Hemel Hempstead, Harlow and Welwyn Hatfield District in order to ensure that regional development needs are met at the most sustainable locations. The East of England Plan advises that the reviews will result in significant change locally but that they can be made without eroding the principles and overall functioning of the Green Belt. Policy Context The Development Plan in this case comprises the East of England Plan (May 2008) and saved policies of the Welwyn Hatfield District Plan (2005). The Council has recently published their ‘Issues and Options’ Core Strategy and it is anticipated that the Core Strategy which will replace the District Plan will be adopted in 2011. East of England Plan (May 2008) The East of England Plan directs strategically significant development to major urban areas for sustainability reasons, in keeping with national planning guidance. However, it recognises that tightly drawn green belt boundaries have resulted in it becoming difficult to meet development needs, particularly for housing. This has resulted in a greater dispersal of development which contributes to unsustainable travel patterns. 7 Cuffley Green Belt Review Cuffley Green Belt in Hertfordshire 8 Cuffley Green Belt Review 2. BACKGROUND TO STUDY The East of England Plan aims to achieve a better balance between housing supply and demand and it indicates that the release of some land from the Green Belt will help address the shortage of sites available for new housing development. East of England Plan Policy SS7 ‘Green Belt’ states that although it is considered that the broad extent of Green Belts in the East of England are appropriate and should be maintained, there is a need for strategic reviews of green belt boundaries in Stevenage, Hemel Hempstead, Harlow and Welwyn Hatfield. It is advised that these reviews will have to satisfy national criteria for green belt releases, accord with the spatial strategy, and ensure that sufficient land is identified to avoid the need for further review to meet development needs before 2031. The supporting text of Policy SS7 refers to Policy SS2 which directs strategically significant development to major urban areas for sustainability reasons. These reasons apply equally to urban areas within as well as beyond the green belts. It is stated that tightly drawn green belt boundaries, while assisting urban concentration, have made it increasingly difficult to meet development needs, particularly for housing, resulting in greater dispersal of development and thereby contributed to unsustainable travel patterns. Policy H1 ‘Regional Housing Provision 2001 to 2021’ sets the minimum housing requirements for the region at 508,000 net additional dwellings over the period 2001 to 2021. Taking account of completions of 105,550 between 2001 and 2006 the minimum regional housing target 2006 to 2021 is 402,540. The housing target for Welwyn Hatfield District Council has been set at 10,000 net additional dwellings to be built between 2001 and 2021. By April 2008, 4,155 new dwellings had been built, leaving a requirement of 5,845 new dwellings to be built in the borough by 2021. The East of England Plan states that the areas within the London Arc face very strong housing demand and development pressures are intense. It is advised that the key challenge here is to balance the priorities of restraining urban sprawl, enhancing the countryside and meeting development needs in sustainable ways. The Plan states that this will be done by retention and enhancement of the Green Belt and by accommodating development through effective use of the land within urban areas and selective Green Belt review (para 13.37). 9 Cuffley Green Belt Review 2. BACKGROUND TO STUDY Issues and Options Core Strategy (March 2009) The Council published their Issues and Options Core Strategy for consultation in March and it is anticipated that the Core Strategy will be adopted in 2011. The adopted District Plan currently focuses development in Hatfield and Welwyn Garden City whilst limiting development in the smaller settlements in order to maintain their Green Belt boundaries. This approach is being reconsidered in light of the Government Office for East of England’s directive to review the Green Belt boundaries in Welwyn Hatfield and the Issues and Options Core Strategy reflects this. The Issues and Options document advises that in order to accommodate the minimum housing target of 10,000 new homes by 2021 it will be necessary to release some land from the Green Belt (para 6.229): “Our monitoring indicates that the majority of sites in the existing supply chain involve the use of previously developed land. However, it is not anticipated that previously developed sites will continue to come forward in sufficient numbers or size to accommodate all of the minimum targets for housing growth required of us by the East of England Plan by 2021 and beyond, and we will therefore need to release some land from the Green Belt.” Between April 2001 and March 2008, a total of 4,155 new homes were built in the Borough. This means that at least a further 5,845 new homes will need to be completed by 2021 in order to reach the regional minimum target. The Options for Housing Distribution are identified as either: PG 31 - Proportionate Distribution - with the main focus for housing growth in and around Welwyn Garden City and Hatfield with the large villages of Brookmans Park, Cuffley, Digswell, Little Heath, Oaklands and Mardley Heath, Welham Green, Welwyn and Woolmer Green also having to accommodate some limited housing growth. Or: PG32 - Growth concentrated in urban extensions focused in large scale urban extensions around either, or both, Welwyn Garden City and Hatfield. The following locations are identified as having potential for major growth: • South East of Welwyn Garden City (B); • North west of Hatfield (C); • West of the redeveloped part of Hatfield Aerodrome (D); • West of Ellenbrook and Roehyde (E); • South Hatfield (F); • West and south of Brookmans Park (H); and • West and south-west Cuffley (I). 10 Cuffley Green Belt Review 2. BACKGROUND TO STUDY In addition to the locations with potential for major growth, the following areas have been identified as having potential for minor growth: • North east of Welwyn Garden City (A); • East of Welham Green (G); • South and north west of Welwyn (J); • Oaklands and Mardley Heath (K); • North of Woolmer Green (L); • East of Little Heath (M); and • East of Digswell (N).
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