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
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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
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Cuffley
Site
The site and its context
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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.
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Map of Green Belt within East England
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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.
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Cuffley
Green Belt in Hertfordshire
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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).
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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).
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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).
The Key Diagram showing the locations for potential major and minor growth is attached at page 20.
The Hierarchy of Centres is set out in Table 7 of the Issues and Options document. Cuffley is identified as a ‘Large Village Centre’ along with Brookmans Park, Welham Green and Welwyn. A Large Village Centre is said to be a centre which provides a range of shops, services and community facilities providing for day-to-day needs. Most have GP surgeries and a small supermarket, post office, newsagent and a pub.
The Issues and Options document states that depending on the density of development, the area west and south-west of Cuffley has the potential to accommodate in the region of 1,700 to 2,500 new homes.
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1
Site location and surrounding area
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3. DESCRIPTION OF SITE & SURROUNDING AREA
Site Description
The subject site is located along Northaw Road East and comprises approximately 22.6 ha. The site directly adjoins the existing settlement of Cuffley to the south west, by Kingswell Ride, Colesdale and Burleigh ay.W
The site comprises agricultural land and has a natural hedgerow boundary enclosing the land to the north, west and south-east. Northaw Road East runs along the south-eastern boundary of the site. The land has been classified as Grade 4 ‘poor’ agricultural land. The grades run from 1 (excellent) to 5 (very poor), as outlined below:
Agricultural Land Classification Grades:
Grade 1 (excellent) Grade 2 (very good) Grade 3a (good) Grade 3b (moderate) Grade 4 (poor) Grade 5 (very poor)
The site is located within the Metropolitan Green Belt and is identified to form part of the Northaw Common Parkland Landscape Character Area. The Proposals Map does not identify any other designations or allocations for the site, however to the north of the site and to the south (on the other side of Northaw Road East) are Areas of Archaeological Significance. An extract from the Proposals Map is included on page 16.
The Northway Common Parkland Landscape Character Area has a strong historical and cultural pattern evident in the landscape and parkland features. Visibility in the area is limited or framed by topography, vegetation and access restrictions. Informal recreation is restricted as much of the land is used exclusively for the enjoyment of private land owners. The subject site is privately owned and does not have public access.
Description of Surrounding Area
Cuffley is a large village located in the south-eastern corner of Welwyn Hatfield District, situated in the south of Hertfordshire. Cuffley is the fourth largest settlement in Welwyn Hatfield in terms of size (after Welwyn Garden City, Hatfield and Brookmans Park) and the third largest settlement in terms of population (after Welwyn Garden City and Hatfield).
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Transport Links 14 Cuffley Green Belt Review
3. DESCRIPTION OF SITE & SURROUNDING AREA
The towns and settlements in order of size are listed below (showing population in brackets):
• Welwyn Garden City (43,252); • Hatfield (27,883); • Brookmans Park (3,475); • Cuffley (4,295); • Digswell (1,428); • Little Heath (966); • Oaklands and Mardley Heath (2,806); • Welham Green (2,719); • Welwyn (3,254); and • Woolmer Green (1,277).
Welwyn Hatfield is highly accessible from north and south by road and rail. The A1(M) passes through the borough north-south and connects to the M25 to the south. The borough is well served by the main east coast railway line which runs from London to the North East of England and Edinburgh. Regular services run from Kings Cross to Cambridge and Peterborough, calling at Hatfield, Welwyn Garden City and Welwyn North. In addition, slower services to Moorgate also call at Welham Green and Brookmans Park. There is a train station at Cuffley which is on the line from Moorgate to Stevenage via Hertford North. The subject site is located less than 1km from the station in Cuffley, which is only a 10-15 minute walk, 5 minutes cycling or a short bus ride away.
Cuffley has a ‘large village centre’ as defined by the Council in its Hierarchy of Centres (Table 7 of the Issues and Options Core Strategy). This centre provides the local community with its basic needs but currently is lacking vitality and viability due to lack of critical mass to support some of the services. This is evident in the number of existing vacant retail units along the High Street. However, the centre has the potential to become a thriving hub for residents in Cuffley with most of the infrastructure already in place and the development of the site would greatly enhance the opportunities for local business in the centre.
View from Site
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Designated Areas surrounding Cuffley from District Plan Proposals Map
Green Belt
Landscape Character Areas
Wildlife Site Areas
Area of Archaeological Significance
Main River
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4. GREEN BELT ISSUES
Introduction
The Metropolitan Green Belt in Welwyn Hatfield has been drawn excessively tight around the urban settlements, resulting in nearly 80% of the district being covered by Green Belt.
This approach is discouraged in PPG2 which states:
“Where detailed Green Belt boundaries have not yet been defined, it is necessary to establish boundaries that will endure. They should be carefully drawn so as not to include land which it is unnecessary to keep permanently open. Otherwise there is a risk that encroachment on the Green Belt may have to be allowed in order to accommodate future development. If boundaries are drawn excessively tightly around existing built-up areas it may not be possible to maintain the degree of permanence that Green Belts should have. This would devalue the concept of the Green Belt and reduce the value of local plans in making proper provision for necessary development in the future.”
The overriding aim of national planning guidance in PPS1 and consistent throughout all other Government policy advice is to ensure sustainable development. In Welwyn Hatfield the opportunities for development of brownfield sites lie almost entirely within Welwyn Garden City and Hatfield. The Council has acknowledged that there is shortage of previously developed sites and therefore it is necessary to release some land from the Green Belt to accommodate future growth. The main issue will be to determine where it is most sustainable to do so.
In 2005, 2.53 hectares of the Green Belt were removed as part of the District Plan Review. Approximately 2.39 hectares were removed at Harmer Green Lane, Digswell and 0.14 hectares at Digswell Park Road, Welwyn Garden City. These releases represented minor local adjustments only, of no strategic value or significance.
PPG2 Purposes of Green Belt
The fundamental aim of Green Belt is to prevent urban sprawl by keeping land permanently open. The most significant attribute of Green Belt land is therefore its openness.
According to PPG2, the use of land in designated Green Belts plays a role in fulfilling the following purposes:
• To assist in safeguarding the countryside from encroachment; • To check unrestricted sprawl in large built-up areas; • To prevent neighbouring towns from merging into one another; • To preserve the setting and special character of historic towns; and • To assist in urban regeneration by encouraging the recycling of derelict and other urban land.
Each of these purposes are explored further with reference to the subject site, as follows:
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The site is bounded by a private access road to the west and a These are defensible boundaries which will help prevent main road to the south encroachment into the surrounding countryside and will provide a logical containment of the site.
Private Access Road
Road
Green Belt
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4. GREEN BELT ISSUES
To assist in safeguarding the countryside from encroachment
The site is bounded by Northaw Road East to the south east and by the existing settlement to the west. To the north and west of the site are private access roads. These are defensible boundaries which will help prevent encroachment into the surrounding countryside and would provide a logical containment of an urban extension of Cuffley in this location.
To check unrestricted sprawl of large built-up areas
The subject site is located directly adjacent to the settlement of Cuffley and the development of this site would thus create a natural extension to the built up area. Development within the Green Belt area surrounding Cuffley has been successfully restricted in the past with only minor incursions. The release of this site from the Green Belt to allow the provision of much needed new housing will ensure that the Council will work towards meeting its housing target in a plan- led way rather than in an ad-hoc manner. Furthermore, Cuffley is a relatively small settlement and cannot be described as a ‘large built-up area’ compared to Welwyn Garden City and Hatfield and a limited urban extension to Cuffley will therefore not appear as unrestricted sprawl in the wider picture. Such a release would also allow the Authority to take a stronger policy position to protecting the Green Belt in the future through alleviating some of the development pressure and help give the Green Belt the degree of permanence it is intended to have, through revised robust and defensible new boundaries.
To prevent neighbouring towns from merging into one another
There is approximately 1.2 miles of green belt between the neighbouring village of Northaw, to the west of Cuffley. The release of the 22.6ha site, approximately 0.3 miles in width, will not result in the merging of Cuffley and Northaw. An approximate distance of 0.9 miles of Green Belt will be maintained between the two settlements.
To preserve the setting and special character of historic towns
This test is not considered to be relevant to this study as Cuffley is not an historic village. Furthermore, the village of Northaw will not be unduly affected by the development of the site due to the distance between the two settlements. Views from Northaw already include the existing settlement of Cuffley and the proposed development would therefore not cause detriment to existing views. Any new development at the site would also be subject to extensive screening proposals.
To assist in urban regeneration by encouraging the recycling of derelict and other urban land
The release of the site from the Green Belt will assist in the objectives of creating sustainable and rounded communities. The main focus is still to provide development on brownfield urban land, however there is a consensus that there is not enough previously developed land to accommodate the need for housing and therefore the next main priority is to locate development in the most sustainable locations, such as this.
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Locations identified for potential major and minor growth.
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4. GREEN BELT ISSUES
PPS1 Sustainable Development
PPS1 sets out the principal planning policies on the delivery of sustainable development through the planning system. It is stated that planning should facilitate and promote sustainable patterns of urban and rural development by:
• Making suitable land available for development in line with economic, social and environmental objectives to improve people’s quality of life; • Contributing to sustainable economic development; • Protecting and enhancing the natural and historic environment, the quality and character of the countryside, and existing communities; • Ensuring high quality development through good and inclusive design, and the efficient use of resources; and • Ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community.
The Issues and Options Core Strategy sets out two options for housing distribution. The first is PG 31 - ‘proportionate distribution’ and the second is PG 32 - ‘growth concentrated in urban extensions’.
In the first option growth would be focussed in and around Welwyn Garden City and Hatfield with some housing growth in the large villages of Brookmans Park, Cuffley, Digswell, Little Heath, Oaklands and mardley Heath, Welham Green, Welwyn and Woolmer Green. Brookmans Park and Cuffley are identified as being able to accommodate major growth with the remaining large villages identified as being able to accommodate minor growth.
In the second option, the housing growth would be concentrated in one or two large extensions to Welwyn Garden City and/or Hatfield, with ten locations identified as having the potential to accommodate growth. For this option this review discusses the five locations identified as having potential for major growth around Welwyn garden City and Hatfield. These include: South East of Welwyn Garden City, North West of Hatfield, West of the redeveloped part of Hatfield Aerodrome, West of Ellenbrook and Roehyde and South Hatfield.
The Key Diagram showing the locations of the areas of potential major and minor growth is shown on the opposite page. Each of the 13 locations identified above will be discussed in terms of green belt principles and sustainability issues.
Areas identified as having major growth potential as large extensions to Welwyn Garden City and/or Hatfield
South East of Welwyn Garden City (Potential Growth Area B)
This area is located north of the A414 and the Council advises that depending on density of development, the area has potential to accommodate in the region of 3,400 to 5,000 new homes. Due to the size of the development the Council advises that there is potential to also accommodate a new neighbourhood centre as part of the proposal.
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Potential Growth Area B
Potential Growth Area B
Potential Growth Area C
Potential Growth Area C 22 Cuffley Green Belt Review
4. GREEN BELT ISSUES
The area adjoins some wildlife sites and local nature reserves. There are known issues of contamination in parts of the area. There is concern that development here could be dominant in the Lee Valley.
This area is bordered by the A414 and the B195 to the north east, east and south. To the north the area adjoins Welwyn Garden City. These boundaries would act as barriers helping to prevent further encroachment of the Green Belt.
The area is not within easy walking distance to the town centre or the railway station and this would inevitably lead to more people using their cars to commute to their workplace and to access services at the town centre. The Council has suggested that there may be potential to provide a neighbourhood centre within the area and this would resolve the issue of access to local services. It is likely however, that this neighbourhood centre would not have more than a few local services and therefore there would still be need for residents to go into the main town centre. Furthermore, the provision of a new neighbourhood centre may draw people from nearby areas who currently use other existing centres which could impact on the vitality and viability of those centres.
North West of Hatfield (Potential Growth Area C)
This area is the flat area of land to the north of Hatfield Garden Village and to the west of the A1(M). The Council has suggested a potential to accommodate in the region of 2,000 to 2,900 new homes here, depending on density of the development.
The main concern with developing this area is that it could lead to the merging of Hatfield with Stanborough and Lemsford, effectively joining up Hatfield with Welwyn Garden City. This would run contrary to one of the main five PPG2 purposes of Green Belt land. Although the release of part of the Green Belt in Welwyn Hatfield District will inevitably affect the character of the District, it is considered that the coalescence of the two main settlements would have a seriously detrimental impact on the character of the District and should be avoided. The release of Green Belt land in other locations would not have such a serious impact and therefore represent better alternatives.
Another concern is that the nearby junction of A1(M) is predicted to be at capacity by 2013. There could also be an issue with noise impact due to the proximity of the area to the A1(M).
In terms of sustainability it is considered that this area fails on several counts. It is not located within walking distance to a railway station or local services which will encourage car usage. The provision of housing in this location could result in more out-of-centre shopping which would be of detriment to Hatfield town centre. The development of this land may have a detrimental impact on natural resources as it could affect County Wildlife Sites and the river Lea to the east could be affected by run-off. Furthermore, large Areas of Archaeological Significance are also likely to be affected.
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Potential Growth Area D
Potential Growth Area E
Potential Growth Area D and E
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4. GREEN BELT ISSUES
West of the redeveloped part of Hatfield Aerodrome (Potential Growth Area D)
This is the area adjoining the recent development of Hatfield Business Park on the former Hatfield Aerodrome site. The Aerodrome development is intended to provide over 7,000 new jobs and there will also be 1,500 new homes. It includes a new primary school and community hall and the construction of a neighbourhood centre was completed in early 2008. The neighbourhood centre provides local shopping facilities and food outlets and a children’s day nursery. The former Comet Test Hangar, a listed building, has been converted into a sports and leisure club.
It is anticipated that this area has the potential to accommodate in the region of 3,300 to 4,800 new homes. The main benefit of developing this area is that it is close to a neighbourhood centre and has access to employment opportunities. However, there are real concerns about the impact the development would have on the character of the countryside, natural resources as well as economic and social impacts.
The development could spread over the borough boundary into St. Albans, raising issues of potential coalescence with Smallford. There are known mineral reserves in the area and these would need to be worked out first, which could delay the delivery of development. There are also issues with contamination which could be costly to remedy.
The provision of an additional 3,300 to 4,800 new homes in this location could have a detrimental effect on the viability and vitality of Hatfield town centre as future residents are likely to use the new neighbourhood centre and could draw people away from Hatfield town centre.
In terms of traffic impact, the development is likely to increase traffic on the surrounding ‘A’ and trunk network. The area is not located within walking distance from a railway station although there is a bus service connecting the aerodrome site with Hatfield town centre.
West of Ellenbrook and Roehyde (Potential Growth Area E)
This area lies to the north and south of the A414 and is separated from the rest of Hatfield by the A1(M). The Council has suggested that there is potential to provide between 2,100 and 2,900 new homes here. Development of this area raises many of the same issues as with growth area D discussed above. There is concern that development in this location could raise issues of potential coalescence with Smallford, but also with Sleapshyde and Colney Heath. As discussed previously, the merging of existing settlements should be avoided in order to protect the character of the District.
The Council has also raised concerns regarding access to local services and community facilities as the area is disconnected from Hatfield town centre. Again, the area is not located near a railway station which could increase car use, as could the proximity of the A1(M) and the M10 via the A414.
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Potential Growth Area F
Potential Growth Area F
Potential Growth Area H
Potential Growth Area G and H
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4. GREEN BELT ISSUES
The Council has also advised that development of this area is likely to lead to the loss of high grade agricultural land. In addition there is concern regarding flooding as part of the area is located within a flood risk zone.
South Hatfield (Potential Growth Area F)
This area lies to the south of the A1001 and north of Welham Green. Development potential is suggested to be between 900 and 1,300 new homes.
The development of this area would lead to the merging of Hatfield and Welham Green with the serious effect this would have on the established character of the District. The A1001 is a strong physical barrier between the proposed development and Hatfield and this would impede links to the infrastructure of Hatfield.
The area lies within walking distance to Welham Green railway station, however the area is not wholly sustainable due to the lack of nearby services and community facilities. This area contains Wildlife Sites and also falls within the Watling Chase Community Forest.
Areas identified as having potential to accommodate proportionate distribution of housing
East of Welham Green (Potential Growth Area G)
East of Welham green is identified as a potential minor growth area. The Council has indicated that there is a potential to build 600 to 900 new homes on land east of Welham Green. The area is separated from the village by the railway line but it is close to the station and Hatfield. Another advantage is that it would not need to be connected to the Rye Meads sewage treatment works.
A new development at this site may lack identity due to the railway separating it from the main village, which could lead to social exclusion and reduced community interaction, which is integral for sustainability. There are a number of environmental issues associated with the location of the site. The main issue is the close proximity of Millwards Park, which is a registered park/garden and is also a county wildlife site. Another disadvantage of this site is the limited number of houses that the land could accommodate, in comparison to Cuffley.
West and South of Brookmans Park (Potential Growth Area H)
This is the area to the west of Brookmans Park which the Council has identified as having potential for major growth and could provide in the region of 2,600 to 3,900 new homes. The area lies within the Watling Chase Community Forest with considerable wooded areas to the south of Brookmans Park. There are also designated Wildlife sites within the area.
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Potential Growth Area I
Potential Growth Area I and subject site
Subject Site
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4. GREEN BELT ISSUES
Brookmans Park station with good links to London, Potters Bar, Hatfield and Welwyn Garden City lies within walking distance of the area.
Brookmans Park has a large village centre, although it is smaller than the one in Cuffley and would not be able to serve local residents’ day to day needs.
The landscape character in this location is sensitive and the development of this area would possibly have a greater impact on the landscape than compared to some of the other potential growth areas.
The existing development pattern of Brookmans Park is of low density housing and any development in this location should reflect the current character of the settlement. This would lead to the release of a larger area to accommodate the new housing than would be the case in some of the other potential growth areas where a higher density could be achieved.
South and South-West of Cuffley (Potential Growth Area I)
The potential growth area is located to the south and south-west of Cuffley, north of the M25. The Council advises that this area has the potential for major growth and could accommodate in the region of 1,700 and 2,500 new homes, depending on the density of the development. This area avoids many of the problems identified with the other areas of potential major growth. Most importantly this is a highly sustainable location. The Sustainability Appraisal, produced by Metropolis Green in January 2009, discusses the sustainability credentials of the site in depth, some of which are detailed below.
The subject site is close to shops and the neighbourhood centre. The west side of Cuffley is 0.3 miles from the village centre, approximately a 10 – 15 minute walk or 5 minute bike ride. This would reduce the carbon dioxide emissions associated with local travel, thus helping to mitigate climate change. The shops and neighbourhood centre would provide new residents with local goods and services and in return the new development would significantly boost local demand for services and shops thus revitalizing the town, stimulating the local economy and creating more opportunity for local businesses.
Development at the subject site would deliver affordable housing where currently there is none. A combination of private and affordable homes would ensure that the development would provide much-needed affordable housing and would increase the diversity and vitality of communities, providing mix of tenure and dwelling types.
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4. GREEN BELT ISSUES
Cuffley School is approximately 0.3 miles from the west side of Cuffley. This means that many children will be able to walk to school, which reduces traffic congestion associated with the school run and the emission of greenhouse gases. Cuffley has direct transport links to Hertfordshire University via bus and the village also has good access to excellent higher educational establishments in London because of Cuffley’s train links to central London.
The fact that any development in the West and South west of Cuffley would not require links into Rye Meads sewage treatment works is a major sustainability advantage for proposing development in this area. The Rye Meads sewage treatment plant is an internationally designated biodiversity site. RSPB have been working with Thames Water Utilities at the Rye Meads developing the reed-bed network in a former lagoon to encourage over-wintering birds, and bring back the booming bittern. Other identified development locations would need to be linked to the Rye Meads sewage treatment system which could have a detrimental effect to the ecology of the area.
Cuffley has a number of sustainable transport options. The west side of Cuffley is 0.3 miles from the railway station, approximately a 10 – 15 minute walk, or 5 minute bike ride. This would reduce the carbon dioxide emissions associated with local travel, thus helping to mitigate climate change. The local bus service is just one sustainable transport option for Cuffley residents. Buses link Cuffley to Potter’s Bar, Brookmans Park, Goff’s Oak, Hatfield, Hertford, Turnford and Cheshunt as well as a number of smaller villages. Bus stops are located along Northaw Road East, Cuffley high street and at the train station.
It suggests in the Core Strategy Issues and Options consultation document, that because Cuffley Station is on the slow line to London, commuters may drive elsewhere, for example to Potters Bar train station. To refute this, the train journey from Cuffley to Finsbury Park is only 26 minutes. The train journey from Potters Bar to Finsbury Park takes 10 minutes on the fast train and 21 minutes at all other times. It is arguable that the time taken for commuters to drive to Potters Bar to catch the fast train, would take the same amount of time to simply catch the Cuffley train in the first instance. The prospect of commuters’ driving to Potters Bar is therefore highly unlikely – this could be highlighted in a Home User Guide for new residents detailing the sustainable travel options.
The Core strategy Issues and Options consultation document indicates that there is potential for air quality issues due to Cuffley’s close proximity to the M25. However, all the locations that are identified as having potential for growth, are in close proximity to the M25 and A1(M) as illustrated by table 1. As such, regardless of the location of the development, air pollution associated with any increase in car traffic is unavoidable.
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4. GREEN BELT ISSUES
Table: 1. Straight-line Distance between Potential Growth Areas and the M25 and the A1(M)
Potential Growth Area Distance to M25 Distance to A1(M) (approx) (approx) East of Welham Green 3.1 miles 1.1 miles West and South of 2.0 miles 0.8 miles Brookmans Park Cuffley 1.5 miles 5 miles South and North West of 9.4 miles 0.2 miles Welwyn Oakland and Mardley Heath 11 miles 0.2 miles North of Woolmer Green 11.7 miles 0.7 miles Little Heath 1.5 miles 1.6 miles
The housing targets will have to be met and this will lead to an increase in car traffic, and therefore air pollution and greenhouse gas emissions. The key however, is to look at the sustainable transport options available to the residents of each identified location. As has already been discussed Cuffley has particularly good sustainable transport links. It is serviced by various bus routes and the train station, which would reduce the need to travel by car and reduce the greenhouse gases associated with vehicular transportation.
The west and south west of Cuffley is an area of potential overland flow for flood water due to the fairly steep topography. A Flood Risk Assessor would however; recommend the Sustainable Urban Drainage Systems (SUDS) that would ensure that peak rate run-off into watercourses is no greater for the developed site than it was for the pre-development site. In addition the water quality should be improved before it is discharged into watercourses using specified SUDS technology. SUDS technologies include: permeable surfaces, filter strips and swails, infiltration devices, rainwater harvesting mechanisms, basins and ponds and green roofs.
The west and south west of Cuffley is an attractive landscape. This however is not an issue associated solely with Cuffley; it will be a sustainability disadvantage for any land released from the green belt. Any proposed masterplan would incorporate landscape screening to the west of the development at the subject site; this would ensure that views are protected from the main approach into Cuffley, thus maintaining the character of the area. In addition, green roofs and walls could be included in any potential development to maintain the rural character of the Village. Green roofs also benefit the reduction in surface water run-off. The design of any scheme would have to be sympathetic to the sensitivities of local views and character, a local and natural palette of materials would be appropriate.
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Potential Growth Area K
Potential Growth Area J
Potential Growth Area J and K
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4. GREEN BELT ISSUES
It has already been determined that the development of the site would not result in the coalescence of Cuffley with Northaw or any other nearby settlement. An approximate width of 0.9 miles of Green Belt would be maintained between the two settlements, thus preserving the established character of the District.
The Council advises that one of the key challenges for Welwyn Hatfield will be to reconcile the requirement for growth with the need to protect and where necessary enhance natural resources and environmental assets. There is a Site of Special Scientific Importance (SSSI), a Local Nature Reserve and a number of County Wildlife Sites either within or in close proximity of the growth area. There are also two Areas of Archaeological Significance within the area. The subject site itself however, has no designations except being located within the Green Belt and any development of the site would ensure that any potential adverse effects on natural or historic assets would be mitigated or prevented.
The Core strategy Issues and Options consultation document suggests that Wormley Wood which is an internationally designated nature conservation site could be sensitive to increased recreation and air pollution associated with new development at west/south west Cuffley. Wormley Wood is approximately 3.2 miles away from the subject site and a Suitably Qualified Ecologist would determine the measures that should be taken to prevent and mitigate any possible adverse impacts a new development would have on the wood.
The site is privately owned and not open to the public. As such, it has no associated recreational benefits or purposes. The land is classified as Agricultural Land Classification Grade 4 (poor) and PPS7 ‘Sustainable Development in Rural Areas’ advises that where significant development of agricultural land is unavoidable, local planning authorities should seek to use areas of poorer quality land (grades, 3b, 4 and 5). There are no known contamination issues on the site and it is through that any mineral resources would not be affected.
The site is bounded by Northaw Road East to the south, by the existing settlement to the east and by private access roads to the north and west. These are defensible boundaries which is important in safeguarding the countryside from encroachment.
South and North-West of Welwyn (Potential Growth Area J)
Combined, the areas to the South and North-West of Welwyn have the potential to accommodate 500- 700 new homes and is identified as minor growth area. Development at these locations would lead to increased car travel, thus resulting in increased carbon dioxide emissions. Residents would have to drive to Digswell or Welwyn Garden City to access train stations.
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Potential Growth Area L
Potential Growth Area L
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4. GREEN BELT ISSUES
The close location of the South and North-West of Welwyn to the A1(M) could result in increased congestion at A1(M) junctions providing access to the town, leading to further air pollution and health problems associated with the motorway.
There are other broad locations more suitable than the South and North-West of Welwyn, especially since any development in these locations would require connection to the Rye Meads sewage treatment plant.
Oaklands and Mardley Heath (Potential Growth Area K)
Oaklands and Mardley Heath is identified as a potential minor growth area. Development to the west of the A1(M) and to the East of Danesbury park Road of 200 to 300 new homes could lead to the coalescence of Welwyn and Oaklands which is contrary to one of the key purposes of including land within the Green Belt.
The close proximity of this location to the A1(M) could result in increased congestion at A1(M) junctions providing access to the town. This could lead to further air pollution and health problems associated with the motorway, especially since the closest train station, Welwyn North, is approximately 2.1 miles away.
This is another development location which would need connecting to, and put strain on, the Rye Meads sewage treatment works.
North of Woolmer Green (Potential Growth Area L)
North of Woolmer Green is identified as a potential minor growth area. The Council has identified two areas to the north of Woolmer and the Southof Knebworth, both to the west of the Great North Road, to contribute 100 to 200 houses to the borough.
Woolmer and Knebworth could merge which is contrary to one of the key purposes of including land within the Green Belt. Development in this area could result in increased travel. Woolmer has a limited service centre which may not be able to support a new development, further increasing travel to other service centres. The close proximity of Knebworth, which is in the borough of Hertford, means that some custom may leave the borough of Welwyn Hatfield and this could potentially have a detrimental effect on the local economy.
The distance to Knebworth rail station is approximately 1.3 miles, although some people may be willing to cycle to the station, and there are buses to the station, many others may drive, increasing carbon dioxide emissions.
This is another development location which would need connecting to, and put strain on, the Rye Meads sewage treatment works.
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Potential Growth Area M
Potential Growth Area M
Potential Growth Area N
Potential Growth Area N
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4. GREEN BELT ISSUES
East of Little Heath (Potential Growth Area M)
The land east of Little Heath could accommodate 100 to 200 new homes and is identified as a potential minor growth area. Development here would effectively be an extension of Potters Bar. Residents would be able to cycle or walk the 1.5 miles (approx.) to Potters Bar rail station, allowing fairly easy access to rail links to London. In addition this site would not require linkage with the Rye Meads sewage treatment works.
One of the key disadvantages of this site, however, is that a limited number of houses can be built on this site and although the development will support Potters Bar it is unlikely to support Hatfield or Welwyn Garden City. Little Heath itself is lacking basic services and so could result in a higher number of short car journeys.
A concern raised by the Council is that Northaw Great Wood and Leggatts Park could be affected by air pollution.
East of Digswell (Potential Growth Area N)
The East of Digswell has the potential to accommodate 100 to 200 homes and is identified as potential minor growth area. This location has a highly attractive landscape character, and to develop in this area for only 100 to 200 homes seems unnecessary. The location does have the benefit of close proximity to Welwyn North rail station which could reduce car travel. However the ecological impacts that the development could have on the area are fairly significant:
• Close proximity to a historic park/garden • Surface water run-off could impact on the River Mimram which is a designated SSSI • Close proximity to County Wildlife Site • Would require connection to Rye Meads sewage treatment works.
In addition, to develop in this location would cause further coalescence with Harmer Green which is contrary to one of the key purposes of including land within the Green Belt.
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Views from subject site
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5. CONCLUSIONS AND RECOMMENDATION
This Green Belt review has been undertaken following the Government Office for East England’s directive to review Green Belt boundaries in Welwyn Hatfield District and the Council’s subsequent “Issues and Options Core Document” which states that it will be necessary to release some land from the Green Belt in order to accommodate the need for 10,000 new homes between 2001 and 2021.
It is agreed that the strategic need for housing is an overriding concern and the key objective for the District will be to meet this need through providing for new housing in the most sustainable locations, whether this be within or outside of the Green Belt.
The area to the west and south west of Cuffley has been identified by the Council as having potential to provide major growth. The subject site is located directly to the west of Cuffley and represents a logical and sustainable location for an urban extension.
Many of the other potential growth areas raise serious concerns about the coalescence of existing settlements. It is considered that this will have a seriously detrimental effect on the character of the District. Some of the areas also fail the basic sustainability criteria of being easily accessible by public transport, therefore encouraging car usage contrary to national, regional and local planning policy guidance. Another point of concern is the potential impact on existing town and village centres. The development of some of the other potential growth areas will require the provision of new neighbourhood centres which will impact on the vitality and viability of existing centres. To locate major development in areas not easily accessible to town or village centres will also encourage out-of-centre shopping, contrary national, regional and local planning policy guidance.
Of the Areas identified as having major growth potential as large extensions to Welwyn Garden City and/or Hatfield:
South East of Welwyn Garden City (B) has poor transport links and service provision issues.
North-West of Hatfield (C) could result in the coalescence of Hatfield and Welwyn Garden City which would have a detrimental affect on the district.
West of the redeveloped part of Hatfield Aerodrome (D) could result in development spreading into the borough of St Albans and merging with Smallford. This area also has land contamination issues. Another concern is whether Hatfield could support the potentially large increase in residents.
West of Ellenbrook and Roehyde (E) also has coalescence issues and a lack of public transport.
South Hatfield (F) could result in the merging of Hatfield and Welham Green; this location lacks amenities and the A1001 is a potential barrier to infrastructure.
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5. CONCLUSIONS AND RECOMMENDATION
Of the areas identified as having potential to accommodate proportionate dis- tribution of housing:
East of Welham Green (G) would have identity issues potentially leading to social exclusion because the location is separated from the main town by the railway line and it is therefore not considered sustainable.
South and North-West of Welwyn (J) has poor public transport links and would require connection to the Rye Meads sewage treatment works.
Oaklands and Mardley Heath (K) would result in the coalescence of Welwyn and Oaklands and would require connection to Rye Meads sewage treatment works.
North of Woolmer Green (L) the existing village has a limited service centre which could result in residents taking their custom to the neighbouring borough of Hertford and again would require links to Rye Meads.
East of Little Heath (M) could accommodate only a small number of houses and unlikely to support Hatfield or Welwyn Garden City.
East of Digswell (N) would have numerous ecological impacts and have a det- rimental effect on a highly attractive landscape area.
Brookmans Park and Cuffley are arguably the most sustainable locations for new development. They are comparable locations; they are of a similar size; they both have a train station with links to London and have similar amenity provision. However an extension of Cuffley would be a more sustainable op- tion than Brookmans Park due to density. Cuffley has a higher housing density than Brookmans Park. In order to provide development which respects the character of the surrounding area it follows that a larger area would need to be released at Brookmans Park to provide the same amount of housing to that which could be provided on the subject site adjoining Cuffley. In order to safeguard as much of the Green Belt as possible it would make more sense to focus the release of Green Belt around Cuffley where a higher density could be achieved whilst protecting the existing character of the area.
Cuffley is the most sustainable location for a new housing development be- cause the close proximity of the village centre would provide new residents with local goods and services and in return the new development would sig- nificantly boost local demand for services and shops thus revitalizing the town, stimulating the local economy and creating more opportunity for local busi- nesses. Cuffley also has a variety of sustainable transport options.
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5. CONCLUSIONS AND RECOMMENDATION
A major advantage is that this location would not require connection to the Rye meads Sewage treatment works. In addition, this review has demonstrated that each of the sustainability disadvantages that the Council has raised concern about in the Core Strategy Issues and Options Consultation Document can be mitigated.
This review has illustrated that Cuffley is the most sustainable location for the provision of new housing and more specifically that the subject site would be the most sustainable release from the Green Belt. Furthermore the release of the site from the Green Belt would have no adverse impact on the five PPG2 purposes of including land within it. Namely it:
• Will safeguard the countryside from encroachment because the site has defensible boundaries which provide a logical containment of an urban extension of Cuffley in this location. • will not constitute unrestricted sprawl because it is a natural extension of the existing settlement • will not result in the coalescence of two towns • will not impact upon the setting and special character of a historic town • is a sustainable location for regeneration where there is not enough previously developed land to accommodate the need for housing
Lastly but not of least importance, the land is available and deliverable. A masterplan for the development of the site has been produced and the design team is ready to proceed with the detailed design in collaboration with the Council. This work would be a follow up to the previous meetings held with the Council and the positive feedback on the scheme that has been received to date. The provision of new housing on the site could therefore be delivered immediately without any delays.
For all of these reasons it is recommended that the subject site be released from the green belt and allocated specifically for residential led mixed use development within the emerging Local Development Framework.
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Cuffley Cuffley Green Belt Review Green Belt Review
Proposed residential-led mixed use LDF allocation
LDF Allocation Diagram
Proposed removal of land from Green Belt
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