247201 170719 Welham Green Belt Report Comments

LAND AT WELHAM GREEN Welham Green Promoters

Green Belt Review July 2017

LAND AT WELHAM GREEN Welham Green Promoters

Green Belt Review July 2017

Issue / revision Prepared by N M Edmonds

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This document is issued for Date July 2017

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Comments Date July 2017

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Date July 2017

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All figures (unless otherwise stated) © Terence O’Rourke Ltd 2017. Based upon the Ordnance Survey mapping with the permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © Crown Copyright Terence O’Rourke Ltd Licence number 100019980.

Contents 1.0 Introduction ...... 2 Background ...... 2 2.0 Review of the Part 1 - Green Belt Review Purposes Assessment, November 2013 4 Review of stage 1 Green Belt review parcel 48 ...... 5 3.0 Review of the Part 2 - Welwyn Hatfield Green Belt Review, Stage 2 (Sites), October 2014 ...... 6 SHLAA ID: WeG1: Welham Manor House ...... 6 SHLAA ID: WeG3: South of Welham Manor ...... 6 SHLAA ID: WeG6: Skimpans Farm, Bulls Lane, Welham Green ...... 7 SHLAA ID: WeG10: Dixons Hill Road ...... 7 HELLAA ID: WeG12: Land at Pooleys lane, Welham Green ...... 7 HELLAA ID: WeG15: Potterells Farm, Welham Green ...... 7 4.0 Assessment of school sites ...... 8 5.0 Combined assessment of study sites and school sites ...... 15 6.0 Conclusion ...... 17 Appendix 1A ...... 18 Appendix 1B ...... 19 Appendix 1C ...... 20 Appendix 1D ...... 21 Appendix 1E ...... 22 Appendix 1F ...... 23 Appendix 1G ...... 24 Annex A – Location of sites at Welham Green ...... 25 Annex B – 1FE and 2FE layout at the proposed school site ...... 26

Figures Figure 1 Study parcel sites

Tables Table 1.0 Assessment of existing school site – Document review, site & landscape appraisal Table 1.1 Assessment of existing school site – Green Belt purpose assessment Table 1.2 Assessment of existing school site – Site location plan Table 1.3 Assessment of proposed school site – Document review &site & landscape appraisal Table 1.4 Assessment of proposed school site – Green Belt purpose assessment Table 1.5 Assessment of proposed school site – Site location plan

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1.0 Introduction

1.1 This Green Belt Review has been prepared on behalf of the Potterells Farm Partnership, Landform Estates and Hill Residential, collectively referred to as the ‘Promoters’, who are promoting a number of land parcels that sit around Welham Green, to the south of Hatfield. This area falls within Welwyn Hatfield Borough Council authority boundary. See figure 1.

1.2 As part of the promotion of these land parcels Terence O’Rourke Ltd has been commissioned to review both the part 1 Green Belt review published in November 2013 and the part 2 Sites assessment report, published in October 2014.

1.3 Specifically, Terence O’Rourke Ltd has been commissioned to produce a combined Green Belt assessment, using the council’s Green Belt assessment methodology of sites WeG1, WeG3, WeG6, WeG10, WeG12, WeG15, as well as the existing Saint Mary’s Church of England primary school site and a proposed primary school site south of Dixons Hill Road, in order to ascertain the cumulative impacts of potential development of these sites in relation to the purposes of the Green Belt.

Background

1.4 The Promoters own and/or control land at Welham Green identified as sites WeG3 (Hill), WeG6 (Landform) and WeG15 (Potterells Farm Partnership), which have each been assessed as being suitable, available and achievable for residential development in the council’s Housing and Employment Land Availability Assessment (HELAA) 2016. Sites WeG1, WeG10 and WeG12, also at Welham Green, have been similarly assessed as being suitable for residential development in the HELAA. The plan of Welham Green provided at Annex A identifies the locations of these sites.

1.5 The council has not proposed the allocation of sites WeG1, WeG3, WeG6, WeG10, WeG12, and WeG15 to provide new housing in the Draft Local Plan that was submitted to the Secretary of State on 15 May 2017 for independent examination.

1.6 In the Draft Local Plan, the council has proposed limited growth at Welham Green, restricting it to 92 homes, including 80 dwellings at Marshmoor (WeG4b) and 12 gypsy and travellers pitches at Foxes Lane (GTLAA01). As set out in the Housing Sites Selection Document (June 2016), the council resisted further allocations at Welham Green, on the grounds of the limited capacity at the existing Saint Mary’s Church of England primary school, which is a 1FE.

1.7 During the Regulation 19 consultation the Promoters jointly promoted the provision of additional primary school capacity at Welham Green, through a Common Position Statement that the parties at sites WeG1, WeG10 and WeG12 also entered into. This was submitted to the Regulation 19 consultation in support of the Promoters’ position that additional residential sites at Welham Green was not constrained by primary school capacity and should be released from the Green Belt and allocated for housing through the new Local Plan.

1.8 The development potential of sites WeG1, WeG3, WeG6, WeG10, WeG12, and WeG15 is approximately 447 dwellings. This figure is in line with the council’s objectively assessed housing need for the village and is consistent with its

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preferred spatial strategy. The release of all of these sites would generate the need for around a further 1 FE of primary school capacity.

1.9 The Promoters have identified land south of Dixons Hills Road (adjacent to WeG3 and the rear of properties at Manor Close) as a preferred location for the provision of a new 1 FE school, with scope to accommodate, or expand to, a new 2 FE primary school. Illustrative 1FE and 2FE layouts at the proposed school site are provided at Annex B.

1.10 The Promoters have agreed to jointly prepare a School Delivery Plan to demonstrate that additional primary school capacity at Welham Green is deliverable. The preferred operator of the school is the Diocese, which operates the existing primary school. The provision of a new primary school at Welham Green provides an opportunity to release the existing school site for redevelopment. For the purposes of technical assessment it has been assumed that the existing school site could accommodate approximately 20 residential units.

1.11 This Green Belt Review has been prepared in support of the School Delivery Plan to demonstrate that there are no overriding constraints to providing additional primary school capacity at Welham Green. The review builds on the initial findings in SLR’s Green Belt Assessment (October 2016) that accompanied the Common Position Statement.

1.12 This review identifies relevant considerations in the assessment of land at Welham Green in Welwyn Hatfield’s Green Belt Review Parts 1 and 2. This informs the following Green Belt assessments carried out in this review:

• Contributions to the Green Belt of the existing Saint Mary’s Church of England primary school sites

• Contributions to the Green Belt of the proposed school site at land south of Dixons Hills Road

• Cumulative impact of residential development at WeG1, WeG3, WeG6, WeG10, WeG12, WeG15 and the existing school site, and a new 1FE or 2FE primary school at land south of Dixons Hills Road

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2.0 Review of the Part 1 - Green Belt Review Purposes Assessment, November 2013

2.1 SKM were commissioned to undertake an independent Green Belt Review on behalf of Dacorum Borough Council, St Albans City and District Council, and Welwyn Hatfield Borough Council. The study was prepared to inform the future planning strategies for each of the authorities. With regards to Welwyn Hatfield, representations to the Emerging Core Strategy consultation (November 2012 – January 2013) referred to the lack of a Green Belt review and this work was required to inform the next stage of their plan preparation.

2.2 The main purpose of the SKM study was to provide a part 1 strategic review of all Green Belt land across the three planning authorities in order to ascertain if there were areas considered to contribute least towards national purposes. Using the results of the SKM study the individual planning authorities would then be able to undertake further studies as part of a local assessment in part 2 of the Green Belt review.

2.3 SKM are very thorough in their Green Belt policy review and their understanding of the importance of providing clear, transparent and measurable criteria with regards to the interpretation of the five Green Belt purposes, as set out in paragraph 80 of the National Planning Policy Framework (NPPF) and as indicated below.

1. To check the unrestricted sprawl of large built-up areas; 2. To prevent neighbouring towns merging into one another; 3. To assist in safeguarding the countryside from encroachment ; 4. To preserve the setting and special character of historic towns; and 5. To assist in urban regeneration, by encouraging the recycling of derelict and other land

2.4 For ease we have numbered each of the purposes listed above. These are not numbered in the NPPF.

2.5 SKM also acknowledge the importance of developing criteria to reflect local circumstances. To this end the report acknowledged that at a local level the Green Belt acts as an important tool for maintaining the existing settlement pattern across Hertfordshire through the different sized gaps between the scattered network of settlements.

2.6 As with many Green Belt reviews, SKM have undertaken a review of a variety of other Green Belt studies in order to assess best practice. Like most of these studies they have discounted the fifth national purpose due to the fact that the local policy review demonstrated that there is a limited supply of available or unallocated brownfield land in St Albans, Dacorum and Welwyn Hatfield. It is considered that the Green Belt as a whole has successfully and uniformly fulfilled this purpose. Therefore all parcels would perform equally well and any attempt to differentiate would be meaningless.

2.7 The only comment we have regarding the assessment is that SKM have attempted to assess the level of openness. In terms of a Green Belt review, openness is a characteristic of Green Belt, it is not a purpose. The NPPF states in paragraph 79:

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“The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open: the essential characteristics of Green Belts are their openness and their permanence.”

2.8 We would only point out that this subject is very difficult to assess, especially in light of the constantly changing interpretations on the meaning of openness through planning appeal decisions. The recent judgement of the Court of Appeal on openness in the Green Belt, Turner v Secretary of State, 2016, demonstrates that assessing openness or the impact of development on openness is highly complex.

Review of stage 1 Green Belt review parcel 48

2.9 WeG1, WeG3, WeG6, WeG10, WeG12, WeG15, the existing school site and land south of Dixons Hills Road fall within parcel 48 of the SKM stage 1 Green Belt review. A copy of the assessment of this parcel is provided in appendix 1A.

2.10 As can be seen from the assessment of this parcel, it has limited to no contribution to purpose 1 – sprawl, and only partial contribution for purpose 2 – merging, purpose 3 – encroachment and purpose 4 – setting. However, in terms of the assessment at a local level and its ability to maintain the existing settlement pattern, the parcel has been assessed as significant.

2.11 We agree with all of the assessment for this parcel, however, the summary is incorrect. It states that overall the parcel contributes significantly towards two of the five purposes. This is not true; it contributes significantly to only the local purpose.

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3.0 Review of the Part 2 - Welwyn Hatfield Green Belt Review, Stage 2 (Sites), October 2014

3.1 Jacobs were commissioned to prepare the methodology by which the assessment of the part 2 Green Belt review could be undertaken. This part of the assessment assesses a range of Green Belt sites identified by the Welwyn Hatfield Borough Council Strategic Housing Land Availability Assessment (SHLAA), and the Gypsy and Traveller Land Availability Assessment (GTLAA) call for sites with the potential to contribute to a sustainable pattern of development. It also includes areas recommended for further assessment in the part 1 study.

3.2 The methodology for the part 2 study is devised in accordance with the approach adopted in the part 1 study, where each parcel is assessed to identify the extent it contributes to each of the first four NPPF Green Belt purposes and one local purpose – To maintain the existing settlement pattern.

3.3 The assessment is generally consistent with the part 1 study and uses the same assessment terminology. The assessment of each site was recorded on a standard proforma with the following information recorded:

• Site context – including review of key findings from the part 1 study, relevant designations and landscape features. • Site and landscape appraisal – including document review of Welwyn Hatfield Landscape Sensitivity and Capacity Study and on-site appraisal in relation to land use, topography and cover, boundary review, levels of enclosure and levels of openness. • Green Belt Purpose Assessment • Recommendations – to consider the cumulative impacts, potential subdivision and summary

3.4 The following paragraphs provide observations on the assessment proformas of sites WeG1, WeG3, WeG6, WeG10, WeG12 and WeG15, which were all covered in the part 2 assessment and are of interest to this study. See figure 1.

SHLAA ID: WeG1: Welham Manor House

3.5 We have no comment on the assessment of this parcel. A copy of the assessment of this parcel is provided in appendix 1B.

SHLAA ID: WeG3: South of Welham Manor

3.6 Our observations on the assessment of this parcel are that we consider the assessment of purpose 3 – encroachment is too high. We feel it should have been assessed as partial rather than significant. Adjacent parcels such as WeG10 and WeG15 are assessed as partial due to containing limited farm buildings or being adjacent to housing and sports fields. Parcel WeG3 has residential housing along Welham Manor forming its north western boundary, it has an allotment visible along part of its eastern boundary.

3.7 It is also described as having high levels of visual openness, which contradicts the site and landscape appraisal, which evaluates its visual openness as low due to the enclosed nature of the site, provided by the tall established hedgerows and woodland scrub along its southern, eastern and western boundary and settlement

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edge along its northern boundary. Furthermore, using the same definitions and methodology defined in the part 1 study, high levels of visual openness are attributed to parcels that generally exhibit an absence of built development and urbanising elements. Both the housing along Welham Manor and the allotments are urbanising elements. A copy of the assessment of this parcel is provided in appendix 1C.

SHLAA ID: WeG6: Skimpans Farm, Bulls Lane, Welham Green

3.8 Our observations on the assessment of this parcel are that we consider the assessment of purpose 3 – encroachment is too high. We feel it should have been assessed as partial rather than significant. The site contains building structures that are in a state of disrepair; the community centre is visible to the south west, as are properties along Station Road forming the parcel’s western boundary and residential properties along Bulls Lane that form the northern boundary. Furthermore, a steep embankment along the railway forms the eastern boundary with the visual and audible influence of passing trains. These are all detracting elements surrounding the parcel that create urbanising elements.

3.9 We also consider that the assessment as significant for the local purpose 5 – maintaining the existing settlement pattern, is too high and should instead be assessed as partial. We do not agree that the parcel makes a significant contribution to the visual perception of the separation of settlements. While development of the parcel would narrow the secondary gap, there are factors that will mitigate the potential effects. Such as the fact that development of the parcel would not necessarily reduce the gap between settlements, as the site is more integral to the existing settlement pattern. Equally, development would not impact upon visual perception due to strong belts of woodland scrub that exist to the southern boundary. A copy of the assessment of this parcel is provided in appendix 1D.

SHLAA ID: WeG10: Dixons Hill Road

3.10 We have no comment on the assessment of this parcel. A copy of the assessment of this parcel is provided in appendix 1E.

HELLAA ID: WeG12: Land at Pooleys lane, Welham Green

3.11 We have no comment on the assessment of this parcel. A copy of the assessment of this parcel is provided in appendix 1F.

HELLAA ID: WeG15: Potterells Farm, Welham Green

3.12 We have no comment on the assessment of this parcel. A copy of the assessment of this parcel is provided in appendix 1G.

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4.0 Assessment of school sites

4.1 We have been requested to assess the contribution to the Green Belt that both the existing St Mary’s Church of England Primary School and the proposed school site south of Dixons Hill Road provide. In order to undertake this request we have used the same proforma prepared for the part 2 Green Belt report. See tables 1.0 -1.2 below for the assessment of the existing school and tables 1.3 - 1.5 below for the assessment of the proposed school.

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Table 1.0

EXISTING SCHOOL SITE: St Mary’s Church of England Primary School

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No – It does not form a connection with a wider network of parcels to restrict sprawl. Preventing merging: Partial – any reduction in the gap would be unlikely to compromise the separation of 1st tier settlements in physical and visual terms but would have a greater impact on 2nd tier settlements. Safeguarding the countryside: Partial – The parcel displays a mix of urban and rural characteristics. It contains arable farmland with medium scale fields bound by hedgerows, and small fields of pasture with fenced boundaries at settlement edges. Preserving setting: Partial – The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden. Settlement pattern: Significant – The parcel provides the primary local gap between Hatfield (1st) and Welham Green (2nd). Any reduction in the gaps would be likely to compromise the separation of settlements in physical and visual terms, and local levels of visual openness. Land Designations (environmental, historic, agricultural land quality, flood zone): • Watling Chase Community Forest • Adjacent Wildlife site WS88 and Bush Wood Ancient Woodland Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012-2014) Sensitivity: Site not assessed in document Value: Site not assessed in document Overall landscape capacity conclusion: Site not assessed in document Hertfordshire Landscape Character Assessment (undertaken 2005) based on Area Assessment Character Assessment area ID: 29 Condition: Moderate Strength of character: Moderate Value: Improve and Conserve SITE AND LANDSCAPE APPRAISAL Site Description: The site is located to the north west of Welham Green. It comprises an area of two halves. The first, eastern half comprises hard standing and contains existing school buildings, car parking and associated infrastructure adjacent to the settlement edge and residential properties along Dellsome Lane. The second western half contains the school playing fields surrounded by woodland or a tree lined hedgerow. Land use/cover: Primary school Adjacent/surrounding land uses/features: Residential properties along Delsome Lane to the eastern edge of Welham Green lie to the east, with playing fields to the south. Bush Wood lies to the north and west. Welham Green recreation ground lies and North Mymms Parish Council lie directly to the south. Landform: Generally flat Visual openness: Enclosed to the north and west by Bush Wood, the school buildings and residential properties along Dellsome Lane to the east and a continuous solid tree belt to the southern edge. Evaluation: Low. Physical openness: - Existing school development. Evaluation: Low Boundary Description The site is well defined on all four sides. The eastern half of the southern boundary and the eastern boundary along Delsome Lane are the existing Green Belt boundary. North – Bush Wood and chain link fence forms the boundary (moderate) South – Solid tree line and chain link fence forms the boundary (moderate) West – Bush Wood and chain link fence forms the boundary (moderate) East – edge of Welham Green, with fences/vegetation (strong)

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Table 1.1

ST MARY’S CHURCH OF ENGLAND PRIMARY SCHOOL - GREEN BELT PURPOSES ASSESSMENT

1. To check unrestricted sprawl of large built-up areas LIMITED OR NO The site is located within a parcel which makes a ‘partial’ or ‘limited or no’ contribution towards checking unrestricted sprawl of large built-up areas of London, Luton and Dunstable and Stevenage. 2. To prevent neighbouring towns from merging LIMITED OR NO The site is located within a strategic gap between 1st tier settlements. The site makes a partial or limited contribution to the visual perception of the separation of settlements.

The gap contains the settlements of Welham Green and Brookmans Park. As a result of its scale and nature it does not make a notable contribution towards the gap. Equally, the surrounding woodland of Bush Wood provides a high degree of self-containment that further reduces the sites contribution to the gap. 3. To assist in safeguarding the countryside from encroachment LIMITED OR NO The site exhibits strong urban fringe characteristics including built form.

Built form already occupies a large proportion of the site and the remaining half, while more open is equally not consistent with countryside as it contains the existing school playing fields. 4. To preserve setting and special character of historic towns LIMITED OR NO The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To maintain the existing settlement pattern LIMITED OR NO The site is located within a primary local gap or secondary local gap. The site partially or makes a limited or no reduction to the visual perception of the separation of settlements.

The site contributes to the gaps from Welham Green and Brookmans Park. The gaps are relatively free from development and due to the location of the site on the edge of the settlement it makes a limited contribution to the visual perception of the gaps. Furthermore, the surrounding woodland of Bush Wood provides a high degree of self- containment that further reduces the sites contribution to the gap. OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable) The site is connected to Welham Green but isolated with Welham Green Recreational Grounds separating it from parcel WeG10. Therefore we do not consider there is cumulative impact. Potential for adjustment to the site boundaries (based on existing landscape features / boundary description) The Green Belt boundary already follows an existing tree line and chain link fence along the eastern end of its southern boundary, there is no reason therefore why it cannot continue westward until reaching Bush Wood and then follow the edge of Bush Wood and thus remove this parcel from Green Belt. Cross-boundary Issues (if applicable) No SUMMARY The site is located to the west of Welham Green and comprises the existing primary school site. The site makes a limited or no contribution to the four national Green Belt purposes assessed or to the local purpose. The site is evaluated as having low visual openness and low physical openness.

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Table 1.2

ST MARY’S CHURCH OF ENGLAND PRIMARY SCHOOL - GREEN BELT PURPOSES ASSESSMENT

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Table 1.3

PROPOSED SCHOOL SITE: South of Dixons Hill Road

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No – It does not form a connection with a wider network of parcels to restrict sprawl. Preventing merging: Partial – any reduction in the gap would be unlikely to compromise the separation of 1st tier settlements in physical and visual terms but would have a greater impact on 2nd tier settlements. Safeguarding the countryside: Partial – The parcel displays a mix of urban and rural characteristics. It contains arable farmland with medium scale fields bound by hedgerows, and small fields of pasture with fenced boundaries at settlement edges. Preserving setting: Partial – The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden. Settlement pattern: Significant – The parcel provides the primary local gap between Hatfield (1st) and Welham Green (2nd). Any reduction in the gaps would be likely to compromise the separation of settlements in physical and visual terms, and local levels of visual openness. Land Designations (environmental, historic, agricultural land quality, flood zone): • Agricultural land grade 3 • Watling Chase Community Forest • Adjacent Wildlife site WS88 and Bush Wood Ancient Woodland Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012-2014) Sensitivity: Site not assessed in document Value: Site not assessed in document Overall landscape capacity conclusion: Site not assessed in document Hertfordshire Landscape Character Assessment (undertaken 2005) based on Area Assessment Character Assessment area ID: 29 Condition: Moderate Strength of character: Moderate Value: Improve and Conserve SITE AND LANDSCAPE APPRAISAL Site Description: The site is located to the south west of Welham Green, south of Dixons Hill Road and west of Welham Manor. It comprises an area of agricultural land partly adjacent to the settlement edge. Land use/cover: Agricultural land Adjacent/surrounding land uses/features: Residential properties along Welham Manor form over half of the eastern boundary. The remaining length of eastern boundary is formed by a wide tree lined hedgerow with rough pasture land beyond, agricultural land to the south and west and further pasture/grassland beyond Dixons Hill Road to the north. Landform: Generally flat with a gentle rise to the south and ridge to the west. Visual openness: The parcel is partially enclosed by a hedgerow to the north and residential properties and hedgerows to the east but there are long distance views to the south and west. Evaluation: mixed / high Physical openness: - No development on site. Evaluation: High Boundary Description The site is well defined on two of its four sides. The north eastern half of the eastern boundary adjacent to Weham Manor forms part the existing Green Belt boundary. North – Dixons Hill Road (strong) South – Undefined open agricultural field (Weak) West – Undefined open agricultural field (Weak) East – edge of Welham Green for over half the length of boundary (Strong) Remaining eastern boundary length is a wide hedgerow (Moderate)

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Table 1.4 PROPOSED PRIMARY SCHOOL SITE - GREEN BELT PURPOSES ASSESSMENT

2. To prevent neighbouring towns from merging PARTIAL The site is located within a strategic gap between 1st tier settlements. The site makes a partial or limited contribution to the visual perception of the separation of settlements.

The gap contains settlements of Welham Green and Brookmans Park. The site contributes to the visual perception of the gap as it is open, but this is limited due to the overall scale of the gap. 3. To assist in safeguarding the countryside from encroachment PARTIAL The site exhibits countryside characteristics, but there are elements that undermine these to some extent.

Dixons Hill Road to the north and the prominent residential properties along Welham Manor form detracting urbanising elements. 4. To preserve setting and special character of historic towns LIMITED OR NO The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To maintain the existing settlement pattern PARTIAL The site is located within a primary local gap or secondary local gap. The site partially or makes a limited or no reduction to the visual perception of the separation of settlements.

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable) The site is not isolated and is connected to Welham Green. It would form a group with WeG10, WeG3 and WeG1. Regarded cumulatively this group will still only partially contribute to maintaining the settlement pattern, preventing neighbouring towns from merging and safeguarding the countryside from encroachment. Therefore it is considered the cumulative effect is no different than when assessed individually due to the limited size of the parcels and the overall scale of the gap. Potential for adjustment to the site boundaries (based on existing landscape features / boundary description) The proposals would deliver structural planting along the western and southern boundary, as set out at Annex 2, that would secure a defensible and long term edge for the Green Belt, whilst ensuring a positive relationship to the countryside setting. Cross-Bboundary Issues (if applicable) No SUMMARY The site is located to the south west of Welham Green and comprises agricultural land. The site does not contribute significantly to any of the four national Green Belt purposes assessed or to the local purpose. The site is evaluated as having a mixed / high visual openness and high physical openness. It is located within a secondary local gap between two 2nd tier settlements, Welham Green and Brookmans Park.

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Table 1.5

PROPOSED PRIMARY SCHOOL SITE - GREEN BELT PURPOSES ASSESSMENT

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5.0 Combined assessment of study sites and school sites

5.1 Having reviewed the individual sites (WeG1, WeG3, WeG6, WeG10, WeG12 and WeG15), from the Part 2 Welwyn Hatfield Green Belt study and having used the same Part 2 methodology to access both the existing and proposed school sites we can now undertake a combined assessment in order to ascertain what the impact on Green Belt would be should these combined sites be brought forward for future housing and school development.

5.2 Of the eight individual sites only two, (WeG3 and WeG6), were assessed as having any significant contribution to the Green Belt. As noted in paragraph 3.6- 3.7 above, for WeG3 with regards the assessment of national purpose 3 – encroachment, we consider this should be partial. Equally, as noted in paragraphs 3.8-3.9, we consider for WeG6 the assessment of national purpose 3 – encroachment and the local purpose 5 – maintaining existing settlement patterns should not be significant but also partial.

5.3 In accepting these revisions to the council’s assessment for both parcels WeG3 and WeG6 then six of the eight parcels: WeG3, WeG6, WeG10, WeG12, WeG15 and the proposed school site are assessed the same. Each of the six contribute partially for national Green Belt purposes 2 – merging and 3 – encroachment and partially for the local Green Belt purpose 5 – maintaining existing settlement pattern, while having limited to no contribution to national Green Belt purpose 1 – sprawl and 4 – setting.

5.4 The remaining two parcels, WeG1 and the existing St Mary’s Primary school site have limited to no contribution to all four national and one local Green Belt purposes.

5.5 Geographically, almost all of the parcels are located to the south and south west of Welham Green. WeG1, WeG3, WeG15, and the proposed school site are all connected. WeG10 is almost connected to the proposed school site with only Dixons Hill Road between them, and then the Welham Green Recreational Ground separates WeG10 from the existing St Mary’s Primary school site. Separated by residential property along Station Road WeG6 is physically isolated from WeG15 and the most isolated of the eight sites is WeG12, located to the north Welham Green off Pooleys Lane.

5.6 In the assessment of parcel WeG15 it states that combined with parcel WeG3 the impact on encroachment would be significant. We do not necessarily agree. When looking at all sites combined, while it must be accepted that the cumulative effect on the Green Belt of national purpose 2 – merging, 3 – encroachment and local purpose 5 – maintain existing settlement pattern will be perceived as greater, this is only perceived at a local scale.

5.7 When looking at the cumulative effect on the Green Belt of all parcels at a larger scale their contribution to the national purposes and the local purpose are partial to limited. The scale of the gap is too large when looking at 1st tier Hatfield to 1st tier Potters Bar and in the local gaps between 1st tier Hatfield and 2nd tier Welham Green or 2nd tier Welham Green and 2nd tier Brookmans Park. The perception of separation between these settlements is therefore not perceived.

5.8 When looking purely at a local scale all sites are connected to Welham Green and all to some degree are adjacent to the existing settlement edge or have a mixture

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of other urban fringe elements and land uses such as playing fields, pylons, and industrial units, paddocks or are affected both visually and audibly by road traffic and trains. Therefore, all parcels to a degree have an existing element of encroachment due to the urbanising effect of these elements.

5.9 With regards parcel WeG6 there is a strong woodland belt and railway embankment to the south and east that together with the location of flood zones 2 and 3 will contain any further development south and provide a moderate to strong Green Belt boundary. Equally, any perception of encroachment in regards the weakening or perceived reduction to the gap between Welham Green and Brookmans Park is limited due to the physical enclosure created by the railway line and woodland belts.

5.10 The southern boundary of WeG15 and the southern and western boundaries of both WeG10 and the proposed school site were assessed as weak. However, should the development of these sites be accepted and proposals moved forward there is scope for mitigation and enhancement measures to create new strong woodland belts/hedgerows that presently form a strong existing characteristic to the edge of Welham Green and the surrounding field boundaries. Equally, with regards to WeG15, there is scope to provide open space with new woodland structure planting and therefore to extend the Green Belt boundary south to Water End Swallow Holes SSSI.

5.11 With regards to WeG12, this parcel is very visually contained. A strong woodland belt exists along its northern boundary with further woodland tree belts along the intervening field boundaries before a strong tree belt embankment that edges the South Way. Therefore, while located in a strategic gap between 1st tier Hatfield and Potters Bar and in a local gap between 1st tier Hatfield and 2nd tier Welham Green, due to the overall scale of the gap the site does not really contribute towards the visual perception of the separation of settlements. The intervening vegetation means it has a limited contribution to the perception of separation to the local gap.

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6.0 Conclusion

6.1 In accepting the amendments to the council’s assessment for both parcels WeG3 and WeG6 then six of the eight parcels: WeG3, WeG6, WeG10, WeG12, WeG15 and the proposed school site are assessed the same. Each of the six contribute partially for national Green Belt purposes 2 – merging and 3 – encroachment, and partially for the local Green Belt purpose 5 – maintaining existing settlement pattern, while having limited to no contribution to national Green Belt purpose 1 – sprawl and 4 – setting.

6.2 The remaining two parcels, WeG1 and the existing St Mary’s Primary school site have limited to no contribution to all four national and one local Green Belt purposes.

6.3 We therefore consider that there is potential to promote all of the study sites for residential development including locating residential development on the existing St Mary’s Primary School site and building a new school on the proposed school site without a significant adverse impact on the Green Belt.

6.4 In developing these sites it must be accepted that there will be a greater impact on the Green Belt. However, as discussed, this will really only be perceived at a localised scale around Welham Green. With the exception of parcel WeG12, all parcels are located to the south and south west of Welham Green and while some of the parcels presently have weak boundaries, through mitigation and enhancement there is scope to create new moderate strength Green Belt boundaries with new woodland belt/hedgerow structure planting that is not an uncharacteristic feature in the area.

6.5 All of the sites have a degree of existing urbanising elements and therefore an existing degree of encroachment and while there will be a loss of agricultural/pastoral land with the development of these sites, the perception of encroachment and the maintaining of existing settlement patterns will be extremely limited, due largely to the limited amount of public access by means of bridleways and public right of way and therefore the ability to visually perceive the change.

6.6 On a larger scale, the size of the strategic gap between Hatfield and Potters Bar is too large. There is also sufficient remaining countryside between the study sites and the 2nd tiers settlements such as Brookmans Park for there to be any perceived perception of neighbourhoods merging.

Terence O’Rourke Ltd 2017 17 Existing school site

Proposed school site

Study sites

WeG12

Figure 1: Study parcel sites WeG10 Welham Green Welham Green Promotors WeG1

WeG3 WeG6 0 180 m I

Revision WeG15 Dwg no/

Drawn by: Checked by: 18 September 2017 JC NE

Scale: 1:7,500 @A3

Based upon the 2016 Ordnance Survey 1:10,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty's Stationery Office, © Crown copyright. Terence O'Rourke Ltd. Licence No. 100019980.

LONDON 7 Heddon Street London W1B 4BD

BOURNEMOUTH Everdene House Deansleigh Road Bournemouth BH7 7DU

TELEPHONE 020 3664 6755 www.torltd.co.uk

Appendix 1A

Terence O’Rourke Ltd 2017 18 Green Belt Review Purposes Assessment – Parcel Assessment Sheets for Welwyn Hatfield Borough Council

GB48 –Green Belt Land between Hatfield and Welham Green

Description This small parcel is located to the south of Hatfield and aligns with the west edge of Welham Green to Warrengate Road / Bradmore Lane to the south and A1(M) to the E. It is 287 ha in size and forms a gently undulating plateau which falls gradually to the valley of the Mimmshall Brook.

Land use Predominantly agricultural activities. Farms, arable and pastoral farmland, , recreation ground, playing fields, medical centre, kennels, Former Central Resources Library (MDS) and Welwyn Hatfield District Lawn Cemetery and park and ride.

View to south from Dixons Hill Road shows strong open and rural characteristics

View to north from Dellsome Lane

Principal Function / Summary

Significant contribution towards maintaining the existing settlement pattern (providing the gap between Hatfield and Welham Green). Partial contribution towards preventing merging and safeguarding the countryside. Overall the parcel contributes significantly towards 2 of the 5 purposes.

Green Belt Review Purposes Assessment – Parcel Assessment Sheets for Welwyn Hatfield Borough Council

GB48 – Green Belt Purposes Assessment Contribution

To check the unrestricted sprawl of large built-up areas LIMITED OR NO

The parcel is located away from large built-up areas of London, Luton and Dunstable and Stevenage. It does not form a connection with a wider network of parcels to restrict sprawl.

To prevent neighbouring towns from merging PARTIAL

The parcel does not fully separate neighbouring 1st tier settlements however it contributes (with GB45, 49 & 50) to the strategic gap between Hatfield and Potters Bar. This gap is 5km in total and contains Welham Green and Brookmans Park. Therefore any reduction in the gap would be unlikely to compromise the separation of 1st tier settlements in physical and visual terms but would have a greater impact on 2nd tier settlements.

To assist in safeguarding the countryside from encroachment PARTIAL

The parcel displays a mix of urban and rural characteristics. It contains arable farmland with medium scale fields bound by hedgerows, and small fields of pasture with fenced boundaries at settlement edges. There is an area of ancient woodland at Bush Wood to the west of Welham Green and a number of small ponds on the higher ground associated with farms and woodlands. A riparian treed landscape with water pasture surrounds Water End, which includes an SSSI, and the Mimmshall Brook. There is evidence of built development at the former Central Resources Library, along Dixons Hill Road extending from Welham Green and at Warrengate Lane. The main urban influences are the A1(M), Great North Road and railway line which are visible and audibly intrusive. There are also large scale industrial units along Travellers Lane. Levels of visual openness are high in general.

To preserve the setting and special character of historic towns PARTIAL

The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden. There is clear inter-visibility from the Green Belt.

To maintain existing settlement pattern SIGNIFICANT

The parcel provides the primary local gap between Hatfield (1st) and Welham Green (2nd). This gap is narrowest by the railway line and widens to the west. The gap is narrowest at less than 0.2km.It contains the Southway, which separates Welham Green industrial units from Hatfield. There is limited perception of the gap from the Southway due to high planting. The parcel also provides the secondary local gap to separate Welham Green (2nd) and Brookmans Park (2nd) with GB45. This gap is narrow at 0.6km. Any reduction in the gaps would be likely to compromise the separation of settlements in physical and visual terms, and local levels of visual openness.

Level of openness and countryside character

Existence of built development The level of built development is low at 0.7%. There is some ribbon residential development at Welham Green and surrounding the borders of the major routes to the north and east of the parcel.

Visual Openness The extent of built development within and on the perimeter of the area is generally well concealed by hedgerows and roadside vegetation.

Countryside Character The area is confined to the west, north and west by major transport corridors of the A1(M), the A1001 and the railway line respectively. These combined with the settlement at Welham Green give the parcel an urban edge rather than a rural character.

Appendix 1B

Terence O’Rourke Ltd 2017 19 Key: Green Belt

Subject Site

Other sites analysed Borough Boundary Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

WeG1 GREEN BELT PURPOSES ASSESSMENT

1. To Check unrestricted sprawl of large built-up areas LIMITED OR NO

The site is located within a parcel which makes a ‘partial’ or ‘limited or no’ contribution towards checking unrestricted sprawl of large built-up areas of London, Luton and Dunstable and Stevenage.

2. To Prevent neighbouring towns from merging LIMITED OR NO

The site is located within a strategic gap between 1st tier settlements (of Hatfield and Potters Bar) however as a result of its scale and nature it does not make a notable contribution towards the gap.

3. To assist in safeguarding the countryside from encroachment LIMITED OR NO

The site exhibits strong urban fringe characteristics including built form. Urban influences includes development across the site in the form of buildings and hardstanding. The site is used for commercial/workshop activities.

4. To preserve setting and special character of historic towns LIMITED OR NO

The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To Maintain the Existing Settlement Pattern LIMITED OR NO

The site is located within a primary local gap or secondary local gap, however as a result of its scale and nature it does not make a notable contribution towards the gap.

The site contributes to the gap between Welham Green and Brookmans Park .

The site has the effect of extending part of Welham Green but does not reduce the shortest distance of the gap between settlements. The gap is relatively free from development. Due to scale, screening and location, the site makes a limited contribution towards visual perception.

OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable) The site is not isolated and is connected to Welham Green. It forms a group with WeG2 and WeG3. The cumulative impact of this group would have a greater impact on the Green Belt.

Potential for adjustment to site boundaries (based on existing landscape features / boundary description) There is no potential for boundary adjustments.

Cross-Boundary Issues (if applicable) No

SUMMARY

The site is located to south west of Welham Green and is used as commercial premises and yard. Site makes a limited or no contribution to the four national Green Belt purposes assessed. It makes a limited or no contribution to the local purpose. This site has low levels of visual and physical openness. The site is located within a strategic gap between 1st tier settlements (of Hatfield and Potters Bar) however as a result of its scale and nature it does not make a notable contribution towards the gap. It forms a group with WeG2 and WeG3, the cumulative impact of the development of this group would have a greater impact on the Green Belt.

Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

SHLAA ID: WeG1 SHLAA SITE NAME: Welham Manor house

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No - It does not form a connection with a wider network of parcels to restrict sprawl.

Preventing merging: Partial – any reduction in the gap would be unlikely to compromise the separation of 1st tier settlements in physical and visual terms but would have a greater impact on 2nd tier settlements.

Safeguarding the countryside: Partial – The parcel displays a mix of urban and rural characteristics. It contains arable farmland with medium scale fields bound by hedgerows, and small fields of pasture with fenced boundaries at settlement edges.

Preserving setting: Partial – The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden.

Settlement pattern: Significant – The parcel provides the primary local gap between Hatfield (1st) and Welham Green (2nd). Any reduction in the gaps would be likely to compromise the separation of settlements in physical and visual terms, and local levels of visual openness. Land Designations (environmental, historic, agricultural land quality, flood zone): . Urban land . Watling Chase Community Forest

Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012 – 2014) Sensitivity: Medium Value: Low Overall landscape capacity conclusion: Medium to High

Hertfordshire Landscape Character Assessment (undertaken 2005) based on Area Assessment Character Assessment area ID: 29 Condition: Moderate Strength of character: Moderate Value: Improve and Conserve

SITE AND LANDSCAPE APPRAISAL

Site Description: The site is located to south west of Welham Green. It comprises private land with no public access.

Land use/cover: Mix of hard standing, building/s and vegetation (primarily trees and shrubs). Appears to be used for commercial/workshop use (motorcycle parts).

Adjacent/surrounding land uses/features: Welham Green to the north and west, agricultural land (pasture/grassland) to the south, allotments and apparently vacant, unmanaged land with trees and shrubs to the east (Site WeG2).

Landform: Flat

Visual openness: Completely enclosed by vegetation with limited or no view to surrounding landscape. Evaluation: Low (although evaluation limited by access).

Physical openness: - Development occupies a considerable proportion of the site, including a larger single storey wooden building, potentially other smaller single storey structures and hardstanding. Evaluation: Low.

Boundary Description Overall the site is clearly defined. The northern and part of the western boundaries of the site are the existing Green belt boundary

North – Road and house, Welham Manor (strong) – existing Green Belt boundary South – Trees/hedge (moderate) East – Trees/hedge (moderate) West – Road, Welham Manor, residential properties and hedges(strong) – existing Green Belt boundary

Appendix 1C

Terence O’Rourke Ltd 2017 20 Key: Green Belt

Subject Site

Other sites analysed Borough Boundary Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

WeG3 GREEN BELT PURPOSES ASSESSMENT

1. To Check unrestricted sprawl of large built-up areas LIMITED OR NO

2. To Prevent neighbouring towns from merging PARTIAL

The site is located within a strategic gap between 1st tier settlements. The site makes a partial or limited contribution to the visual perception of the separation of settlements. The site contributes to the gap between Hatfield and Potters Bar. The gap contains settlements of Welham Green and Brookmans Park which follow the railway line, as well as Bell Bar, limited ribbon development and Hatfield Park Historic Park and Garden. The site contributes to the visual perception of the gap as it is open, but this is limited due to the overall scale of the gap.

3. To assist in safeguarding the countryside from encroachment SIGNIFICANT

The site exhibits strong countryside characteristics, high levels of visual openness and is free from encroachment / development. Countryside characteristics within the site include agricultural land use (pasture) with adjoins agricultural land to the south.

4. To preserve setting and special character of historic towns LIMITED OR NO

The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To Maintain the Existing Settlement Pattern PARTIAL

The site is located within a primary local gap or secondary local gap. The site partially or makes a limited or no reduction to the visual perception of the separation of settlements. The site would not reduce the gap between Welham Green and Brookmans Park and the site is more integral to the existing settlement pattern. The gap is free from development. The site makes a contribution towards visual perception of the gap as it is open and makes up part of agricultural land within the gap.

OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable) The site is not isolated and is partially connected to Welham Green. It forms a group with WeG1 and WeG2, if WeG3 were to be released then those 2 sites would also have to be released. The cumulative impact of this group would have a greater impact on the Green Belt.

Potential for adjustment to site boundaries (based on existing landscape features / boundary description) There is no potential for boundary adjustments.

Cross-Boundary Issues (if applicable) No

SUMMARY

The site is located to south west of Welham Green and consists of unmanaged land with trees and shrubs/scrub. Site contributes significantly to one of the four national Green Belt purposes assessed. The site is evaluated as low for visual openness but high for physical openness. It makes a partial contribution to the local purpose. The site is located within a strategic gap between 1st tier settlements (of Hatfield and Potters Bar). It was assessed as significant against purpose 3 as it exhibits strong countryside characteristics and is free from encroachment / development. It forms a group with WeG1 and WeG2, the cumulative impact of the development of this group would have a greater impact on the Green Belt. WeG3 in particular extends further into the countryside where its southern boundary is rated as moderate and therefore not as strong as the existing Green Belt boundary which is the edge of development in Welham Green

Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

SHLAA ID: WeG3 SHLAA SITE NAME: South of Welham Manor

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No - It does not form a connection with a wider network of parcels to restrict sprawl.

Preserving setting: Partial – The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden.

Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012 – 2014) Sensitivity: Medium Value: Medium Overall landscape capacity conclusion: Medium

SITE AND LANDSCAPE APPRAISAL

Site Description: The site is located to south west of Welham Green. It comprises private land with no public access.

Land use/cover: Agricultural land (pasture/grassland)

Adjacent/surrounding land uses/features: Welham Green to the north and west, also commercial/workshop unit and unmanaged land to north (WeG1 and 2) agricultural land (arable) to the south and west, allotments and grassland/pasture (possibly extended gardens) to the east/northeast.

Landform: Flat

Visual openness: Appears to be enclosed by tall, established hedgerows in most directions, with the settlement edge to the northwest. These features likely to restrict views over the surrounding landscape. Evaluation: Low.

Physical openness: - No development. Evaluation: High Boundary Description Overall the site is relatively clearly defined. Part of the northern boundary is contiguous with the urban area and the Green Belt

North – Settlement edge of Welham Green, vegetation (trees/scrub) (strong to moderate) South – hedgerow (moderate) East – hedgerow (moderate) West – hedgerow (moderate)

Part of the site is excluded from the Green Belt, this appears to be the access to the site.

Appendix 1D

Terence O’Rourke Ltd 2017 21 Key: Green Belt

Subject Site

Other sites analysed Borough Boundary Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

WeG6 GREEN BELT PURPOSES ASSESSMENT

1. To Check unrestricted sprawl of large built-up areas LIMITED OR NO

2. To Prevent neighbouring towns from merging PARTIAL

The site is located within a strategic gap between 1st tier settlements. The site makes a partial or limited contribution to the visual perception of the separation of settlements. The gap contains settlements of Welham Green and Brookmans Park which follow the railway line (which also runs to the east of the site), as well as Bell Bar, limited ribbon development and Hatfield Park Historic Park and Garden. The site contributes to the visual perception of the gap as it is open and is part of a wider extent of agricultural land between settlements, but this is limited due to the overall scale of the gap.

3. To assist in safeguarding the countryside from encroachment SIGNIFICANT

4. To preserve setting and special character of historic towns LIMITED OR NO

The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To Maintain the Existing Settlement Pattern SIGNIFICANT

The site is located within a primary local gap or secondary local gap. The site makes a significant contribution to the visual perception of the separation of settlements. The site contributes to the gaps from Welham Green to Hatfield and Brookmans Park. The gap is relatively free from development. The site contributes to the visual perception of the gap as it is open and is part of a wider extent of agricultural land between settlements.

OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable) The site is not isolated and is partially connected to Welham Green. It forms a group around Welham Green with WeG1,WeG2,WeG3 and WeG10. This may have a greater cumulative impact on the Green Belt.

Potential for adjustment to site boundaries (based on existing landscape features / boundary description) There is no potential for boundary adjustments.

Cross-Boundary Issues (if applicable) No

SUMMARY

The site is located to the south east of Welham Green and comprises agricultural land around Skimpans Farm. The site contributes significantly to one of the four national Green Belt purposes assessed and also to the local Green Belt purpose. The site is evaluated as mixed for visual opennessand high for physical openness. The site is located within a strategic gap between 1st tier settlements. It was assessed as significant against purpose 3 as it exhibits strong countryside characteristics and is free from encroachment / development. The site was also assessed as being significant to the local purpose because it is located within a primary local gap or secondary local gap. The site makes a significant contribution to the visual perception of the separation of settlements. It forms a group with WeG1, WeG2, WeG3 and WeG10,the cumulative impact of the development of this group would be greater on the Green Belt. WeG6 extends into the countryside where its southern boundary is rated as moderate and strong, and therefore not as strong as the existing Green Belt boundary which is the edge of development in Welham Green. However any development would be contained by the flood zones 2 and 3.

Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

SHLAA ID: WeG6 SHLAA SITE NAME: Skimpans Farm, Bulls Lane, Welham Green

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No - It does not form a connection with a wider network of parcels to restrict sprawl.

Preserving setting: Partial – The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden.

Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012 – 2014) Sensitivity: Medium Value: Medium Overall landscape capacity conclusion: Medium

SITE AND LANDSCAPE APPRAISAL

Site Description: The site is located to the south east of Welham Green. It comprises agricultural land around Skimpans Farm

Land use/cover: Agricultural land (pasture/grassland), dilapidated agricultural building to the east of Skimpans Farm, some woodland/scrub toward the centre and south.

Adjacent/surrounding land uses/features: Skimpans farm itself (excluded from the site) is partly enclosed by the northern part of the site. Welham Green lies to the north and west, with a church and community centre on the edge of the village to the south. Agricultural land, woodland/scrub lies to the south, together with what appears to be a sports pitch (based on aerial photograph analysis). A railway line lies adjacent to the east, beyond which is further agricultural land

Landform: generally flat, but gently sloping in places

Visual openness: Enclosed by built form, vegetation and railway embankment, although there are a number of gaps in the hedgerow. Evaluation: Mixed Physical openness: - Small dilapidated agricultural building. Evaluation: High Boundary Description Overall the site is clearly defined. West boundary is contiguous to the existing Green belt boundary and to the north of the site the Green belt boundary is just across Bulls Lane. ROW runs along the eastern boundary and part of the south one.

North – Bulls Lane, Welham Green (strong) South – Woodland/scrub, together with community centre on the edge of Welham Green (moderate/ strong ) East – Railway, on embankment (strong) West – Welham Green, with Station Road beyond (strong)

Appendix 1E

Terence O’Rourke Ltd 2017 22 Key: Green Belt

Subject Site

Other sites analysed

Borough Boundary Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

WeG10 GREEN BELT PURPOSES ASSESSMENT

1. To Check unrestricted sprawl of large built-up areas LIMITED OR NO

2. To Prevent neighbouring towns from merging PARTIAL

The site is located within a strategic gap between 1st tier settlements. The site makes a partial or limited contribution to the visual perception of the separation of settlements. The gap contains settlements of Welham Green and Brookmans Park which follow the railway line (which also runs to the west of the site), as well as Bell Bar, limited ribbon development and Hatfield Park Historic Park and Garden. The site contributes to the visual perception of the gap as it is open and forms part of the wider countryside, but this is limited due to the overall scale of the gap.

3. To assist in safeguarding the countryside from encroachment PARTIAL

The site exhibits countryside characteristics, but there are elements that undermine these to some extent. Countryside characteristics within the site include agricultural land use (pasture). It forms part of the wider countryside and is adjacent to the prominent residential edge and playing fields.

4. To preserve setting and special character of historic towns LIMITED OR NO

The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To Maintain the Existing Settlement Pattern PARTIAL

The site is located within a primary local gap or secondary local gap. The site partially or makes a limited or no reduction to the visual perception of the separation of settlements. The site contributes to the gaps from Welham Green to Hatfield and Brookmans Park. The gaps are relatively free from development and due to the location of the site on the edge of the settlement it makes a limited contribution to the visual perception of the gaps.

OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable) The site is not isolated and is connected to Welham Green. It forms a groups with WeG1, WeG2 and WeG3. Therefore cumulatively this group make a greater contribution to the purposes of the Green Belt, e.g. maintaining the strategic gap.

Potential for adjustment to site boundaries (based on existing landscape features / boundary description) There is no potential for boundary adjustments Cross-Boundary Issues (if applicable) No the site is relatively well defined

The site is located to the south west of Welham Green and comprises pasture/ grassland. The site does not contribute significantly to any of the four national Green Belt purposes assessed nor to the local purpose. The site is evaluated as mixed for visual openness and high for physical openness. It is located within a strategic gap between 1st tier settlements.

Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

SHLAA ID: WeG10 SHLAA SITE NAME: Dixons Hill Road

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No - It does not form a connection with a wider network of parcels to restrict sprawl.

Preserving setting: Partial – The northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden.

Land Designations (environmental, historic, agricultural land quality, flood zone): . Agricultural land grade 3 . Watling Chase Community Forest . Adjacent Wildlife site WS88 and Bush Wood Ancient Woodland

Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012 – 2014) Sensitivity: Medium Value: Medium Overall landscape capacity conclusion: Medium

SITE AND LANDSCAPE APPRAISAL

Site Description: The site is located to the south west of Welham Green. It comprises an area of agricultural land adjacent to the settlement edge.

Land use/cover: Agricultural land (pasture/grassland)

Adjacent/surrounding land uses/features: Welham Green lies to the northeast, with playing fields to the north. Bush Wood also lies to the northwest and north. Agricultural land (pasture/grassland and arable) lies to the south west and south east, with ribbon development present beyond this (along Dixons Hill Close).

Landform: Generally flat

Visual openness: Enclosed to the north and east by Bush Wood and Welham Green respectively. South west edge is open, with views available over surrounding landscape. Evaluation: Mixed

Physical openness: - No development on site. Evaluation: High Boundary Description The site is well defined on three sides however there is no prominent physical feature to mark the western boundary, just a post and wire fence. The eastern boundary is the existing Green Belt boundary.

North – playing fields/Bush Wood, concrete post and chain link fence forms the boundary (moderate) South – Dixons Hill Road, with hedgerow (strong) West – post and wire fence (weak) East – edge of Welham Green, with fences/vegetation (strong)

Appendix 1F

Terence O’Rourke Ltd 2017 23 Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

10 Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

WeG12 GREEN BELT PURPOSES ASSESSMENT

1. To Check unrestricted sprawl of large built-up areas LIMITED OR NO

2. To Prevent neighbouring towns from merging PARTIAL

The site is located within a strategic gap between 1st tier settlements of Hatfield and Potters Bar. The site makes a partial contribution towards the visual perception of the separation of settlements, but his is limited due to the overall scale of the gap .

3. To assist in safeguarding the countryside from encroachment PARTIAL

The site exhibits countryside characteristics, but there are elements that undermine these to some extent. The site has some urban fringe elements and noise from Industrial area to the east.

4. To preserve setting and special character of historic towns LIMITED OR NO

The site does not preserve setting of any historic features. It has no obvious relationship to historic features. There are no designated historic features located within or adjacent to the site.

5. To Maintain the Existing Settlement Pattern PARTIAL

The site is located within a primary local gap or secondary local gap. The site is located within the primary local gap between Hatfield (1st tier) and Welham Green (2nd tier). The site makes a limited contribution towards the visual perception of the separation of settlements.

OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable)

The site is not isolated and is connected to Welham Green. It forms a group with Hat11, WeG8, WeG9, GTLAA05, and would have a greater cumulative impact on the Green Belt if all were to be developed Potential for adjustment to site boundaries (based on existing landscape features / boundary description)

Existing barbed-wire fence divides the site into north and south areas.

Cross-Boundary Issues (if applicable)

No.

SUMMARY

The site is located north of Welham Green and is primarily in equestrian use with a small proportion of the site used for stables. The site does not contribute significantly to any of the Green Belt purposes assessed. The site is located within a strategic gap between 1st tier settlements; however the scale and characteristics of the site mean that it makes a partial contribution to the gap. The site has potential for subdivision. The site was rated as low for visual openness and mixed to high for physical openness. The site boundaries are well defined and of moderate strength. It forms a group with Hat11, WeG8, WeG9 and GTLAA05, and would have a greater cumulative impact on the Green Belt if all were to be developed.

9 Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

HELAA ID: WeG12 HELAA SITE NAME: Land at Pooleys Lane, Welham Green

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No – it does not form a connection with a wider network of parcels to restrict sprawl.

Safeguarding the countryside: Partial – the parcel displays a mix of urban and rural characteristics. It contains arable farmland with medium scale fields bound by hedgerows, and small fields of pasture with fenced boundaries at settlement edges.

Preserving setting: Partial – the northern part of the parcel provides historic setting of Old Hatfield Conservation Area and the Hatfield Park Historic Park and Garden.

Settlement pattern: Significant – the parcel provides the primary local gap between Hatfield (1st) and Welham Green (2nd). Any reduction in the gaps would likely compromise the separation of settlements in physical and visual terms, and local levels of visual openness. Checking sprawl:

Land Designations (environmental, historic, agricultural land quality, flood zone):  Watling Chase Community Forest;  North west area Grade 3 (remainder of the site classified as Urban);  Flood Zone 1.

Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012 – 2015) Sensitivity: Medium Value: Low Overall landscape capacity conclusion: Medium to High Capacity NB assessment covers southern half of the site. Hertfordshire Landscape Character Assessment (undertaken 2005) based on Area Assessment Character Assessment area ID: 29 Condition: Moderate Strength of character: Moderate Value: Improve and Conserve

SITE AND LANDSCAPE APPRAISAL

Site Description: site is located north of Welham Green. It comprises private land; the site is contiguous with the Green Belt boundary where it adjoins the existing urban area.

Land use/cover: equestrian use with grazing and stables.

Adjacent/surrounding land uses/features: surrounded by open fields to the north. West comprises of grazing and scrub. Industrial estate to the east. Residential estate to the south.

Landform: area is generally flat but slopes downhill along Parsonage Lane and Huggins Lane.

Visual Openness: Flat site that is relatively enclosed, largely by hedgerow. Evaluation: Low.

Physical openness: some built form: stables (but not a defining feature) and a pylon. Evaluation: Mixed to High.

Boundary Description North – Continuous hedgerow (Moderate). South – Established hedgerow residential road; wall along property (Moderate). East – Hedgerow and trees (Moderate). West – Hedgerow and trees (Moderate).

Appendix 1G

Terence O’Rourke Ltd 2017 24 Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

13 Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

WeG15 GREEN BELT PURPOSES ASSESSMENT

1. To Check unrestricted sprawl of large built-up areas LIMITED OR NO

2. To Prevent neighbouring towns from merging PARTIAL

The site is located within a strategic gap between 1st tier settlements of Hatfield and Potters Bar. The site makes a partial or limited contribution to the visual perception of the separation of settlements. The gap contains settlements of Welham Green (2nd tier) and Brookmans Park ( 2nd) which follow the railway line, as well as Bell Bar, limited ribbon development and Hatfield Park Historic Park and Garden. The site contributes to the visual perception of the gap as it is partially open, but this is limited due to the overall scale of the gap.

3. Assist in safeguarding the countryside from encroachment PARTIAL

The site exhibits strong countryside characteristics including agricultural land use which is significant in assisting in safeguarding the countryside from development. However a small part of the site contains built development relating to agriculture.

4. To preserve setting and special character of historic towns LIMITED OR NO

The site does not preserve setting of any historic features. It has no relationship to historic features. There are no historic features located within or adjacent to the site.

5. To Maintain the Existing Settlement Pattern PARTIAL

OTHER CONSIDERATIONS

Relationship with other sites – is the site isolated or forms a group (what is cumulative impact, if applicable)

The site is not isolated and is connected to Welham Green. It forms a group with WeG1, WeG2 and WeG3. The cumulative impact of this group would have a greater impact on the Green Belt. The cumulative impact of WeG3 and WeG15 would be significant in terms of encroachment on the countryside. Potential for adjustment to site boundaries (based on existing landscape features / boundary description)

Yes (potential to incorporate farm buildings). Cross-Boundary Issues (if applicable)

No.

SUMMARY

The site is located south-west of Welham Green and consists of farm buildings and land in agricultural use. Site does not contribute significantly to any of the four national Green Belt purposes assessed. However in combination with WeG3 the site would have a significant impact on the national purpose of safeguarding the countryside from encroachment. The site is evaluated as mixed for visual openness but high for physical openness. It makes a partial contribution to the local purpose. The site is located within a strategic gap between 1st tier settlements (of Hatfield and Potters Bar). The site separates Welham Green from Water End Swallow Holes SSSI.

It forms a group with WeG1, WeG2, and WeG3; the cumulative impact of the development of this group would have a greater impact on the Green Belt. WeG15 in particular extends further into the countryside where its southern boundary is rated as weak and therefore not as strong as the existing Green Belt boundary which is the edge of development in Welham Green.

12 Welwyn Hatfield Green Belt Review Site Proforma for Purposes Assessment

HELAA ID: WeG15 HELAA SITE NAME: Potterells Farm, Welham Green

Part 1 Study Strategic Parcel ID: GB48 Part 1 Study sub-area ID (if applicable):

SITE CONTEXT – DOCUMENT REVIEW

Part 1 Study – Key Findings: Checking sprawl: Limited or No – the parcel is located away from large built-up areas of London, Luton and Dunstable and Stevenage. Preventing merging: Partial – the parcel does not fully separate neighbouring 1st tier settlements however it contributes (with GB45, 49 & 50) to the strategic gap between Hatfield and Potters Bar. Safeguarding the countryside: Partial – the parcel displays a mix of countryside and urban fringe characteristics. Preserving setting: Partial – the northern part of the parcel provides historic setting of Old Hatfield Conservation area and the Hatfield Park Historic Park and Garden. Settlement pattern: Significant – the parcel provides the primary local gap between Hatfield (1st) and Welham Green (2nd). Any reduction in the gap would be likely to compromise the separation of settlements in physical terms and local levels of visual openness.

Land Designations (environmental, historic, agricultural land quality, flood zone):

 Entire site is within Flood Zone 1 - low risk of fluvial flooding  Site is within GSPZ Inner Zone (Zone 1) – most sensitive zone  Agricultural Land Grade 3

Landscape Character Landscape Sensitivity and Capacity Study (Welwyn Hatfield Borough Council, 2012 – 2015) Sensitivity: Area 1 Medium; Area 2 Medium Value: Area1 Medium; Area 2 Low Overall landscape capacity conclusion: Area 1 Medium; Area 2 Medium to High Hertfordshire Landscape Character Assessment (undertaken 2005) based on Area Assessment Character Assessment area ID: 29 Condition: Moderate Strength of character: Moderate Value: Improve and Conserve

SITE AND LANDSCAPE APPRAISAL

Site Description: The site is located to the south-west of Welham Green. Private land with public right of way crossing a small area in the most eastern part of the site.

Land use/cover: Primarily greenfield with an area in the north-east comprising agricultural buildings and farm yard.

Adjacent/surrounding land uses/features: Residential to the north and east; open countryside to the south and west.

Landform: Gradual slope to the south towards the South west and the SSSI.

Openness – Levels of landscape enclosure and nature of views (visual openness): Partially elevated with some long distance views from the site. Evaluation: Mixed.

Physical openness: Small proportion of the site area is covered by built form and urbanising influences. Evaluation: High.

Boundary Description North – Mixture of hedgerow, trees and fence line (Moderate). South – No definable boundary (Weak). West – Almost continuous hedgerow (Moderate). East – GB boundary comprises property boundaries/ B Road (Moderate) and section through the farmyard (Weak).

Annex A – Location of sites at Welham Green

Terence O’Rourke Ltd 2017 25 The scaling of this drawing cannot be assured Revision Date Drn Ckd -Rev A - School boundary amended 20.04.17--- AB EH Rev B - Housing capacity table 13.09.17 CS EH amended Rev C - New school site boundary 13.09.17 CS EH amended

WeG4b

WeG4a

GTLAA03 WeG12

GTLAA01

WeG10 WeG1

WeG3 WeG6

WeG15

Project LEGEND

HEELA (Stage 2 Pass) Housing Capacity Land South of Bulls Lane Site Capactiy Welham Green New School Site Drawing Title WEG 1 10 Site Allocation Existing School Site WEG 3 45 Proposals Map WEG 4 80 Date Scale Drawn by Check by 1:10,000 @A3 CS EH WEG 6 73 29.03.2017 Project No Drawing No Revision WEG 10 120 20086 PL01 C WEG 12 59 100 300 500m 0 200 400 WEG 15 140 GTLAA01 12 Existing School Site 20 New School Site 0 Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Total 559 Graphic Communication ● Public Engagement ● Research bartonwillmore.co.uk Reproduced from the Ordnance Survey Map with the Certificate FS 29637 permission of the Controller of HMSO. Crown Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Copyright Reserved. Licence No. 100019279.J:\20000-20999\20000-20099\20086 - Land South Of Bulls Lane, Welham Green\A4 - Dwgs & Registers\Architecture\Working\20086 Site Allocation Proposals Map.dwg - A3 Leeds London Manchester Newcastle Reading Southampton

Annex B – 1FE and 2FE layout at the proposed school site

Terence O’Rourke Ltd 2017 26 OPTION THREE SCHOOL LOCATION ILLUSTRATIVE 1 FORM ENTRY LAYOUT: Land south of Dixons Hill Road

Key features • Accessible to majority of the village • Logical site size and orientation • Potential for direct access to WeG15 and WeG3 • Surrounding land would allow for future expansion to 2FE, if necessary • Built form would remain close Dixons Hill Road, with landscape 3 4 elements to the south of the site • Structural planting along the western boundary would limit the visual impact onthe surrounding green belt 5 Key 1 1. School building Dixons Hill Road 8 2. Possible future expansion area, allows for 2FE 3. Site access 5 4. Staff parking 5. Hard play (separate KS1/KS2 areas) 6 9 6. Games court 7. Formal pitch 8. Habitat area 7 9. Potential southern pedestrian access from promoted development sites

Example site location

1. Existing school site 2. WeG10 site 3. Land south of 2 Dixons Hill Road (example site)

Based upon the 2014 Ordnance Survey 1:10,000 colour raster map with the Indicative school layout permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © (1FE maximum size as set out in Building Bulletin 103) Crown Copyright Terence O’Rourke Ltd Licence number 100019980. © Terence O’Rourke Ltd 2016. September 2017 OPTION THREE SCHOOL LOCATION ILLUSTRATIVE 2 FORM ENTRY LAYOUT: Land south of Dixons Hill Road

Key 2 1. School building Dixons Hill Road 1 2. Possible future expansion area 5 3. Site access 4. Staff parking 9 5. Hard play (separate KS1/KS2 areas) 8 6. Games court 7. Formal pitch 8. Habitat area 9. Potential southern pedestrian access from promoted development sites

Example site location 6

1. Existing school site 2. WeG10 site 3. Land south of Dixons Hill Road (example site) 7

Based upon the 2014 Ordnance Survey 1:10,000 colour raster map with the Indicative school layout permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © (2FE maximum size as set out in Building Bulletin 103) Crown Copyright Terence O’Rourke Ltd Licence number 100019980. © Terence O’Rourke Ltd 2016. September 2017