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Land Behind 2, New Road, Digswell Analysis of Welwyn Hatfield Green

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Land Behind 2, New Road, Digswell Analysis of Welwyn Hatfield Green Land behind 2, New Road, Digswell Analysis of Welwyn Hatfield Green Belt Review for Mr J Wallace March 2015 The Landscape Partnership The Granary, Sun Wharf Deben Road Woodbridge Suffolk IP12 1AZ Tel: 01394 380 509 www.thelandscapepartnership.com The Landscape Partnership Ltd is a practice of Chartered Landscape Architects, Chartered Town Planners and Chartered Environmentalists, registered with the Landscape Institute and a member of the Institute of Environmental Management & Assessment and the Arboricultural Association. The Landscape Partnership Limited Registered Office: Greenwood House 15a St Cuthberts Street Bedford MK40 3JG Registered in England No 2709001 Contents 1 Introduction 1.1 Background to the project 1.2 Objectives of this report 2 The study area 2.1 The site and its context 2.2 Landscape-related designations 2.3 Landscape character 3 Green Belt Review Part 1: Purposes Assessment 3.1 Review of local policies within Part 1 review 3.2 Consideration of methodology within Part 1 review 3.3 Assessment of strategic land parcels 4 Green Belt Review Part 2: Stage 2 (Sites) 4.1 Background to Part 2 review 4.2 Consideration of methodology for Part 2 review 4.3 Assessment of sites Appendix 1: Figures Figure 2.1 Location Plan Figure 2.2 Location Plan (extract) Figure 2.3 Topography Figure 2.4 Topography (extract) Figure 2.5 Landscape-related designations Figure 2.6 Landscape Character Areas: National & District Level Assessments Figure 2.7 Landscape Character Areas: National & District Level Assessments (extract) Figure 3.1 Copy of SWM Figure 6.1 Strategic Land Parcels, with site location added Figure 3.2 Enlarged extract of SWM Figure 6.1 Strategic Land Parcels, with site location added Figure 3.3 Copy of SKM Figure 7.3.3 Green Belt Functions, with site location added Appendix 2: Table 5.4: ‘Purposes Assessment Criteria Questions’, froM Green Belt Review: Part 1 Appendix 3: Photographs Status: Final Analysis of Welwyn Hatfield Green Belt Review Land behind 2, New Road, Digswell 1 Introduction 1.1 Background to the project 1.1.1 In order to inforM future planning strategies, a review has been undertaken of the portion of the Metropolitan Green Belt that encoMpasses the DacoruM, St Albans, and Welwyn Hatfield adMinistrative areas. The review was carried out in two parts. A strategic Green Belt Review: Purposes AssessMent, November 2013 was coMMissioned by DacoruM Borough Council, St Albans City & District Council, and Welwyn Hatfield Borough Council (WHBC), referred to in this report as Part 1 of the review. This was followed by the Welwyn Hatfield Green Belt Review: Stage 2: Sites, November 2014, a site specific review coMMissioned by WHBC, referred to here as Part 2 of the review. Both parts of the review were carried out by Sinclair Knight Merz (now Jacobs). This report should be read in conjunction with the studies referred to above to understand definitions, terMinology, methods and outcomes. 1.1.2 Part 1 of the review considered the contribution of broad parcels of land to the stated purposes of the Green Belt at a strategic level. WHBC notes (in the preamble to the Part 1 assessment) that it provides: “a robust assessment of how land in the Green Belt contributes to the national and local purposes of the Green Belt. It also makes a high level assessment of how Green Belt land contributes to retaining openness and the character of the countryside”. 1.1.3 Following the Part 1 review, Part 2 considered the contribution that a nuMber of specific Green Belt sites within the Welwyn Hatfield district made to the Green Belt purposes. These sites were identified in the WHBC Strategic Housing Land Availability AssessMent (SHLAA), and the Gypsy and Traveller Land Availability Assessment (GTLAA) call for sites. 1.1.4 The Green Belt reviews were undertaken to contribute to evidence bases to inforM the relevant district councils’ emerging Local Plans. Within Welwyn Hatfield, the Part 1 review states that: “Nearly 80% of Welwyn Hatfield comprises land in the Green Belt (approximately 10,200ha). The remaining 20% consists of the existing built-up areas of the borough’s towns and villages. Although there is some capacity to accommodate a limited number of new dwellings on previously-developed land within the urban areas, it is very likely that some land will need to be released from the Green Belt to accommodate housing requirements to 2031 and beyond if the need for housing is to be met. If it is decided that exceptional circumstances apply necessitating changes to the Green Belt boundary around settlements already excluded from the Green Belt, it will be necessary to take the findings of this review into account alongside a number of other considerations”. 1.2 Objectives of this report 1.2.1 The Landscape Partnership has been coMMissioned by Mr J Wallace, Watton at Stone, Hertford, to undertake an analysis of the findings of the two parts of the Green Belt Review, as relevant to the Welwyn Hatfield district. This report considers the landscape-related findings of the © The Landscape Partnership March 2015 Page 1 Status: Final Analysis of Welwyn Hatfield Green Belt Review Land behind 2, New Road, Digswell Green Belt Reviews with particular regard to the parcel of land known as Land behind 2, New Road, Digswell (‘the site’). The site is centred at OS grid reference 525000, 215370, situated adjacent to the south-eastern edge of Digswell, north of Welwyn Garden City, within Welwyn Hatfield district. The site lies within the designated Metropolitan Green Belt. 1.2.2 This analysis focuses on the findings of the Part 1 review in relation to the strategic land parcel GB55 ‘Green Belt Land Northeast of Welwyn Garden City’, which includes the site, and the Part 2 Review with particular regard to land parcel ‘Dig1’, which has a siMilar footprint to the study site. 1.2.3 The objectives of the analysis of the Part 1 review are to provide commentary on: • the principal function and the five identified Green Belt purposes • the methodology and the baseline information used to undertake the Part 1 review • the judgements made about the contribution that land parcel GB55 (which encoMpasses the site) makes to the Green Belt purposes 1.2.4 The objectives of the analysis of the Part 2 review are not dissiMilar, and are to provide commentary on: • the methodology and the baseline information used to undertake the Part 2 review • the judgements made about the contribution that the portion of Dig1 encoMpassing the site makes to the Green Belt purposes 1.2.5 SiMon Neesam, a Technical Director of The Landscape Partnership, has carried out the analysis of Part 1 and Part 2 of the Green Belt Reviews noted above. He viewed the application site on 11th December 2014 froM adjacent land, local rights of way, public locations (e.g. areas with recreational access), and on the site itself, with the agreement of the landowner. SiMon Neesam is a Chartered Landscape Architect with over 20 years’ experience. He has provided specialist landscape advice for a nuMber of landscape and visual assessments. 2 The study area 2.1 The site and its context 2.1.1 Land behind 2, New Road, Digswell (the ‘site’) is situated adjacent to the south-eastern edge of the village of Digswell. Digswell is located in the northern portion of Welwyn Hatfield District Council and approximately in the centre of the county of Hertfordshire. The site is c.1.9km north of Welwyn Garden City town centre and 6kM to the west and south of Hertford and Stevenage respectively. See Figures 2.1 and 2.2. 2.1.2 The topography of the wider area is one of hills and river valleys. See Figures 2.3 and 2.4. The MiMram river valley separates Digswell froM Welwyn Garden City on a north-west south-west axis. Its valley sides are coMplex and contain Many undulations. Digswell is located on the northern valley side, nestled in a Minor dry sub-valley. © The Landscape Partnership March 2015 Page 2 Status: Final Analysis of Welwyn Hatfield Green Belt Review Land behind 2, New Road, Digswell 2.1.3 In the vicinity of the site, the highest elevation is 125M AOD, some 1.5kM to the north-east of the site at Burnham Green. The gradients fall in an east to west manner across the site (providing the side slopes for the sub-valley), as well as froM north to south as part of the main valley side. Ground levels are c.105M AOD at the north-eastern end of the site and c.70M AOD in its south-western corner. 2.1.4 The c. 6.7ha site is broadly triangular, and set in an ‘indent’ in the built edge of Digswell village. The site currently presents as a working agricultural field with an arable crop. The site’s western boundary is formed by the well vegetated rear gardens of detached properties fronting New Road. New Road itself follows the line of the sub-valley orientated north-south on the valley side. To the north of the site is further residential development accessed froM spur roads off New Road. Much of this portion of Digswell village is well treed, with a Mix of deciduous and coniferous species. To the south, the main part of the site abuts a well-wooded parcel of former garden land. An additional area of the site extends froM the south-eastern corner of the site and wraps around the former garden land and adjacent residential properties to link with New Road. 2.1.5 In terMs of field patterns, the site is contiguous with the land to the east.
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