Hatfield 2030+ Baseline Report

September 2015

1 2 Contents

1. Executive Summary 2. Introduction 3. A Brief History of Hatfield 4. Hatfield in 2015 5. Beyond Hatfield 6. Future Urban Trends 7. Moving Forward: Challenges and Opportunities 3 8. References 1. Executive Summary

This baseline report has been History of Hatfield Facts and Figures: developed to confirm the key issues, strengths and weaknesses Hatfield benefits from a distinctive Population of the town in order to identify past, drawing on historic roots Hatfield has a growing and challenges and opportunities of past centuries alongside relatively young population, driven that need to be embedded in the distinctive elements of ‘modern by the significant student cohort. Strategic Renewal Framework for history’ associated with its New The disproportionate size of the Hatfield New Town. The report has Town status. Together these form student population has an impact been developed through desktop many of its key assets, being: on service use and housing analysis and site visits, and will Hatfield House and Park accommodation requirements, be supplemented by stakeholder gearing the market towards and community consultation to Old Hatfield and Victorian private rented, as well as having establish priorities and a direction architecture a social impact. Addressing this of travel for the Hatfield. The key Hatfield train station ‘town and gown’ imbalance will report sections are summarised be a consideration for the town’s below: New Town ‘dynamism’ 4 future. Aircraft Industry legacy and present Goodman’s Business Employment Park Hatfield resident’s are generally University of Hertfordshire under-represented in the campuses ‘higher band’ occupations and The Galleria over-represented in sales and customer service occupations and Hatfield’sNew Town legacy elementary occupations (typically brings with it a number of lower wage). challenges inherent to many New Towns, notably being: Hatfield offers high levels of employment, with some 50% an outdated town centre no more jobs (27,000) than working longer fit for purpose; residents (18,000) which leads to high levels of social housing; high in-commuting. Retail jobs make up almost 40% of all jobs, large areas of poor quality and followed by ICT and distribution ageing housing stock, notably (around 10% each). in south Hatfield; and restrictive boundaries limiting future growth. Skills/Earnings/Deprivation Property and Spend Housing: Hatfield has good transport links being within close The residents of Hatfield have an Office: The road network in terms proximity to the M25, A1(M) and average proportion of people with of its proximity to the A1(M), and its less than half an hour directly into higher skill levels but there are ability to provide high spec office Kings Cross via train. With property significant disparities in skill and space has led to significant demand prices in London continuing deprivation levels between the for office space and consequently to rise, Hatfield should be an wards that make up Hatfield with significant employment attractive alternative residential issues apparent in central and opportunities on Hatfield Business location for those priced out of the southern areas. Park. The train services in terms London market. Data from Zoopla of frequency and journey time to suggests that the current average Housing Trends London are a further strength to freehold value of home in Hatfield Hatfield but the location of the train is £378,829. This compares with Hatfield needs to identify land for station is distant from the business £511,577 for St Albans, £442,322 3,039 new homes between 2011 park. for Hertford and £670,004 for 5 and 2031 in order to meet its Welwyn Garden City. The average Retail: Hatfield has a number of objectively assessed housing need. house price in England is £290,437, retail centres each with a specific Sites for potential development the average house price in London offer. At present there is a low to have been identified within the is c. £440,000 (Nationwide). existing urban area as well as two mid retail offer in the town centre large strategic sites on greenbelt which is in contrast to Welwyn Demographic data shows that land. Housing growth will bring Garden City - there are a general Hatfield is primarily a rental considerable infrastructure lack of national retailers in the town location; accommodating students requirements across transport, centre however Peacocks opening who share with other students in education, health, sports and other (summer 2015) could indicate some private accommodation or young services, anticipated to amount to change. In the town centre there is professionals hypothetically not £200m for the Borough as a whole. little evening or night time economy able to afford rents or freehold with limited leisure occupiers. properties in London but not willing Hatfield generally has a higher Oldings Corner provides an out of to commit to a geographic location private and social rented profile town retail offer and the Galleria elsewhere. and fewer residents own homes is a regional discount shopping in comparison to Borough and centre with a leisure offer in the regional averages. This reflects in form of a cinema and a number of particular the New Town legacy and restaurants. the large student population. There is a need for 245 affordable homes The data shows that Hatfield town (social rented) per year in Hatfield, centre is retaining 3.71% of its in particular one and two bedroom market share (comparison goods), properties. this equates to £88,356,623 per annum, based on a total shopper population of 45,322. Recent and Planned Projects Town Wide Spatial Analysis Road Network: Some road networks in the town are Following the termination of Connectivity: Hatfield benefits struggling to cope with current the town centre redevelopment from good connections to levels of traffic demand during partnership, which saw limited strategic transport networks, peak periods and extensive new development, the Borough being located on the A1(M), on-street parking in residential Council has committed an A1000 and A414 corridors and areas is evident. This results from initial £2.65m to create a better the Great Northern Railway line. the growth in car ownership, environment for shoppers However, within the town there are University of Hertfordshire student business and residents, focused problems associated with poor trips and the varying levels of off- on public realm and shop front connectivity across the town and street / on-plot parking capacity. improvements. limited accessibility for modes other than the car. In particular, Gateways: Key arrival points/ Regeneration around Hatfield the A1(M) creates significant gateways to Hatfield are from train station has recently been east - west severance, essentially the A1(M) junctions at the completed, creating a strong dividing the town. north and south of the town 6 new arrival space to the town. and Hatfield Train Station. Regeneration initiatives have also Public Transport: There is good The station arrival point faces been progressing in Old Hatfield. rail connectivity between Hatfield towards the impressive gates to and surrounding areas including Hatfield House as well as Old The expanded LEP Growth Deal southwards to London Kings Hatfield itself. The main issue agreed in 2015 will support Cross and Moorgate stations. with this station gateway is that the regeneration of Hatfield by Typical journey times to London the legibility of routes towards investing £6m in projects in the range from 22mins to 45mins with the town centre is in need of town in the 2019-21 period. up to 8 services per hour. There is improvement. a reasonable bus network; there The University of Hertfordshire are however some issues with Broad Character Areas: 2020 Estates Vision sets out peak period journey time reliability The differing housing types a detailed framework within linked to traffic, congestion, and development periods are which future proposals are to be limited road space and the lack of highly distinct. The New Town brought forward, with significant bus priority facilities. is recognised for its post war on campus accommodation and development with low density facilities to be completed. Pedestrian and Cycle Links: semi-detached and terrace Current facilities for pedestrians housing. The southern parts of and cyclists are highly variable the town were built later (post across the town. Two major 1960). The character of Hatfield recreational walking and cycling in the west (west of the A1(M)) trails cross the town; The Alban is dominated by the Hatfield Way and The Great North Way. Business Park, the Galleria and However there is a lack of the University of Hertfordshire. consistency and continuity in Inter-war housing is evident at cycle provision within and across the adjacent Garden Village, with the town. more modern housing in and around the business park. Town Centre and Local Centres: Town Centre Spatial Analysis Town Centre Interventions and Hatfield’s polycentric New Town Opportunities: A significant layout means that there are a Routes and Movement: The town number of interventions are number of local centres which centre is currently enclosed and planned, underway or completed in play an important role in providing dominated by roads creating a the town centre, in summary these convenience shopping and local barrier to pedestrian movement. are: services, serving day to day needs The Queensway to the south of are provided close to where people the town centre creates a barrier Completed redevelopment of live. Hatfield is also home to the to pedestrian movement due to its units facing White Lion Square over-engineered form. Pedestrian Galleria regional shopping centre Completed development of units and Oldings Corner out of town accessibility to the town centre is largely via a series of underpasses. adjacent to Asda, at the west retail park. The balance, hierarchy end of High Street. and growth of Hatfield’s polycentric Building Fronts and Backs: local centres needs to be carefully Refurbishment of shop fronts, The town centre is largely inward considered in terms of their primarily around White Lion facing and subsequently the rear 7 individual offer to ensure functional, Square. elevations of the town centre connected and complimentary – not buildings face out onto the Refurbishment of residential competing – roles and functions. surrounding streets creating an properties above White Lion unattractive environment. Square. Refurbishment of the Arcade. Views, Nodes, Gateways and Landmarks: The current key Ongoing improvements to nodes around the edges of the the public realm in White Lion town centre are of poor quality Square and Old St Albans Road. and again traffic dominated. They largely comprise traffic dominated There are a number of shorter team roundabout junctions with the and longer term redevelopment pedestrian given a lower order opportunities around the town of priority. Gateways, nodes and centre relating to: landmarks are essential for human legibility. These are currently weak Public realm and place shaping. and are a key factor to address. Connections to the station.

Public Spaces: White Lion Square Redevelopment opportunities, is the town centre’s main public notably around One Town space and comprises hard and soft Centre, Market Place and north landscaping. The buildings around White Lion Square, subject to a the edges of White Lion Square long term development strategy. and Market Place are two storey in height, but due to the size of the square, they offer little in the way of enclosure. Beyond Hatfield Loughborough: Loughborough Future Urban Trends is an established university Hatfield should be considered town accommodating 17,000 It is given that urban areas within its wider context as part students and the town has a have been, and will continue, to of the interconnected London total population of 57,000. The undergo significant changes in economy and housing market. University benefits from a 438 their form and function. Below we There is an opportunity to learn acre single-site campus. The explore a number of key urban from the strengths and renewal University campus is successfully trends and challenges worth strategies of other towns such as: integrated with the town centre considering in the context of where students can easily access Hatfield’s future. Bishops Stortford: The town the services and amenities in the has a similar sized population Sustainability: This is, at a base town through well connected to Hatfield at around 37,000. level, about constructing homes paths and roads. The Students The town has a tightly arranged that are resource efficient, both Union organises several events town centre; the Jackson Square in their energy consumption and across the town to support the (Shopping centre), the High Street their construction. Sustainability local community, ranging from and railway station are all in is also relevant for communities 8 litter-picking to tea dances for relatively close proximity. Bishop and economies. Sustainable pensioners. Stortford’s coherent town centre communities are balanced enables it to retain around 15% of populations and are more resilient local spend, compared to 5% in to long term change. Hatfield. Urbanisation and Higher Woking: Located to the south Density Living: A greater housing west of London, Woking has a need within proximity of major population of 60,000. The local employment, and the need to authority has encouraged height provide sustainable housing and high densities in the town at greater urban densities to centre, resulting in successful and accommodate our growing urban distinct core. This has provided populations, is a key challenge greater variety of housing across the world. options for young professionals and helped increase the retail productivity of the town centre. Re-emergence of Garden Cities: Moving Forward: Challenges and The idea of creating new Garden Opportunities Cities in the UK is one that has been discussed and postured many The key considerations for the long times since the construction of both term renewal of Hatfield will need to Welwyn and Letchworth Garden take into account: Cities. Many of the New Towns constructed in the middle of the Tackling the challenges 20th Century embody many of the associated with the New Town same principles, with public green Legacy spaces playing a significant role in Considering how housing and the form and layout. population growth can diversify the housing stock an increase Transport, access and movement: the patronage of local services. Good quality transportation is vital There is also an opportunity to 9 to the economic growth and well grow the town as a response to being of cities and towns. Progress the growth and success of the in technology is being used to university and business park drive transport innovation and used to tackle demand in the highest Delivering placemaking and density and most demand driven improving infrastructure – urban areas. tackling the dividing road networking and creating a Changing role of town centres: series of places, spaces and The private transport focus has developments that are fit for resulted in a rise and dependency purpose in the 21st century. on out of town solutions, close to Ensuring a complementary set of major infrastructure and a reduced centres in particular with regard role for town centres. This has been to the retail function, with the further compounded by the rise renewal of the town centre as of online retail and the digital age, part of the strategy. reducing the need to travel for retail services. Developing a governance structure for the regeneration of the town and putting together a comprehensive strategy that takes into account the challenges associated with funding and viability. 10 2. Introduction

Hatfield 2030+ is the project The purpose of the baseline is title for the Hatfield New Town to provide an understanding of Renewal Framework. The Hatfield the key issues facing the town Renewal Partnership* is a group today, and an understanding of of the town’s key stakeholders what factors are important to who have come together to agree consider when generating a future a vision for Hatfield and to drive vision and strategy for the town. its regeneration. The report concludes with a summary of the issues and The Hatfield Renewal Partnership opportunities identified. has appointed a consultant team led by Nexus Planning to support the development of the Hatfield New Town Renewal Framework. Nexus Planning are supported 11 by Broadway Malyan, Colliers International, SYSTRA and Kevin Murray Associates. This baseline report has been prepared by the consultant team.

This baseline report intends to provide an overview of the key issues and trends relevant to the town, covering:

History Key socioeconomic facts and figures *The Hatfield Renewal Partnership Property comprises: Welwyn Hatfield Current and recent project Borough Council, Hertfordshire initiatives Local Enterprise Partnership, University of Hertfordshire, Town wide spatial analysis Hatfield Town Council, Goodman Town centre spatial analysis Business Parks, Welwyn Hatfield Community Housing Trust, The wider sub regional context, Oaklands College, Finesse including benchmark towns Leisure, Gascoyne Cecil Estates, Commentary on future urban Hertfordshire County Council, trends Welwyn Hatfield Chamber of Commerce and the Galleria. Summary and opportunities 3. A Brief History of Hatfield

Hatfield has a fascinating history. Historically based around the gates of Hatfield House, it grew slowly in the early 20th century until it was designated a New Town in 1948. It then rapidly became a town of over 25,000 people. In recent years the town has continued to grow through the redevelopment of the former aerodrome site. This section provides a brief overview of Hatfield’s history.

The settlement of Hatfield is A Hatfield Development Aircraft Industry and Business known to date back to at least Corporation was responsible Park Saxon times. Hatfield House was for creating the New Town. The built by Robert Cecil in 1611, Development Corporation decided In 1960 the De Havilland Aircraft First Earl of Salisbury and Chief to build a new town centre instead Company merged with Hawker Minister to King James I. Hatfield of expanding the constrained Old Siddely and in 1977 became House also accommodated Hatfield’s centre. The new town part of British Aerospace, with Elizabeth I for three years before centre replaced the previous Hatfield as the headquarters for she became Queen in 1558. commercial and retail buildings commercial aircraft. In the mid- from the Victorian ‘Newtown’, 1980s there were 7,500 people There has been a market in born of speculative development employed in aircraft and weapons 12 Hatfield since 1226 and street in around 1850, to form the new production, but by 1993, all trading in Old Hatfield until the town centre. production at Hatfield had ended. 19th century. The market was revived in 1957 when the square The New Town was separated The new Hatfield Business Park, was built in the New Town and into different zones for housing, part of the old aerospace site, was has continued since then. industrial areas and commercial built to attract other industries areas. Excellent pedestrian and to the town after the aircraft Hatfield expanded dramatically transport links were planned to industry and production ended. in the 1930s with the opening of allow people to walk to work or Hatfield Business Park has been the De Havilland aircraft factory take public transport. Hatfield established for over 20 years and which has held an unrivalled place today retains many New Town accommodates more than 3.5 in British aviation history for sixty characteristics, including million sq ft of business space. years. The wartime Mosquito, modernist architecture dating The Park has generated more Britain’s first jet airliner The from 1950s as well as the open than 13,000 jobs and includes Comet, and the famous Trident spaces and neighbourhood a diverse range of business were all produced at Hatfield. centres that were outlined in the occupiers, plus over 2,000 new original design. Commentary homes and the University of After the Second World War, on the New Town movement is Hertfordshire De Havilland and Hatfield was designated a New provided later in this section. campus. Town under the New Towns Act 1946. The Government designated 2,340 acres of land for the New Town and had a target population of 25,000 residents. University of Hertfordshire The University of Hertfordshire at College Lane was originally developed as a technical college which formed part of the postwar programme of development by Hertfordshire County Council. The technical college became a polytechnic college for further education in the 1970s and achieved corporate status in 1989. Fore Street During the 1990s a large amount of development took place which included the £150 million de Havilland Campus, which opened 13 in 2003 on the former British Aerospace site1.

The Galleria and the A1 In 1986 the Hatfield A1(M) tunnel was opened. Above it stands the Galleria Centre which was Park Street opened in 1991. The centre hosts a range of shops and leisure offer including restaurants and a multi- screen cinema. The Galleria is one of the UK’s largest indoor outlet centres and was acquired by Land Securities in 2005.

Hatfield House

1 Hertfordshire University Estates Vision 2020, 2011 Mapping key milestones in Hatfield’s growth

Station

French Horn Ln. Hatfield House Park Street, Old Hatfield

14 GreatSt Northern Albans BranchRailway

Great Northern Railway

The Comet Hotel close to De Havilland airfield

up to 1900 Hatfield House, set within the Great Park, was built in 1611 by Robert Cecil and became the seat of the Cecil family - the Marquesses of Salisbury. Hatfield House formed the nucleus of Old Hatfield town, which grew up around the gates of the historic house. The railway arrived in Hatfield in the mid 19th century as part of the development of the Great North Railway line. Hatfield Garden Village

A 555

Wellfield Road De Havilland Factory St Albans Station Road Station French Horn A 414 French Horn Ln. Ln. Briars Lane Hatfield A 414 House 15

GreatSt Northern Albans BranchRailway

Travellers

Lane

A 405

Great Northern Railway A 555 A

up to 1920 up to 1940 The urban area expanded with residential Development expanded west, along the former development to the west of the railway station. St Albans branch of the railway network. The De Further residential development took place around Havilland Factory, in the west of the town, opened in the crossroads of French Horn Lane and the road 1930, bringing industry and jobs to the town. Hatfield to St Albans. The rest of the area remained as a Garden Village was built to the north of the town, scattering of houses and farmsteads. providing new residential accommodation. North Orbital Road

Wellfield Road

De Havilland Pass St Albans Factory Barnet By Road Station St Albans French Horn Rd Ln. Queensway

Briars Lane High View neighbourhood centre in South Hatfield 16

Great North Road

Pass Barnet By By Barnet

Park House Court DistrictCentre in close proximity to the Galleria up to 1960 In 1948, Hatfield was selected as one of eight New Towns around London. An area of 2,340 acres was designated with a target population of 25,000. The New Town was largely constructed around a new main road network allowing local traffic movement to move rapidly around the town. A new car free town centre was constructed, linked to the wider residential areas by a series of pedestrian underpasses. A1 (M) A1 (M)

Lemsford Wellfield Lemsford Wellfield

Road Road Road Road

St Albans Business St Albans Road E Station Park Road E Station

French Horn French Horn Galleria B6426 B6426

Briars Ln. Briars Ln. Lane Lane CavendishWay CavendishWay 17

Great North Road Great North Road

A 414 A 414

A1 (M) A1 (M) A1

A 1001 A 1001

up to 1990 up to 2015 The New Town was largely completed by the Production at De Havilland’s factory (by then British mid 1960s. By then a number of residential Aerospace) ceased in the early 1990s. The former neighbourhoods had been constructed to the north aerodrome site has now largely been redeveloped and south of the town centre, each with their own into: the Hatfield Business Park (including over 3.5 local centres. The A1 was upgraded to the A1(M) in million sq/ ft of built occupied space, with 600,000 1986, improving road links to Hatfield. Construction sq/ft still to be developed); a new University of started on the Galleria Shopping Centre in the late Hertfordshire Campus; a residential area of over 1980s. It subsequently opened in 1991, but became 2,000 homes; and other uses including the new police an retail outlet centre in 1996. station and a health club. Hatfield Technical College (on College Lane) became part of Hatfield Polytechnic and then on to become part of the University of Hertfordshire in 1992. New Town Movement Key planning and development Infrastructure: In 2008 the issues of post-war New Towns Communities and Local The main reason for the post- Government Select Committee The most common planning and war ‘New Town Movement’ in found that the segregation of development issues found in New the UK was to decongest larger uses and the low density of Towns, according to TCPA research industrialised cities and to aid development in some of the New are: regional regeneration of heavy- Towns had left residents needing industry areas, such as the aircraft to travel further to some services industry in Hatfield. New Towns Town centre regeneration: Revitalising the town centre than in many towns and cities. rehoused people in newly built While some services had been and fully planned towns that were and encouraging a night- time economy, expanding provided within walking distance self-sufficient and provided for the at local centres, access to town community. the retail offer and improving competitiveness. centres relied heavily on the car. A number of key development principles are evident in New Estate Renewal: The need for The Legacy of New Towns renewal of existing housing 18 Towns1: TCPA Officer research identified stock. However, the popularity of positive and negative legacies of Neighbourhood units where the ‘Right to Buy’ has left many the New Town designation were housing was to be developed New Towns with much lower evident today. together levels of social housing than in Zoning of industrial and previous decades. Positives: residential areas Accommodating housing Green infrastructure Pedestrian-friendly town centres growth: Housing land supply and Transport networks Ease of movement the challenge of accommodating Social mix Integrated green infrastructure housing growth. In several network cases, the tight administrative Community development Innovative architecture and boundary was noted as an issue, design with housing needs having to be Negatives: accommodated in the Green Belt Emphasis on social housing or in neighbouring authorities. Poor quality materials and need Self-containment for whole estate renewal Space for social and community Lack of long-term management development for green space and the public realm Restrictive boundaries limiting future growth Restrictive covenants on land

1 Town and Country Planning Association (TCPA) - New Towns and Garden Cities: Lessons for Tomorrow (December 2014) A Brief History of Hatfield: Summary

Hatfield benefits from a distinctive past drawing on both its historical roots and the rapid growth and change associated with its ‘modern history’ New Town status. Such a history brings with it both challenges, particularly in terms of the physical form, layout and aesthetic of the New Town legacy and opportunities, in the spirit of change, growth and renewal. It is necessary to accept and celebrate the strengths and weaknesses of the town and its assets in looking to its future, of 19 key interest being:

Hatfield House and Park Old Hatfield and Victorian architecture New Town ‘dynamism’ Aircraft Industry Hertfordshire University Hatfield Business Park The Galleria Hatfield train station Distinctive New Town settlement structure 4. Hatfield in 2015

This section provides a narrative on some of the key positioning factors and trends for Hatfield, covering socio-economics, property and projects.

Facts and Figures population. The national average The 2011 Census identifies that is 5%. Hatfield’s disproportionate people employed in higher skilled Population size of student population is a key occupations in Hatfield, such consideration for the town’s future as managers and directors, are Hatfield has a growing strategy. generally more frequently resident population. The 2011 Census in Hatfield East, Hatfield West established that there are 39,030 The Hatfield population will and Hatfield Villages. Residents residents in Hatfield, of which over continue to grow. The Welwyn employed in lower skilled a quarter are students (10,291). Hatfield Borough Council occupations are more highly This is an increase from the 2001 (“WHBC”) Strategic Housing represented in Hatfield South and 20 Census which recorded 29,795 Market Assessment 2014 indicates Hatfield Central. residents in Hatfield, a collective the population in the Borough growth of 9,235 residents or 31%. is expected to grow from over In Hatfield there are a total of The growth of the University has 110,000 residents to 140,000 18,065 residents in employment. contributed to around half this residents by 2035, a 8% increase The main employment categories of increase having implications for the (ONS, 2013). In a separate report Hatfield residents are, retail (25.6%), town. Students are a more transient undertaken by Edge Analytics in health and social work (10.6%), population group with different 2014, it states that the population education (9.4%), accommodation service use patterns and typically change between 2012 to 2031 will and food service activities seeking rented or on campus increase by 23,322 residents in the (6.5%), construction (6.1%) and accommodation. borough. Hatfield can expect to administrative (5.8%). Figure 3.2 accommodate a proportion of this shows that resident employment Hatfield has a relatively young growth. categories are broadly population. The 20 to 24 year comparable with those of Welwyn old group incorporates 19.8% of Resident employment Hatfield Borough residents and the total population in Hatfield the East of England averages. (including students), compared to It is evident from figure 3.1 that 10.3% in Welwyn Hatfield Borough Hatfield residents are under- and 6% in the East of England. represented in the ‘higher band’ Those aged between 45 to 59 years occupations (typically higher make up 13.9% of the population wage) in comparison to borough and are under-represented in and regional averages but over comparison to Welwyn Hatfield represented in sales and customer Borough (18.4%) and the East of service occupations and elementary England (19.8%) (2011 Census). occupations (generally lower wage). The Census indicates 10,291 students in Hatfield, 26% of the 20

16 % 14

12 35 %

10 20 Hatfield

18 Welwyn Hatfield 8 East of England 16 % 6 14 30 12 4 10

2 8

6 0 25% 1. Managers, 2. Professional 3. Associate 4 4. 5. Skilled trades 6. Caring, leisure 7. Sales and 8. Process plant 9. Elementary directors occupations professional and Administrative and other customer and machine occupations technical and2 secretarial services services operatives

0 1. Managers, 2. Professional 3. Associate 4. Administrative 5. Skilled trades 6. Caring, leisure 7. Sales and 8. Process plant 9. Elementary directors occupations professional and and secretarial and other services customer services and machine occupations technical operatives

20 Figure 4.1 Employment by occupation of Hatfield residents (Census 2011)

35 Hatfield 21 Welwyn Hatfield

30 East of England 15

25%

10 15

5 5

0 C Manufacturing F Construction G Retail H Transport I Accommodation J ICT K Finance and L Real estate M Professional, N Administrative O Public P Education Q Human health and R, S, T, U Other and food services Insurance scientific and support administration social work technical

Figure 4.2 Employment by industry of Hatfield residents (Census 2011) N.B. Negligible employment categories excluded

0 C Manufacturing F Construction G Retail H Transport I Accommodation J ICT K Finance and L Real estate M Professional, N Administrative O Public P Education Q Human health R, S, T, U Other and food services Insurance scientific and support administration and social work technical Employment in Hatfield residents employed in human opportunity to increase the amount health and social work activities of land available for business The BRES 2011 (Business Register when compared to employment floorspace in Hatfield to provide a and Employment Survey) identifies in Hatfield. There is also an over- range of employment opportunities that there were 26,883 jobs in the representation of employed for existing and future residents. Hatfield area in 2015. The census residents in construction by 4% and reports that there are 18,065 people manufacturing by 3%. Commuting patterns in the labour force in Hatfield.There are 50% more jobs in Hatfield The emerging WHBC Core Strategy The 2011 Census provides data on than there are workers. identified that 12,200 jobs are where the residents of the borough expected to be created in the travel to work. There are a total Hatfield has strong employment Borough from 2011 to 2029, and of 38,565 inward commuters to representation in the retail that the existing 308 hectares of the borough and 23,044 outward industry accumulating 37% employment land would need to commuters from the borough, of the jobs, over double the be protected. Since consultation indicating a significant net inflow national average, whilst education on the Emerging Core Strategy of workers. 22 accommodates 12% of employees finished, a new Economy Study (driven by the University). has looked at a number of different The 2011 Census data illustrates Information and communication scenarios for the local economy. It that 43% of residents are employed incorporates 9% of employees, concluded that the Council should outside of Welwyn Hatfield followed by 7% in transportation plan for an increase of 9,800 to Borough, a further 38% of residents and storage and 7% in 12,000 jobs in the Borough from live and work in Welwyn Hatfield administrative and support service 2013 to 2031. Employment will borough. activities. Key employers in Hatfield continue to grow across the include Affinity Water, Ocado, Yodel Borough and in Hatfield. In terms of commuting patterns of and the University of Hertfordshire residents in Hatfield, the majority amongst others. Hatfield is Employment land of residents are employed in the generally under represented in Borough (7,351 residents) and in manufacturing, construction, The WHBC Economy Study 2014 St Albans District (1,617 residents). finance, professional and health assesses the current provision A large proportion also travel to employment. for employment in the Borough. It East Hertfordshire, Dacorum and provides an assessment of future Hertsmere. However, a significant Comparing the percentage of demand and market demands. proportion of the residents work residents employed by industry in Central and Greater London. In with the types of jobs in Hatfield, There is currently a vacancy rate of particular, Barnet (460 residents), there is ‘under employment’ in 8% of all B-class floorspace in the Camden (256 residents), City retail jobs in Hatfield (by 11%). Borough. Assuming that all surplus of London (312 residents) and There is a further imbalance with industrial land can be reused for B1 Westminster (311 residents) See an underemployment of residents or B8 purposes, the projected new figure 3.3. working in ICT in comparison to ICT employment land requirement over employment in Hatfield (by 5%). the period to 2031 is indicatively Of the Hatfield residents that are 14 hectares which will need to employed in the Borough, a large Conversely there is an over- be allocated in the Borough, proportion of them work at the representation by 6% of Hatfield including Hatfield. This provides an Goodmans Business Park (over Hatfield Commuter Flows

Ryedale 0 A1(M) Hambleton 0 Ryedale 0 Craven 0 Harrogate 2 York 1 Travel to Work A1(M)

Pendle 0 Local Authority Outflow Patterns East Riding of Yorkshire 2 Bradford 1 Leeds 5 Selby 0 Count Burnley 0 Selby M62 Kingston upon Hull, City of 1 0 - 57 Calderdale 1 Rossendale 0 A162 East Riding of Yorkshire 2 58 - 225 Wakefield 1 M18 Rochdale 0 Kirklees 0 North Lincolnshire 0 226 - 533 A1(M)

Bury 2 Oldham 1 Doncaster 77 North Lincolnshire 0 North East Lincolnshire 0 534 - 1617 Barnsley 1 Salford 1 A616 1618 - 7351 Tameside 1 A628 Welwyn Hatfield - Boundary Sheffield 2 Rotherham 2 Stockport 0 West Lindsey 0 High Peak 0 A1 Bassetlaw 1 North East Derbyshire 0 East Lindsey 2 Chesterfield 1 A1 Cheshire East 0 Lincoln 0 Bolsover 1

Mansfield 0

Derbyshire Dales 0 Newark and Sherwood 0 Ashfield 0 North Kesteven 1 Staffordshire Moorlands 0 Amber Valley 1 Gedling 1 Stoke-on-Trent 1 Boston 2 Broxtowe 0 Nottingham 0 Erewash 0 A50 Derby 0 Rushcliffe 0 North Norfolk 0

Stafford 0 A50 South Kesteven 2 East Staffordshire 0South Derbyshire 0 M1 Melton 0 South Holland 1 Kings Lynn Broadland 3 North West Leicestershire 0 Charnwood 4 King's Lynn and West Norfolk 3 Rutland 0 South Staffordshire 1 Cannock Chase 2Lichfield 1 M42 Norwich 6 Shropshire 0 Leicester 2 Tamworth 0Hinckley and Bosworth 0 Peterborough 14 Breckland 0 Walsall 4 Blaby 0 Oadby and Wigston 0 Fenland 2 North Warwickshire 1 Harborough 2 South Norfolk 0 Sandwell 3 A1(M) Nuneaton and Bedworth 2 Corby 0 Dudley 1 Birmingham 5 East Northamptonshire 4 Waveney 0 M42 M69 Thetford Coventry 0 Kettering 1 A45 Solihull 2 A14 A14 A1(M) Ely Rugby 3 Forest Heath 1 A46 Where Hatfield residents work Huntingdonshire 11 East Cambridgeshire 0 Bromsgrove 1 A45 M40 Daventry 2 Warwick 1 A1 Redditch 0 Wellingborough 6 A14 Mid Suffolk 7 M1 St. Edmundsbury 2 Northampton 14 Bedford 22 Cambridge 27 Worcester 1 A5123 A1 A11 Stratford-on-Avon 1 Wychavon 0 Suffolk Coastal 5 South Northamptonshire 1 A1 M5 Milton Keynes 31 South Cambridgeshire 33 Ipswich 1 A43 Babergh 0 Malvern Hills 0 A1 M11 Banbury M50 Central Bedfordshire 72 A12

Tewkesbury 0 North Hertfordshire 167 Braintree 723 Cherwell 5 Uttlesford 24 A120 A43 Colchester 4 Stevenage 417 Tendring 1 Cheltenham 0 Aylesbury Vale 15 Luton 114 East Hertfordshire 322 Gloucester 2 West Oxfordshire 1 Cotswold 2 A1(M)

A40 Dacorum 260St. Albans 1617Welwyn Hatfield 7351Harlow 52 Stroud 6 Oxford 6 Broxbourne 164 Chelmsford 7 M40 Epping Forest 41 Watford 208 Maldon 0 Chiltern 9 Hertsmere 533 Three Rivers 87 Enfield 225 Abingdon Wycombe 21 Brentwood 10 Vale of White Horse 0 Barnet 460 Waltham Forest 39 Rochford 1 South Oxfordshire 1 Basildon 18 Hatfield Commuter Flows A404 M25 Harrow 99 Haringey 85Redbridge 24 Havering 15 Southend-on-Sea 7 Hambleton 0 Ryedale 0 Ryedale 0 Castle Point 4 SwindonA 12(M) South Bucks 17 Brent 122Camden 256 Craven 0 Harrogate 2 York 1 Newham 32 Travel to Work Hillingdon 82Ealing 87 Thurrock 21 M4 A1(M) Slough 19 Pendle 0 Local Authority Outflow Patterns Westminster 311Southwark 71 East Riding of Yorkshire 2 Bradford 1 Windsor and Maidenhead 19 Leeds 5 Hounslow 38 Greenwich 20 Medway 2 Selby 0 Count Bexley 15 Burnley 0 Selby M62 Kingston upon Hull, City of 1 Lambeth 49Lewisham 3 West Berkshire 4 Readin0 g- 587 Richmond upon Thames 11 Dartford 20 Calderdale 1 Rossendale 0 Wokingham 4 Spelthorne 10 Swale 4 A162 East Riding of Yorkshire 2 58 - 225 Merton 5 Gravesham 6 Wakefield 1 Bracknell Forest 5 M18 Runnymede 11 Rochdale 0 Kirklees 0 North Lincolnshire 0 226 - 533 Kingston upon Thames 6 M20 Thanet 1 A1(M) Bromley 5 Medway 2 Sutton 3 Bury 2 Oldham 1 Doncaster 77 North Lincolnshire 0 North East Lincolnshire 0 534 - 1617 Elmbridge 2 Croydon 18 Barnsley 1 A34 Surrey Heath 3 Salford 1 Swale 4 A628 A616 1618 - 7351 Epsom and Ewell 2 A229 TamesidWe 1 iltshire 5 Welwyn Hatfield - Boundary Woking 3 Canterbury 2 Sheffield 2 Rotherham 2 Stockport 0 West Lindsey 0 Tonbridge and Malling 3 High Peak 0 A1 Hart 2 Sevenoaks 3 Rushmoor 5 Bassetlaw 1 Basingstoke and DeaFigurene 4 4.3 Hatfield commuter flows Reigate and Banstead 5 North East Derbyshire 0 Maidstone 1 East Lindsey 2 Chesterfield 1 A1 Guildford 4 Tandridge 3 Cheshire East 0 Lincoln 0 M20 Bolsover 1 Mole Valley 5 A303 Dover 1 Mansfield 0 A3 Derbyshire Dales 0 Newark and Sherwood 0 M23 A303 Ashfield 0 ANo3rth K0esteven 1 Staffordshire Moorlands 0 Waverley 1 Amber Valley 1 Ashford 2 GTedelinsg 1t Valley 3 Tunbridge Wells 5 Stoke-on-Trent 1 Crawley 7 Boston 2 Shepway 1 A303 Broxtowe 0 Nottingham 0 Erewash 0 M3 A50 Derby 0 Rushcliffe 0 East Hampshire 2 North Norfolk 0 A23 Stafford 0 A50 South Kesteven 2 M1 East Staffordshire 0 SoSuth Daerbyslhirie 0sbury Melton 0 Winchester 2South Holland 1 Kings Lynn Broadland 3 Mid Sussex 1 North West Leicestershire 0 Wealden 0 Charnwood 4 King's Lynn and West Norfolk 3 Horsham 5 Rutland 0 A3 South Staffordshire 1 Cannock Chase 2Lichfield 1 M42 M3 Chichester 1 Norwich 6 Rother 0 Shropshire 0 Leicester 2 Tamworth 0Hinckley and Bosworth 0 Peterborough 14 Breckland 0 A24 Walsall 4 Blaby 0 Oadby and Wigston 0 Eastleigh 0 Fenland 2 North Dorset 0 North Warwickshire 1 Lewes 0 New Forest 0 Harborough 2 A3(M) South Norfolk 0 Sandwell 3 Southampton 1 A1(M) Nuneaton and Bedworth 2 Corby 0 EDaudsleyt 1DorBisrmeingth a2m 5 Fareham 0 Havant 0 Arun 1 Arun 1 Brighton and Hove 4 Hastings 0 East Northamptonshire 4 Waveney 0 M42 M69 Thetford Coventry 0 Kettering 1 A45 Solihull 2 A14 A14 A1(M) Ely 0 10 20 Rugby 3 40 Miles Forest Heath 1 A46 Huntingdonshire 11 East Cambridgeshire 0 Bromsgrove 1 A45 M40 Daventry 2 Warwick 1 A1 Redditch 0 Wellingborough 6 A14 Mid Suffolk 7 M1 St. Edmundsbury 2 Northampton 14 Bedford 22 Cambridge 27 Worcester 1 A5123 A1 A11 Stratford-on-Avon 1 Wychavon 0 Suffolk Coastal 5 South Northamptonshire 1 A1 M5 Milton Keynes 31 South Cambridgeshire 33 Ipswich 1 A43 Babergh 0 Malvern Hills 0 A1 M11 Banbury M50 Central Bedfordshire 72 A12

Tewkesbury 0 North Hertfordshire 167 Braintree 7 Cherwell 5 Uttlesford 24 A120 A43 Colchester 4 Stevenage 417 Tendring 1 Cheltenham 0 Aylesbury Vale 15 Luton 114 East Hertfordshire 322 Gloucester 2 West Oxfordshire 1 Cotswold 2 A1(M)

Watton at Stone 0 Travel to Work A602 5 3 WDaetclhworyth n Hatfield OA Outflow Patterns 1 Hatfield - Boundary Codicote 0 2 0 Count 0 0 0 - 20 1 0 0 2 1 21 - 79 5 Tewin Wo8o0d - 172

0 Welwyn 2 0 173 - 406 11 5 0 A1(M) 407 - 746 5 1 7 0 Digswell 17 0 0 1 Welwyn Hatfield - Boundary

7 0 1 1 Tewin 0 0 2 0 2 1 0 0 2 4 4 0 0 5 0 0 0 1 0 3 0 0 0 0 0 172 47 0 3 0 0 0 0 0 11 3 0 301 137 0 0 7 0 5 4 4 0 0 60 287 1 0 0 0 0 39 2 1 13 36 1 0 0 2 2 0 29 0 1 5 29 0 0 7 17 0 0 2 0 0 30 0 0 0 0 0 5 0 1 5 0 0 0 4 0 0 1 0 0 2 24 5 0 1 0 4 1 0 0 1 0 0 A414 15 0 0 1 7 13 0 35 50 6 3 0 5 0 0 0 13 0 102 3 0 1 1 1 1 3 0 1 0 0 0 3 1 226 0 0 12 0 0 1 6 9 0

271 0 2 21 22 24 A414 39 0 6 243 0 6 1 2 0 0 17 746 215 24 172 34 3 914 2 36 53 1 29 5 0 1 42 85 1 28 8 1 160 0 62 25 0 2 1 115 0 18 23 0 0 51 482 1 0 2 59 3 406 384 19 0 17 1 7 61 01 1 16 585 1 53 3 2 22 2 14 1 86 22 3 5 1 2 2 0 6 A1001 0 5 1 36 90 1 111 3 3 1 0 2 17 3 2 0 0 1 0 6 1 3 0 A414 3 1 32 Colney Heath 155 79 20 6 A1(M) 0 7 0 8 2

8 18

5 6 2 Brookmans Park 11 0 0 11 0 0 0 0 0 0 A1081 21 0 0 53 0 0 1 0 0 0 0 0 1 0 Cuffley 5 12 0 4 2 0 0 M25

0 Potters Bar

M25 A1

0 0.5 1 2 Miles Figure 4.4 Hatfield commuter flows. Source: Census 2011 (Origin destination figures), Nexus Planning analysis 1000) as well as the Galleria and to Borough (15.7%) and regional West wards more likely to be town centre generally, as identified (11.8%) averages. employed in the retail and service on figure 3.4, but there is also a sector. concentration of employment in There are significant disparities Welwyn Garden City. in skill levels between the wards Deprivation that make up Hatfield. Hatfield Methods of travel to work and East has the largest proportion of According to the indices of multiple distance residents with level 4 qualifications deprivation (IMD) 2010, of the and above (35.7%), in comparison seventeen output areas in Hatfield, Over half of residents in Hatfield to 20.8% in Hatfield South, 23.6% seven are noted to be relatively travel to work by car or van (51.2%) in Hatfield Central and 24.2% in deprived. The south west of the but this is less than the Borough Hatfield West. A similar pattern is town generally has low levels (55%) and regional averages (58%). followed for level 3 qualifications. of deprivation (the University A large proportion use ‘other’ Residents in Hatfield with no and Business Park) whereas the methods to travel to work (24.4%) qualifications are significantly south east has higher levels of 25 which includes walking and higher in Hatfield Central (23.6%) deprivation. Within the individual cycling, this is above the Borough in comparison to 7.9% in Hatfield indices, education and skills in and regional average of 19%, and Villages. Residents in Hatfield East particular shows deprivation in the 16.2% of Hatfield residents use would be expected to be employed central and southern areas of the public transport which is marginally in higher wage occupations town. above the Borough average (15%) whereas those in the Central and and noticeably above the regional average (12%).

In regards to the distance travelled to work, half of the residents in Hatfield travel less than 10km to work (51.3%) and a further 23.5% travel between 10km and 30km, which will include London. Figures are comparable with the national average.

Skills/ Earnings

Hatfield’s population has a fairly large proportion of people with higher skill levels (27% have a level 4 qualification) which is below the Borough average but above the regional average. Hatfield residents have a significantly higher proportion of people with level 3 qualifications (23%) compared Figure 4.5: Indices of Multiple Deprivation 2010 (DCLG) Ethnicity Both Hatfield and Welwyn Garden will be required, alongside appropriate City are New Towns and the housing local services in terms of schools, Hatfield has a relatively diverse stock partly reflects the amount and healthcare and every day needs population. The 2011 Census type of family sized housing planned located in existing and new local provides data on different ethnic to help accommodate the overspill centres. groups within Hatfield (including of population from London in the students). The majority of residents post-war years (Strategic Housing Tenure/Ownership (63.8%) in Hatfield are from a White Marketing Assessment, 2014). Overall Hatfield displays a higher background (compared with around private and social rented profile 80% at national and regional level). Future Housing Growth and lower owned housing profile The next largest ethnic proportions than benchmark areas. Owner of residents in Hatfield are from an Hatfield will continue to grow. The occupiers account for 43.2% of African (Black/ African/Caribbean/ emerging WHBC Local Plan states households in Hatfield (57.3% in Black British) background (6.7%). that if growth is distributed across the Borough and 67.6% in the Other ethnic groups that have a the Borough on a proportionate basis East of England). Social rented presence in Hatfield include residents the objective assessment of need for accommodation accounts for 30.7% from an Indian background (Asian/ housing (OAN) in Hatfield between of households in Hatfield (26.9% 26 Asian British) (5.4%) and Chinese 2011 and 2031 is 3,820. Since 2011 in the Borough and 15.7% in the background (Asian/Asian British) 781 dwellings have already been East of England). Private rented (3.6%). completed or are under construction. Therefore, sufficient land in Hatfield accommodation accounts for 23% of households in Hatfield (13.6% in Housing Trends needs to be made for 3,039 new homes if the objectively assessed the Borough and 14.7% in the East This section considers current and need is to be met proportionately. of England). In part the high private future housing trends in Hatfield Within the emerging Local Plan, rented proportion of tenure reflects and the wider area. The 2011 several sites have been identified the large student population and Census established there are 14,003 for potential housing development housing need in the town. households in Hatfield. in Hatfield and have recently been consulted on during the emerging Affordable Housing Housing Type Local Plan consultation in March There is a need for more social The Census 2011 noted that the 2015. A range of favourable sites housing in Hatfield. The WHBC number of dwellings in Hatfield have been identified within the SHMA identifies that 810 affordable increased from 11,327 dwellings in existing urban area and two large homes (social rented) are needed 2001 to 13,927 in 2011 (a 22.9% strategic sites have been identified per year across the borough and increase from 2001 to 2011). as favourable on green belt land in that 245 units should be delivered in north and west Hatfield (see diagram Hatfield per annum. This addresses In Hatfield 9.4% of dwellings are opposite). the shortfall in affordable housing to detached; 21.1% are semi-detached; meet the current ‘backlog’ housing 39.9% are terraced; and 29.5% In order to meet the significant need and the newly arising future are flats (Census 2011). Against housing growth forecast for Hatfield annual need. A range of housing the national average, Hatfield has until 2031 (emerging Local Plan sizes are required across the borough a particularly high proportion of period) significant infrastructure but 1 and 2 bedroom properties in terraced stock, with semi-detached needs to be provided to sustain new particular. properties making up a considerably housing and residents. Improvements lower proportion of the housing stock. to transport infrastructure capacity 88 - -LandLandforforHousingHousingOutsideOutsideUrbanUrbanAreasAreas

22 BoroughBoroughMapMap

Figure 4.6 Land for Housing Outside Urban Areas (possible locations, Emerging Core Strategy 2012) WHBC BoroughBoroughMapMap

Figure 4.6 (a) More favorable housing sites (Local Plan 88 - -LandLandforforHousingHousingOutsideOutsideUrbanUrbanAreasAreas Consultation 2015) WHBC Facts and Figures: Summary

Population Hatfield jobs are over There is a need for 245 represented in the retail affordable homes (social rented) Hatfield has a growing industry but also accommodate per year in Hatfield, in particular population and a relatively education employees, ICT, one and two bedroom young population, driven transport and storage, and properties. by the student cohort. The administrative and support disproportionate size of the service activities. student population has an impact on service use and Skills/Earnings/Deprivation accommodation requirements, as well as having social impact. The residents of Hatfield have a Addressing this ‘town and fairly large proportion of people gown’ imbalance will be a with higher skill levels but consideration for the town’s there are significant disparities future. in skill and deprivation levels between the wards that make up Hatfield. 28 Employment Housing Trends Hatfield resident’s are under- represented in the ‘higher Hatfield needs to identify land band’ occupations and over- for 3,039 new homes between represented in sales and 2011 and 2031 in order to customer service occupations meet its objectively assessed and elementary occupations need. Sites for development (typically lower wage). have been identified within There are 50% more jobs in the existing urban area and Hatfield than there are workers two large strategic sites on which tends to signify in- greenbelt land. commuting. This suggests an Hatfield generally has a higher opportunity to increase the private and social rented profile resident population to reduce in and fewer residents own homes commuting and the workforce in comparison to borough and imbalance. regional averages. This reflects A significant proportion of in particular the New Town Hatfield residents travel to legacy and the large student work by walking or cycling in population. Future housing comparison to the borough developments could seek to and regional averages. Future rebalance the trends. strategies should seek to exploit this pattern. Property and Spend Ladbrokes. The parade does provide As Oldings corner is an out-of- short-term parking to the front of centre retail park, it does not This section initially provides a the retail units which is popular with facilitate linked trips to the town commentary on the current Hatfield local residents. centre. property market, with an emphasis on retail. An analysis of the town’s Retail – Galleria, Oldings Corner, The Hilltop Shopping Centre in expenditure on retail is provided, Highview, Parkhouse Court south Hatfield is a secondary local including demographic profiling centre. It is a tired local precinct of both Hatfield and neighbouring Land Securities’ 320,000 sqft that requires improvements to bring towns. Galleria shopping centre to the it up to a modern, attractive retail west of the town centre boasts destination. However the centre is Property Commentary over 80 designer and high street successful housing a number of outlet stores, 9 restaurants and an local businesses. Welwyn Hatfield Borough Council produced an SPD Retail Odeon cinema. Anchor tenants include Marks and Spencer, TK for the area and are proposing to 29 regenerate the centre in 2016/2017 Retail – town centre Maxx and Nike. The centre has an annual footfall of 4.7 million and with up to 20,000 square feet of replacement retail accommodation The town centre has a total of 272 a comparison goods spend of and approx. 100 new residential units comprising 144,400 sqft. The £83,800,000 (2012). houses and flats. This will mark retail offer in Hatfield town centre a long awaited renewal of the is driven by comparison retailers, Park House Court which is situated facilities in the south of the town and including 86 units which are typically to the north of the Galleria is increase local footfall and service 1000-2000 sqft in net internal area. anchored by an Aldi supermarket patronage. Boots, Specsavers, New Look and and houses a David Lloyd fitness the main high street banks are the centre as well as local restaurants only national occupiers inhabiting and retailers. A Weatherspoons Retail - Rents space in the centre albeit Peacocks Public House recently opened (2015) which recently opened in mid- next to the David Lloyd fitness Current (Summer 2015) quoting 2015, is a positive sign. There are centre at Parkhouse Court. rents for prime retail units in White 21 convenience retailing units in Lion Square are around £25-30 per The 63,000 sqft Oldings Corner Hatfield with the town centre’s square foot (psf) in terms of Zone A Retail Park adjoins the Tesco Extra anchor being ASDA to the west of (ITZA). Transactions in 2014 reveal supermarket site off junction 4 of the town centre. ASDA is open 24 that achieved rents are in fact closer the A1 and accommodates Next, hours and offers shoppers a wide- to £15 psf although Peacocks paid Homebase and Pets at Home. ranging offer with a pharmacy, £9 psf overall for their store in the fashion, home ware and click and town centre, since it was for 7,000 The Next store brings a mid-range collect services. sqft. Around the Market Square in fashion brand to the Hatfield market, the secondary retail areas, rents fall which is not discounted, and At the periphery of the town centre is below £10 psf such as the deal to incorporates a Costa Coffee which is The Common, a small retail parade Hatfield Appliance Ltd at 28 Town an additional driver of footfall. with residential units above, and a Centre, which reflected £8.50 psf. range of retailers are situated on the ground floor including Subway and Recent leasing activity at the Galleria they fundamentally have larger town The emerging WHBC Core Strategy has been infrequent but the last centres, higher quality environments 2012 defines the retail hierarchy in recorded deals, in 2010, achieved and therefore continue to offer turn: circa £30 psf. choice and variety. Hatfield town centre has suffered from long term Hatfield Town Centre (White Lion The surrounding town centres of blight relating to the uncertainty Square) is defined as a ‘Town Welwyn Garden City and St Albans of the new failed redevelopment, Centre’ (whereas Welwyn Garden are more prosperous than Hatfield combined with its poor physical City is a Major Town Centre); and offer a noticeably superior retail environment, visibility and local of High View, Old Hatfield and offering. This is shown in the rents appropriately sized units. Parkhouse Court as ‘Large for prime retail units in these town Neighbourhood Centres’; centres which are £80 psf ITZA and Retail - Hierarchy Manor Parade, Birchwood, £120 psf ITZA respectively. Crawford Road, St Albans Road An understanding of a town or East, The Common and Row Hatfield town centre rents are shopping centre’s strength can be Green as ‘Small Urban Centres’. low compared to the Galleria and learned from the Venue Score report 30 surrounding towns; this suggests produced by the Javelin Group. This The retail hierarchy represents the that viability will be a risk when report ranks c.4,000 towns in the UK polycentric design of Hatfield and attempting to undertake retail-led and scores the towns based on the that the town is not dominated by development in anything other than a strength of the retail offer, strength a large town centre. Of note the comprehensive town centre scheme of anchor stores, the number of Galleria and Oldings Corner are not where there will also be a degree of comparison multiples and the split identified in the retail hierarchy. risk. of convenience versus comparison floor space. Retail - Occupier Demand Retail - Vacancy rates In the 2014/15 report, Hatfield is There is a general lack of occupier The current vacancy rate (Summer ranked 1021, a slight improvement demand for Hatfield town centre 2015) in Hatfield town centre is on the 2011 ranking of 1013. In the due to the current layout of the 11.03%, including 30 vacant units 2014/15 report St Albans is ranked town centre and type of space on out of 272 which is lower than the at 130, Welwyn Garden City at 157 offer, which is generally unsuitable national average of 14.7% (Colliers and Hertford in 388th place. Towns for modern day retailing. The retail vacancy report April 2015). However with a similar ranking to Hatfield demand that exists is focused the vacancy rate is high compared are Southall, Dalkeith, Ambleside on the value end of the market, to south east neighbouring towns; and Market Drayton. For further attracted by low rents and a relevant St Albans which has 25 vacant units context, London West End is at local catchment profile. The recent out of 494 units (5.06%), Hertford the top of the national rankings (1) addition of Peacocks is positive and has 25 units vacant out of 318 and at the lowest rank (2,775) are does reflect some improvement after (7.86%) and Welwyn Garden City Spalding Lincolnshire, Kettering a period of uncertainty during the which has 16 vacant units out of Northamptonshire and Sutton-in- proposed redevelopment up to 2014. 198 units (8.08%). These spatially Ashfield, Nottinghamshire (many By improving the local environment comparable towns are all considered towns are equally ranked). and a combination of refurbished desirable retail destinations and or redeveloped units, national offer a much broader retail offer as retailers may show increased interest in Hatfield town centre. Recent membership costs which is open 24 Disabled access pools along with deals highlight that Landlords are hours a day. supporting facilities including a accepting best offers on rent rather Health and Fitness Studio as well as than suffer long void periods which The David Lloyd fitness centre is a Health Suite. The Swim Centre is is a factor of low demand. at the entrance to the Park House deemed to be of regional importance Court retail development and and its condition is good, however The demand for retail in the town includes a gym, swimming facilities by 2026 further investment will be could potentially be improved by as well as tennis and squash courts required (Welwyn Hatfield Sports addressing: amongst other facilities. Facilities Strategy (2012)).

Improved layout and diversity in Pure Gym has informed Colliers The Birchwood Sports and Leisure size of units. that they would consider Hatfield Centre, run by the town council, to Improving footfall into the town as a location for opening a new the north of Hatfield, the facilities centre by enticing more students, gym since Borehamwood and New include a multi-functional hall for office workers and other Barnet are their closest offerings to badminton, aerobics, basketball, 31 residents with attractive retail and the area. However the car parking five-a-side football and netball, a leisure offers facilities. requirement and large floor plates number of external football pitches hinder any serious consideration Enhancing the transport and a children’s soft play area. A of the town centre at this point. infrastructure with ease of travel number of community groups use Accessibility is likely to be a key from east to west, for example the facility as well as Hatfield car reason as to why the gyms are cycle routes and attractive boot sale. favouring the business park and out pedestrian routes via public realm of town locations. The Welwyn Hatfield Sports Facilities improvements. Strategy (2012) indicates that by Considering the role of residential The University of Hertfordshire also 2026 there will be some additional in the town centre as a footfall accommodates the Sports Village requirements for Hatfield, notably driver. at the De Havilland campus which outdoor facilities, as well as the need Improving public realm and place offers a similar provision to David to review investment requirements quality. Lloyd with a gym, squash courts, of the existing sports halls and swimming and kids’ activities. The swimming pools. Fitness and leisure Sports Village is open to students and the community. Casual Dining There are a range of fitness facilities in Hatfield including centres Hatfield Leisure Centre on Travellers The Galleria is home to a number privately and publicly owned. In Lane runs under the Finesse brand, of fast food, coffee and casual regards to the private sector fitness which operates not-for-profit- dining chains including McDonalds, offer, Fit4Less operate a budget offering a range of fitness facilities, Burger King, Subway, Café Nero, gym model in the town centre. including a gym, sports halls and Costa Coffee, Nando’s, Bella Beaconsfield Road, close to the train outdoor pitches. Italia, Chiquito, Pizza Express and station, is home to a ‘Pump Gym’. Frankie and Benny’s. There are no Their business concept is a budget The Hatfield Swim Centre in the national or recognisable occupiers model, a no contract gym, with low Town Centre, also run by Finesse, within the town centre itself which has a 33m Pool, Learner and would encourage or support a 10 years in Hatfield include Tesco, For smaller businesses that require night time economy based around Mylan, Eisai Europe, Cardtronics, connectivity into London and a dining. Agents inform us that there BAE Systems and Ocado. medium specification office suite, have been sporadic enquiries for the station area would potentially be restaurant uses within the town The office market is not in a place a preferable location. Town centre centre but no offers have been where there is the confidence to office accommodation is sparse and made. The low footfall, environment, develop offices speculatively, and would not meet the requirements and low population would make where there has been a noteworthy of many businesses at present in a Hatfield proposition unviable for peak it is largely down to pre-lets. regards to car parking requirements many national retailers at this time. and accessibility. However, there is a relatively healthy Office market pipeline of 496,000 sqftt across Residential the borough and that it is made up There is limited research on the largely of small developments (PMA). Hatfield has good transport links Hatfield town centre office market as being within close proximity to the the market is considered too small to The small business area surrounding M25, A1 and less than half an hour 32 be analysed by research companies. Hatfield Station known as directly into Kings Cross via train. Beaconsfield Road has units to let With property prices in London In the wider Welwyn Hatfield which have larger floor plates than rising in the months of July, August Borough, between 1998 and 2008, the town centre but smaller than and September 2015 by 10.6% and 180,000 sqft per annum of office that of the business park. The office with property prices 127% higher in floor space was let. This decreased space is of a higher specification London (Nationwide) than across the to an average of 71,000 sqftt per than that in the town centre, with UK, Hatfield should be an attractive annum between 2008 to 2015, space being marketed between £11 alternative residential location for around the time of the recession - £19.50 psf. those priced out of the London (PMA). market. There is demand for office space in In 2014 c. 90,000 sqft of office space Hatfield but mainly on the business Data from Zoopla suggests that was let. The majority of the office park area as this development is the current average freehold value space transactions take place on more suitable in terms of technology, of home in Hatfield is £378,829. the Business Park to the west of connectivity to the A road network This compares with £511,577 for the town and away from the town and proximity to services such as St Albans, £442,322 for Hertford centre. Notable occupiers already on the gym and the Galleria. Marketing and £670,004 for Welwyn Garden site include, Ocado, Porsche, Royal details for the business park show City. The average house price in Mail and DHL. There is currently a that office suites have the use of England is £290,437, the average design and build opportunity for up state of the art facilities, cyber cafes house price in London is c. £440,000 to 200,000 sqft of further bespoke and outside terraces. Therefore, (Nationwide). employment space to be developed workers are unlikely to be drawn to which, if the average in 2014 remains the town centre and are more likely The demographic data (see steady, will feed the requirements to stay on site. below) shows that Hatfield for office space for the next 2 years. is primarily a rental location; Notable deals signed in the last 5 to accommodating students who share with other students in catchment of the town centre. A Family Basics: Typically aged in private accommodation or young default approach to catchment their 30s and 40s, Family Basics professionals hypothetically not definitions would be based on consists of families with school able to afford rents or freehold primary, secondary and tertiary age children, whose finances can properties in London but not willing catchments, including areas which be overstretched due to limited to commit to a geographic location were up to 15 minute drive time opportunities, low incomes and elsewhere. An example of recent from Hatfield town centre, and in the costs of raising their children. town centre student accommodation close proximity to shopping areas In addition to younger children, can be seen in the Curzon Point in the Borough of Welwyn Hatfield some families also continue to development on the edge of the for example St Albans, Ware and support their adult offspring. While town centre on The Common. Potters Bar. However for Hatfield many households are headed by Fusion opened in 2013 and is fully this typical catchment would not a couple providing two incomes, let for university year 2015/16 and apply, due to the strong local a small proportion are lone parent has brought 100 students into the competition and connections to households. Homes are typically town centre. other centres, hence the need for a low value and may be located on 33 bespoke catchment area. estates or in pockets of low cost If Hatfield is to market itself as a housing in the suburbs of large strong alternative town to London to Mosaic reports (as produced cities and towns. live, then the demographic profiling by Experian) have been used to analysis can be used as a tool to understand the demographics of Aspiring Homemakers: Aspiring understand the type of housing Hatfield for the information below. Homemakers are typically younger required and type of retailers and This explanation of the population families, couples who are yet to services required to create a vibrant is necessary to understand the have children, and singles in their town centre. user demand profile and potential 20s and 30s. A good number are future strategy for property setting up homes for the first time. Population profiling, spend and development. Key relevant Mosaic Couples can be married or more catchment profile definitions are summarised likely cohabiting, and where there as follows: are children they are usually of Population profiling nursery or primary school age. The Rental Hubs: Rental Hubs majority of Aspiring Homemakers In order to understand the spend represent a mix of students and are in full-time employment with a trends of Hatfield residents it is young people with budding careers few part-time workers. necessary to determine population and more mundane starter roles. profiles and characteristics. They live in urban locations in Prestige Positions: Prestige housing that attracts many young Positions are well-educated couples The Hatfield shopper population people, and most have yet to settle who have reached senior and according to the 2011 census is down with a partner or in a home managerial positions in companies, c.35,000 people (aged 18 years and of their own. Having grown up in a or have accomplished professional above). digital environment, these people careers. This is also the group most are used to accessing news and likely to have achieved success It is necessary to create a bespoke information via their digital devices as directors of their own profitable catchment profile for Hatfield which and Rental Hubs have a very high businesses. takes into account the ‘effective’ level of smartphone ownership Domestic Success: Families in Hatfield Town Centre 62% of this group earning between Domestic Success are headed by £20,000 and £29,000 pa. The couples typically aged in their late Within the bespoke catchment area homes the “Rental Hub” category 30s and 40s, many of whom have for Hatfield town centre we have rent tend to be older purpose build school age children. Parents in this identified a shopper population of developments or terraced housing. group are the most likely to have 27,708 (see table right). Mosaic has They are often climbing the career a degree and may have delayed grouped 45% of the population in ladder in professional or manager having children until their careers Hatfield town centre area as being roles or students. It is not surprising were established. They now live in in the “Rental Hub” category. These given the student representation good-sized three or four bedroom people are educated young people in Hatfield and the number of detached properties, owned with a living in predominantly privately appropriate residential housing considerable mortgage outstanding. rented accommodation (c.70%); units that Rental Hub category is 46% of people within this group are predominant. aged between 26 – 35 years with The second largest Mosaic classification in Hatfield town 34 centre are “Family Basics” who have to budget to make ends meet, these people make up 12.6% of the population and predominantly aged between 25 – 30 years of age. Homes are often low value and typically in estates or in pockets of low cost housing in suburbs.

Aspiring Homemakers make up 7.4% of the population (2,047 people). Homes are likely to be semi-detached and terraced houses which are modest in size. They usually own their own homes within private suburbs which they have chosen to fit their budget.

Both the Rental Hubs and the Family Basics over index in terms of the national average, the Rental Hub making up 12.6% of the UK and Family Basics making up 6.3% of the national average; the Aspiring Homemaker group also index above the UK average which is 6%.

Figure 4.7: Hatfield Town Centre Catchment Area Hatfield Classification “Mosaic” which captures the wider Hatfield area; again using data provided by Experian. We have analysed the Mosaic Classifications Hatfield % of Hatfield % of UK comparison spend of the towns Population Population Population only, as the domination of Tesco and Rental Hubs 17,213 48.4 7.5 ASDA in Hatfield skews convenience Family Basics 3,853 10.8 6.3 (food shopping) spend data. Aspiring Homemakers 3,461 9.7 6 The data shows that Hatfield is Modest Traditions 347 1.0 7.8 retaining 3.71% of its market share, Domestic Success 1,583 4.4 8.2 this equates to £88,356,623 per annum, based on a total shopper population of 45,322. The shopper population number for this exercise West Hatfield/Hatfield Business “Domestic Success” group, which are predominantly couples with takes into account all consumers 35 Park children and home ownership. This who spend money in Hatfield group indexes at 4.4% against the and live within the wider primary, The population of this particular national figure of 8.2%. secondary and tertiary shopping catchment area of Hatfield houses catchment of Hatfield town. 7,632 people. In the west Hatfield To follow the St Albans demographic area the “Rental Hub” group profile the ideal housing would be Spend is being lost to a number is, as in the Town Centre, the 3, 4 or 5 bedroom detached houses of areas. Typically spend is lost to predominate classification for the to attract the “Domestic Success” a limited and specific number of area. Rental ‘Hubbers’ who make group. The “City Prosperity” group towns but in Hatfield’s case it is up 68% of the population (4,489 do not require large houses they particularly diverse. Stevenage takes people); the second highest group want easy commutes and will 8% of the market share equating to is “Aspiring Homemakers”, this require accommodation close to £190,000,000 per annum. Watford demographic account for 18.5% or the train station, for example. The Central c.10 miles to the south west 1,410 people, against the national “Café’s and Catchment” category, a of Hatfield takes 7% of the market average of 6%. sub group of “Domestic Success”, share, equating to £178,000,000 live in pleasant family homes, they per annum lost. Finally London To summarise, Hatfield as a have on average two children so 2 or West End is taking 7% from Hatfield whole is primarily “Rental Hubs”, 3 bedrooms would be preferable. equating £160,000,000 per annum. “Family Basics” and “Aspiring Homemakers”, all of which index Leakage Other areas taking market share above the national averages. include Hertford and Brent Cross Hatfield under-indexes in Modest Colliers has assessed neighbouring town both taking 4% of the market Traditions (1% against an average towns to establish which locations share with Hitchin and Enfield each of 7.8% in the UK – this group are are drawing the population of taking 2% of the market. typical of a mature age, 36 – 45 Hatfield into their towns to shop. years, own their own homes and It is necessary when attempting Furthermore, the towns which are in earn a modest salary). Hatfield also to understand leakage to use data closest proximity to Hatfield and are under indexes in the easily accessible, have an attractive and superior retail mix, are also Hatfield under indexes against its towns where Hatfield residents are neighbouring towns on some of travelling to shop. These towns are the more affluent demographic Welwyn Garden City, St Albans and categories present in the borough of Hertford. It is of interest to note the Hertfordshire. socioeconomic make up of these towns in comparison to Hatfield. St Albans entertainment and nightlife attracts a higher spend St Albans - taking 5% of the Hatfield demographic. There is a deep market share (c. £130,000,000 per range of restaurant brands include annum). The principle demographic Jamie’s Italian, Bill’s, Carluccio’s and group in St Albans is the “Domestic Wagamama. ‘Aspirational’ brands Success” group, 23,346 people are also present in St Albans, brands are in this group which makes up such as SpaceNK who sell various 31% of the St Albans catchment. branded and luxurious cosmetics The UK average for this group is and JoJo Maman BeBe the 36 8.2%. Drilling into the sub groups children’s clothing retailer. of Domestic Success, Cafes and Catchment account for more than In Welwyn Garden City the 18,000 residents in St Albans, which population is similar to that of is 24% against the UK average Hatfield and a similar cross section of 2.8%. The key features of this of demographic profile to Hatfield. group are the preference to be close Family Basics is the leading to entertainment and their jobs in demographic is Welwyn but the more attractive suburbs. affluent groups of Domestic Success and the Prestige group make up Welwyn Garden City - taking c.25% of the population. The town c.£107,000,000 per annum spend centre of Welwyn reflects this from Hatfield which is 4% of diversity with Marks and Spencer Hatfield’s potential comparison and Pound Stretcher within walking spend. Welwyn Garden City has distance of each other, Pizza Express a shopper population of 49,897 and fast food chains such as KFC people. The leading demographic working within the same catchment group in Welwyn Garden City is area. The anchor tenants, John Family Basic which makes up Lewis, Sainsbury’s, Debenhams and 19.32% of the demographic split. M&S are strong brands which will The next predominant category draw shoppers from outside of the to feature is that of the Aspiring Welwyn catchment, shoppers who Homemakers at 17.4% are in the mid to upper demographic brackets and who can’t find these brands in their own town centres. Property and Spend: Summary

Office:The road network in terms Leisure: Hatfield has a number of market share (comparison goods), of its proximity to the A1, and its leisure centres and facilities across this equates to £88,356,623 per ability to provide high spec office the public and private sectors and annum, based on a total shopper space has led to significant demand is a relatively well served market. population of 45,322. for office space and consequently There is indication of some additional significant employment opportunities demand in the private sector. The demand for retail in the town on Hatfield Business Park. The train Projected demand indicates the could potentially be improved by services in terms of frequency and need for additional outdoor facilities addressing: journey time to London are a further as well as the potential to review strength to Hatfield although the older facilities, notably the swim and Improved layout and diversity in location of the train station is distant indoor hall offer. size of units. from the business park. Improving footfall into the town Retail: Hatfield has a number of centre by enticing more students, Housing: Hatfield has good retail centres each with a specific office workers and other residents transport links being within close offer. At present there is a low to mid with attractive retail and leisure 37 proximity to the M25, A1 and less retail offer in the town centre which offers facilities. than half an hour directly into Kings is in contrast to Welwyn Garden Enhancing the transport Cross via train. With property prices City and St Albans which have infrastructure with ease of travel in London continuing to rise, Hatfield strong identifiable and aspirational from east to west, for example should be an attractive alternative occupiers. There are a general lack cycle routes and attractive residential location for those priced of national retailers in the town pedestrian routes via public realm out of the London market. Data from centre however Peacocks opening improvements. Zoopla suggests that the current (summer 2015) could indicate some average freehold value of home in change. Considering the role of residential Hatfield is £378,829. This compares in the town centre as a footfall with £511,577 for St Albans, In the town centre there is little driver. £442,322 for Hertford and £670,004 evening or night time economy Improving public realm and place for Welwyn Garden City. The average and with limited leisure occupiers quality. house price in England is £290,437, and lack of pedestrian connectivity the average house price in London is between the university campus and c. £440,000 (Nationwide). the town centre prevents students from walking into the town centre Demographic data shows that and shopping. Oldings Corner Hatfield is primarily a rental provides an out of town retail location; accommodating students offer and the Galleria is a regional who share with other students in discount shopping centre with a private accommodation or young leisure offer in the form of a cinema professionals hypothetically not able and a number of restaurants. to afford rents or freehold properties in London but not willing to commit The data shows that Hatfield town to a geographic location elsewhere. centre is retaining 3.71% of its Recent and Planned Summer of 2014 which included Refurbishment to a significant Development Projects in fifteen apartments, five shops number of shops in the town Hatfield and café units alongside a two centre and residential properties new buildings facing White Lion above Square. In late 2014 the wider Town Centre Public realm works, continuing proposed development project was the work commenced between Previous regeneration works in terminated due to financial viability Asda and White Lion Square issues. Hatfield town centre had been Acquisition of previous land pursued by a development proposed for redevelopment in WHBC is now pursuing the town partnership between St Modwen, order to consider development centre regeneration independently. the Homes and Communities options. An initial £2.65 million has been Agency (HCA) and WHBC. A committed to the following projects large scale redevelopment of the to help create a better environment town centre was proposed and for shoppers, businesses and phase one was completed in the 38 residents in the town:

Figure 4.8 Town centre redevelopment brief, 2002, identifying preferred redevelopment area

11 Old Hatfield Salisbury Square: This More cycle spaces: A new two- development has planning tier covered cycle rack will provide The ‘Old Hatfield - A Vision for permission for 12,300 sq ft of spaces for up to 350 bikes and Future Development’ report by retail and 24 residential units Hertfordshire County Council have Gascoyne Cecil Estates describes with improved direct access to confirmed they will provide more the design Charrette which was Hatfield Station, reintroduction cycle routes to improve access to held during October 2008 where of vehicle and pedestrian access the station and links to the National residents and businesses of Old and to be reinstated for public Cycle Network in close proximity to Hatfield played a significant role in events including farmers markets the station. designing proposed development and Christmas events. for Old Hatfield. The Charrette Pedestrian priority: To cater for produced nine proposals for Hatfield Station The Oldthe Hatfield growing number Charrette of passengers redevelopment as listed below: A design Charretteusing was held the during station, October 2008 the in which work both residentshas and businesses of Old Hatfield playedincluded a significant role a designing safer the signalisedproposed development for the future of Old Hatfield. Hatfield Train Station is currentlyThis Charrette produced in eight proposals, including both big and small schemes to rejuvenate the Old Town. Some of these are now in the process of being implemented. The diagrams below show the Dunham’s Courtyard (2015) completing a refurbishment;scope of the studypedestrian area and the development crossing sites that towere replace identified. the 39 Subsequent discussions and more detailed feasibility studies resulted in modifications to area 9 rejecting changes to (Delivered): Fifteen new houses and improvements include a newthe Catholic Churchold and its subway. environs. Proposals to Batterdale properties were similarly rejected. The remaining sites were generally supported, considered to have merit and worthy of further studies. and 5000 sq ft of commercial multi-storey car park, a new station office space constructed in the including new retail, a replacement Old Hatfield vernacular. footbridge, more cycle spaces, a George’s Gate and Coach Park: new bus and taxi interchange and Relocation of access for coaches remodelled pedestrian crossing. to new car park at Hatfield House. Multi-storey car park: A new multi-storey car park has been built St Audrey’s Care Home: on the existing northern car park Planning permission granted for and has a total of 378 car parking the extension of the existing care spaces. Several charging points for home to provide an additional electrical vehicles are incorporated 22 individual living spaces and into the new car park. specialist care facilities. Fore Street Square: To protect Improved station building: The the current buildings and the existing station is being extensively character of the area while remodelled and expanded and will introducing additional open be sympathetic to the surrounding space, more parking for residents buildings in terms of character.8 Figure 4.10 Old Hatfield Charrette study area, 2011 and improving the views of The new station’s features include several historic houses. traditional brick walls, stone parapets and grey clay tiles to St Etheldreda’s Church and reflect the materials evident in Old Hall: Restoration programme Hatfield. to restore building fabric and convert it into a modern multi- purpose community facility. - High View Supplementary Planning Document 11

The Masterplan 4

4 The Masterplan

4.1 Drawing on the vision and key overarching principles for High View outlined in Chapter 3 the following masterplan has been developed to take forward the re-development of the centre.

High View

A Supplementary Planning Document (SPD) was adopted by WHBC in 2011 which sets out the planning framework to guide the sustainable re-development of the site.

The Masterplan as indicated in the SPD proposes new shops and services with flats above, a new health centre with flats above, community buildings, new flats above garages, new homes and public space. 40 The Council is currently progressing and facilitating the redevelopment of the High View centre.

Figure 4.11 High View SPD, 2011 Figure 5 Masterplan

- High View Supplementary Planning Document 11 Hertfordshire LEP (Local The following projects are planned Economic Partnership) to be undertaken or have already been completed at both university Hertfordshire LEP and Central campuses between 2012 and 2021: Government have agreed to co- invest in Hatfield town centre The Western Atrium and as a jointly agreed priority in Students’ Union completed in Hertfordshire. They have agreed 2012 to support the urgent renewal of Hertfordshire Sports Village gym Hatfield town centre to ensure extension completed in early 2014 its full economic potential can be Main reception and learning zone realised. and Hutton Hub completed in 2014 The expanded Growth Deal agreed in 2015 will enable the regeneration New student accommodation/ 41 of Hatfield and enhance the improvements to be built between economic viability of the town by 2013-2016 including 1,500 investing £6 million to support additional units to the existing Hatfield town centre by 2021. The 3,110 units on campus investment is given in two separate New science building to be collections of £3 million in 2019/20 completed in 2016 and £3 million in 2020/2021. Sports Science building to be completed in 2016 The LEP will provide £2.5 million Main building and lecture theatres to support the University of to be completed in 2020 Hertfordshire to develop the Hertfordshire Scientific Knowledge New teaching buildings to be and Innovation Centre (HSKIC). The completed in 2022-2024 LEP will also help to redevelop the Conference centre to be Oaklands College site in Welwyn completed in 2020 Garden City town centre by investing £0.8 million to support the refurbishment of their campus.

University of Hertfordshire (UH) 2020 Estates Vision

The U.H 2020 Estates Vision sets out the University’s development objectives for the next ten years and establishes a detailed framework within which future proposals are to be brought forward. Community Led Projects/ including Hatfield House and de Major weaknesses that need Recent Consultation Havilland history addressing in Hatfield Findings Fast food outlets Entertainment Train transport services; Local restaurants The ‘Old Hatfield - A Vision for Cinema Future Development’ Design Creative arts Charrette 2008 Housing quality and well- Hatfield Town Centre shopping maintained housing The design Charrette which was Observations within the town held during October 2008 to design Slightly positive outcomes of proposed development for Old Hatfield Lack of activity in the town centre Hatfield is previously mentioned Supermarkets (White Lion Square is a large above. unoccupied space). Air and water quality Pedestrian footbridge needs ‘Seeing Through Hatfield Eyes’ Nature Hatfield Residents Survey 2015, improving and to be more University of Hertfordshire attractive. 42 (Professor Sue Halliday) [economic and social] Importance of Hertfordshire Energy efficient housing A consultation project is being led Sports Village as it is in by University of Hertfordshire from Primary school education continuous use for local, regional, January 2015 to 2016 which surveys Cycle ways and national sports events such as fencing, trampolining, martial Hatfield residents to discover the Services brand of living in Hatfield. The arts, netball and so on. Hatfield Residents Survey was Neutral outcomes of Hatfield University of Hertfordshire undertaken in 2015 and funded by the University Diamond fund. A Buses [convenience & reliability] Branding Project, 2015 total of 500 responses were used Borough services [e.g. rubbish Linked to this project is the branding to create an understanding of what collection] exercise led by Councillor Lynn it is like to live in Hatfield Town. Social bonding [social capital or Sparks. University of Hertfordshire The study helped to support and connectedness] Graphic Design final year students extend the current ‘Love Hatfield’ Parking were asked to produce a Branding campaign run by the Council with project that would change the a range of stakeholders, including perception of Hatfield and promote the University. Furthermore, the Slightly negative outcomes of the town. The students provided project engaged the community Hatfield valuable ideas of new logos, icons and co-created a brand meaning of High school education and aspiring ways to utilise social Hatfield. Health services media and technology to attract visitors and to create a strong The following key outcomes were Markets identity for Hatfield. Key outcomes identified from the survey: Galleria shopping mall from this project identified that Council services Hatfield benefits from a diverse Positive outcomes of Hatfield Local Pubs community, history, business and Aspects of cultural heritage education. Recent and Planned Projects in Hatfield: Summary

Following the termination of the town centre redevelopment partnership, the Council has committed an initial £2.65m to create a better environment for shoppers, businesses and residents focussed on public realm and shop front improvements. Regeneration around the Station and Old Hatfield has been progressing, creating a strong new arrival space to the town. The Council is currently 43 progressing and facilitating the redevelopment of the High View centre. The expanded LEP Growth Deal agreed in 2015 will enable the regeneration of Hatfield by investing £6 million to support Hatfield town centre by 2021. The U.H 2020 Estates Vision sets out a detailed framework within which future proposals are to be brought forward, emphasising a campus accommodation and facilities. Recent community led projects have identified new branding opportunities for Hatfield. Town wide spatial analysis

This section comprises an urban Facilities and land use stores are provided in the north design and spatial analysis of of the town at Oldings Corner, both Hatfield and the town centre. The Hatfield urban area is which is home to a large Tesco, a It covers the following: clearly defined and contained Homebase and a Next. within the area between Hatfield The Galleria, located west of Hatfield – town wide: House/ Hatfield Park to the east and the edges of the former the town centre, is a major retail outlet centre. It also provides the Facilities and land use Aerodrome site to the west. The Metropolitan Green Belt covers town’s main leisure offer with an Connectivity the area beyond the town’s urban Odeon cinema and a collection of Gateways and landmarks boundary. restaurants.

Broad character areas The town also has a range of The town’s main employment Local plan emerging options primary and secondary schools, areas are located in four clusters: the latter being concentrated Beconsfield Road (approx. Current projects in the centre east part of town, 5ha), to the immediate west of 44 and is home to two University Hatfield Station; Great North of Hertfordshire Campuses in Road (approx. 4ha) to the north the west – College Lane and de Hatfield – town centre: of the town; Travellers Lane Havilland. (approx. 32ha), to the south of Historic evolution the town; and Hatfield Business The town has a range of leisure Park (approx. 85ha), on the former Movement facilities (reported in the property aerodrome site in the west of Building fronts and backs section) that are well distributed Hatfield. across the town, including Gateways and landmarks Birchwood to the north, Hatfield The town has a considerable Spaces Leisure Centre in the south, the offer in terms of facilities, Swim Centre centrally and David however, these are spread out, Views Lloyd / University Sports Village in in some instances this may Interventions and opportunities the west. lead to inefficient land use (in public services) and competition The town centre is located in the (between centres). spatial centre of the ‘New Town’ and tightly defined by the major roads of Queensway, Wellfield Road and Lemsford Road. The town is supported by a network of larger centres (e.g. High View in the south of the town and the Park House Court in the west) and small neighbourhood centres (e.g. Birchwood in the north of the town). Out-of-centre retail KEY Town centre District centre Local centre Residential Future residential area (emerging allocation in Local Plan) Retail Employment University Education Leisure Open space Hatfield Park Green Belt

A1(M)

Manor Parade Business Birchwood Park Crawford Road

St Albans Rd E

District Centre Station

Town Centre Business Old Hatfield Park University of Hertfordshire 45

Hatfield Park

A1(M)

University of Hertfordshire

High View

University of Hertfordshire Expansion Area

Welham Green

Figure 3.104.12 Land use plan Connectivity Public Transport Hatfield benefits from good There is good rail connectivity connections to strategic to surrounding areas including transport networks, being located Welwyn and Stevenage, plus on the A1(M), A1000 and A414 destinations further north and east corridors and the Great Northern including Peterborough, Cambridge Railway line. However, within the and Kings Lynn; and southwards to town there are problems associated London Kings Cross and Moorgate with poor connectivity across the stations. Typical journey times town and limited accessibility to London range from 22mins to for modes other than the car. 45mins with up to 8 services per Hatfield Station In particular, the A1(M) creates hour. significant east - west severance, essentially dividing the town. (The There are in excess of twenty bus A1001 represents this severance services operating within Hatfield 46 at surface level where the A1 (M) is and surrounding areas offering wide tunnelled. Roadways around the ranging routes and frequencies. town centre also create significant There is no central bus station but severance, notably Queensway. there are four main bus termini Existing road links are heavily used disbursed around the town at The in peak periods which causes Railway Station, U.H The Forum; issues with congestion, air quality, U.H de Havilland Campus and Alban Way, cycle route 61 noise and severance. Hatfield Business Park. Route choices include Welwyn, Stevenage The University to the west and and Hitchin to the north; Hertford railway station to the east of the and Ware to the east; Watford, town centre have a significant Borehamwood, Edgware, Barnet influence on travel patterns. The and Enfield to the south; and St major upgrade to the station Albans and Luton to the west. currently under construction (2015) and the planned improvements Within the town local services at the University will enhance include the 607 Circular and these areas and provide improved the 600/650 Local Service each facilities for all travel modes. offering between 3 and 4 services Underpass into the town centre Integration with these transport per hour. During University term hubs, regeneration areas and the times, the Inter Campus Shuttle bus towns’ employment centres will be (linking to the Angerland P&R Site) key component of enhancing the operates on a ten minute frequency. town’s functionality. Overall, there is a reasonable bus network; there are however some issues with peak period journey time reliability linked to traffic congestion, limited road space and the lack of bus priority facilities. to Stevenage & Peterborough KEY A1(M) A roads B roads Other key roads Railway line Cycle way (Route 61 to St Albans/Welywn Local cycle routes North Way cycle route (Route 12 Enfield Lock to Spalding) Route under development Public right of ways near town centre

A414

A1(M) A414

Wellfield Rd

St Albans Rd E

Comet Way Station B197 Town The Alban Way Centre 47 A1057 B6426

A1(M)

The North Way

A414

A1000

A1001

Welham Green

Figure 4.13 Connectivity to M25 & London Comet Way (A1001)

Car Parking cyclists need to dismount and utilise the pedestrian ramps and Currently there are around 664 car sub-ways. Elsewhere there are parking spaces available to the short sections of on-carriageway public within a variety of short and cycle lanes and sections of long stay surface car parks which shared footway/cycleway. There are distributed across the town is however, a lack of consistency centre and in Old Hatfield. This and continuity in cycle provision includes approximately 545 spaces within and across the town. For at Link Drive, Lemsford Road, journeys on foot, there is an Figure 4.14 Car parks in central Hatfield The Common and Kennelwood established network of footways Lane; plus a further 119 spaces and pedestrian crossings. These in Old Hatfield at Batterdale A, vary in quality and design and to Hatfield mentions Alban Way, Batterdale B and Salisbury Square. again there are issues with legibility outlining that the project would: There is no charge to park at these and consistency across the town, Enhance and promote the Alban 48 locations but durations of stay are particularly in the town centre. limited to between 1hr and 4hrs; Way as a car free transport except at the long stay car parks Within the business parks and Greenway into Hatfield town at Link Drive, Lemsford Road and housing areas to the west of the centre from outlying housing Batterdale A. A1(M) high quality pedestrian estates, with improved and and cycle routes are in place appropriate signage. The car parks present a car and further facilities are being dominated landscape to people developed in conjunction with new At present this route is arriving in the town centre. development. underutilised and as this report indicates, the route provides Additional parking is available at Two major recreational walking and an opportunity to strengthen The Galleria (1700 spaces) with cycling trails cross the town; The sustainable transport routes, whilst charges ranging from £1.30 to £8 Alban Way and The Great North reinforcing one of Hatfield’s key and at the new Hatfield Railway Way. These form part of National green corridors. Station multi-story car park (478 cycle routes, are well signposted spaces), which charges £6.20 per and generally traffic free. Overall there is a significant day. amount of pedestrian and The Welwyn Hatfield Green cycle infrastructure in place, there are however gaps and Pedestrian and Cycle Links Infrastructure Plan (2011) sets out the network or green spaces disconnections which limit the attractiveness of choosing walking Current facilities for pedestrians in the borough, outlining a vision or cycling as a main mode of travel. and cyclists are highly variable to conserve and enhance these across the town. For example, spaces. Urban Greening is The WelHat Cycling Forum have within the town centre segregated deemed to be a low cost way of commented on the issues of cycleways are available along improving access to green space cycling in Hatfield in their Welwyn Queensway, however these are and connectivity and the Borough. Hatfield Space for Cycling interrupted at key junctions, where The project relating specifically manifesto in 2015. The key issues Wellfield Road

Great North Road

St Albans Road E Railway Line Railway

Station Comet Way (A1001)

Lemsford Road

Cranborne Road French Horne Ln St Albans Road W

Link Drive Queensway

1 Comet Way Gateway 6 Briars Lane Kennelwood public car 11 Batterdale A car park park 2 District centre car park 12 Batterdale B car park 7 Pedestrian footbridge 3 Galleria car park Salisbury Square car Cavendish Way (B6426) 13 8 Multi story car park park 4 ASDA car park 9 Lemsford road car park 5 ‘The Common’ public car park 10 Links Drive car park

Figure 4.14 Car parks in central Hatfield

noted in this document include: the business park. A cycling café is Within the residential suburbs protected space on main roads and also recommended in a retail unit in extensive on-street parking is at junctions; removal of through the town centre where secure cycle evident. This results from the growth 49 motor traffic on residential streets; parking is provided, encouraging in car ownership, the University of lower speed limits; cycle-friendly trade from riders and clubs. Hertfordshire, increased amount town centres; routes through green of HMOs and the varying levels of spaces and parks; and safer routes Whilst the pedestrian network off-street / on-plot parking capacity. to schools. To help rectify these is generally good (with some This not only affects the streetscape issues WelHat Cycling Forum exceptions) distances between key but has practical implications for have suggested new cycling and assets, married with the marked traffic movement, servicing and bus pedestrian routes that are required definition between town centre, accessibility. within Hatfield: housing areas, the University campus and so on (i.e. little in Key routes across the town which Wellfield Road to French Horn the way of mixed use connecting link to the town centre and strategic Lane streets) discourage pedestrian highway network include Cavendish movement. Way / Queensway running south Woods Avenue link to Dellfield west to north east and Wellfield Road Road Network Road / French Horn Lane running Link Drive car park north west to south east. These corridors comprise a mix of single Contraflow cycling along the Like other new towns, the highway and dual carriageways and form Common network in Hatfield has evolved over many decades and while much of the main arteries serving the town The document further states that the core network remains functional, centre. These and other routes, and cycling needs to be encouraged to certain areas are struggling to cope the junctions along them, will need and from the town centre instead with current levels of traffic demand to be investigated further to define of using the car. This could be during peak periods. The successful their future role, function and design improved by providing more cycle regeneration and growth of the town as part of the renewal of Hatfield. parking in the town centre to will add to these pressures. encourage cyclists to stop and shop en-route between the station and Gateways and landmarks area also comprises a major traffic junction which includes There are a number of gateways the out-of-centre retail park into Hatfield. The most important accommodating Tesco, Next, are the arrival from the A1(M) in Homebase and Pets at Home as the south, shown as (1) on the previously mentioned. Gateway 2 plan below and from the A1(M) in has a lack of landmark buildings the north, shown as (2). The train and the area is also heavily station is also a key arrival point dominated by vehicular traffic. to the town, shown as (3) on the plan below. Gateway 3 is the main arrival point into the town when arriving by New Station Car Park Gateway 1 is the main arrival point train. In contrast to gateway 1, into the town when travelling by this area has a more human scale car from the A1(M) South. This to it and is the subject of major area comprises a major traffic public realm improvements. 50 junction. Around this junction are a number of notable large scale Furthermore, the station landmark buildings including: the arrival point faces towards Grade II listed Art Deco Comet the impressive gates to building – now part of the Ramada Hatfield House as well as Old Hotel; the office complex at Hatfield itself. The public realm Bishops Square; and the Galleria improvements here include an Shopping Centre. Despite the improved public square, a kiss Galleria presence of some of the town’s and drop area, improvements to main/ historic buildings, the area the A1000 and a new station car is heavily dominated by vehicular park. traffic and the public realm/ landscaping is relatively poor. The main issue with this station gateway is that the legibility of Gateway 2 is the main arrival point routes towards the town centre into the town when travelling by is in need of improvement. car from the A1(M) North. This

University of Hertfordshire, de Havilland Campus and Hatfield Business Park KEY Local centre Key gateway Town centre University area Business park Landmark building 1 2 Southern Gateway 2 Northern Gateway 3 Station Gateway

A1(M) Manor Parade

Birchwood

Crawford Road

St Albans Rd E

District Station Centre Town 3 Centre Old Hatfield

University of Galleria Hertfordshire 51

A1(M)

University of Hertfordshire

High View

Welham Green

Figure 4.15: Gateways Plan Broad character areas As with many housing developments of this era, this area The plan opposite breaks Hatfield is home to a number of Radburn down into a number of character style layouts where garage blocks areas/ areas of similarity. The and parking courts front the historic part of the town is Old streets, whilst the properties are Hatfield, which developed around accessed from separate footpaths the gates of Hatfield House. penetrating into the block. As Initially, Old Hatfield developed to with the north, the residential cater for visitors to Hatfield House densities here are relatively low. and to serve the needs of visitors along the Great North Road. The character of Hatfield in Old Hatfield Conservation Area Many of its historic buildings the west (west of the A1(M)) stand today, a number of which is dominated by the Hatfield are listed. The street network Business Park. This area here is tight and more organic largely comprises large scale 52 in nature, giving the area a real office and industrial buildings sense of place and interest. as well as a leisure centre and the town’s police station. The The northern parts of Hatfield, Galleria Shopping Centre and around Birchwood Avenue and the de Havilland campus of the Crawford Road, were some of the University are also located here. earliest parts of the New Town Hatfield South to be built. Here, the character is New completed housing quite pleasant with wider streets development has been built to (often tree-lined) framed with post the west of this area. In contrast war, low density semi-detached to the rest of Hatfield, much of and terrace housing. This includes this housing area comprises Hatfield Garden Village. higher density development, much of which is up to three The southern parts of the town storeys. Streets here are wide, were built later (post 1960). The but enclosed by the taller housing here is more mixed in buildings. They also cater for nature with more New Town pedestrian and, in particular, cycle “experimental” housing models movement. Hatfield North built with varying degrees of success. The differing housing types and development periods are highly distinct. This also often reflects the desirability of different areas. KEY Northern area Wider town centre Town centre Southern area University area Western commercial area Western residential Edge of town residential Old Hatfield Galleria Hard edge Defined edge Soft edge

A1(M) Garden Village Manor Parade The Ryde Business Park Birchwood

Crawford Road

St Albans Rd E

District Centre Station Town Business Centre Conservation Area Park Galleria University of Old Hatfield Hertfordshire 53

Ellenbrook

A1(M)

University of Hertfordshire

High View

Welham Green

Figure 4.16 Character Areas and edges Town centre and local High View contains around 20 area around Sailsbury Square. centres shopping units, a public house Although not in need of major and St John’s Church. The regeneration, like High View, Hatfield, like many of the planned centre is suffering from a number Salisbury Square and the New Towns of this era, has a of problems including aging surrounding area is the subject strong network of neighbourhood building stock, inflexible retail of redevelopment/ improvement centres in addition to the town units and poor servicing. Plans plans including additional retail, centre. are in place to regenerate the new housing and the opening up area. The Council has produced of the square for public events Local centres play an a Supplementary Planning e.g. farmers markets. important role in ensuring Document (SPD) setting out a that convenience shopping new masterplan for the centre and local services, serving and is progressing development day to day needs, are provided proposals. close to where people live, thus preventing the need to travel. This Other key neighbourhood centres 54 polycentric network of existing include Birchwood and Crawford neighbourhood centres is an Road, located in the north of the important feature of the town and town and around key junctions. helps to provide a solid foundation Hatfield Garden Village also has for a sustainable settlement. a successful parade of units However, the balance, hierarchy containing local shops, a dentist and growth of the centres needs and a veterinary surgery. to be carefully considered to ensure complementary To the west of the town is an and not competing roles. expanded neighbourhood centre Connectivity between centres known as Harpsfield Broadway. and other key nodes is also of The original shopping parade critical importance to ensure contains a number of takeaway a comprehensive offer to units, newsagents and estate residents. The strong network of agents. Behind this is a recently significant local centres will be a developed area, Park House contributor key factor in the under Court District Centre built to performance of Hatfield town serve the expansion of the centre as a convenience shopping town on the former aerodrome location (aside from ASDA) site. This area contains an Aldi, further takeaways/ restaurants, a Hatfield has six centres across veterinary surgery, nursery and a its urban area. The most notable hotel. centre being High View, a 1950s pedestrian neighbourhood Old Hatfield, in the east of the precinct serving the communities town, is also served by local of South Hatfield and Oxlease. shops and restaurants in the to Stevenage & Peterborough KEY

Town centre

District centre

Neighbourhood centre

Local shops

A1(M)

Manor Parade Birchwood

Crawford Road

St Albans Rd E

Station Town District Centre Centre Old Hatfield 55

Hatfield Park

Local Shops A1(M)

University of Hertfordshire

High View

Welham Green

Figure 4.17: Local Centres to M25 & London Town Wide Analysis: Summary

Connectivity lack of consistency and continuity the Galleria and the University of in cycle provision within and across Hertfordshire. Inter-war housing is Hatfield benefits from good the town. WelHat Cycling Forum evident at the Garden Village, with connections to strategic transport have suggested new cycling and more modern housing in and around networks, being located on the pedestrian routes that are required the Business Park. A1(M), A1000 and A414 corridors within Hatfield. and the Great Northern Railway line. Town Centre and Local Centres However, within the town there are Road Network problems associated with poor Local centres play an important connectivity across the town and Some road networks in the town role in ensuring that convenience limited accessibility for modes other are struggling to cope with current shopping and local services, serving than the car. In particular, the A1001 levels of traffic demand during day to day needs are provided close / A1(M) creates significant east - peak periods and extensive on- to where people live. Connectivity west severance, essentially dividing street parking in residential areas is between centres and other key the town. evident. This results from the growth nodes is also of critical importance in car ownership, increased amount to ensure a comprehensive offer to 56 Public Transport of HMOs and the varying levels of residents. The balance, hierarchy off-street / on-plot parking capacity. and growth of Hatfield’s polycentric There is good rail connectivity local centres needs to be carefully in Hatfield and surrounding areas Gateways considered in terms of their including Welwyn and Stevenage, individual offer to ensure functional, plus destinations further north Key arrival points/gateways to connected and complementary, not and east including Peterborough, Hatfield are from the A1(M) junctions competing roles and functions. Cambridge and Kings Lynn; and at the north and south of the town southwards to London Kings Cross and Hatfield Train Station. The and Moorgate stations. Typical station arrival point faces towards journey times to London range the impressive gates to Hatfield from 22mins to 45mins with up House as well as Old Hatfield itself. to 8 services per hour. There is a The main issue with this station reasonable bus network; there are gateway is that the legibility of however some issues with peak routes towards the town centre is in period journey time reliability need of improvement. linked to traffic, congestion, limited road space and the lack of bus Broad Character Areas priority facilities. The differing housing types Pedestrian and Cycle Links and development periods are highly distinct. The New Town Current facilities for pedestrians and is recognised for its post war cyclists are highly variable across development with low density semi- the town. Two major recreational detached and terrace housing. The walking and cycling trails cross the character of Hatfield in the west town; The Alban Way and The Great (west of the A1(M)) is dominated North Way. Nonetheless there is a by the Hatfield Business Park, 57 Town Centre Spatial Analysis

Figure 4.18 Aerial view of town centre. Town centre spatial analysis

The town centre lies at the heart of Hatfield. It was built following the town’s designation as a New Town and was largely completed by the 1960s. The town centre is designed as a pedestrian precinct, with the central areas remaining car free. Parking largely takes White Lion Square place within the town centre boundary and some parking is available on the periphery of the town centre. In terms of land uses, 59 the town centre largely comprises a large Asda anchor store on the western side and a mixed use retail area on the eastern side – based around a central street with two public squares (White Lion Square and Market Square) located to the north and south High Street respectively.

The following pages analyse the town centre further and assess the town centre in the context of the surrounding areas, in particular the railway station and the Galleria, as it is important to understand how the town centre works with these key locations.

The Common shops History of Hatfield Town to Welwyn to Welwyn Centre Garden City Garden City

A brief illustrated description of how the town centre developed over time and evolved as the New Town grew is presented in the to St to St Albans to Old Albans to Old diagrams to the right. Hatfield Hatfield

St Albans Rd St Albans Rd The location for the town centre East/West East/West was chosen around a historic triangular block en route to St

Albans to the west. to London to London

This ensured that a number of historic buildings could maintain 60 an important function within the town. However, as the town grew and the centre was required to provide additional facilities, a number of interventions took place to accommodate these and cater for the growing traffic generated by the new residents.

up to 1900 up to 1940 The current town centre initially A number of residential comprised a triangular block developments around the born of speculative development original triangular block were located at a crossroads in close developed, including homes along proximity to Old Hatfield. This Stockbreach Road and Lemsford was the Victorian ‘New Town’ Road, these still exist today. which formed the east-west route connecting Hatfield to St Albans. To the south, Gracemead This historic east-west route is Cottages and homes around where the pedestrianised Old St Dellfield Road were built, the latter Albans Road is now located. are still visible today. A school was built south of this. Hatfield Union Workhouse was located within this area helping The Hatfield Union Workhouse to create a more active frontage was replaced by the Public on the route from Old Hatfield Assistance Institution. towards Welwyn to the north. to Welwyn to Welwyn Garden City Garden City

to St to St Albans to Old Albans Woolco to Old St Albans Rd Hatfield Dept Store Hatfield East/West

Queensway Queensway

to London to London

Pedestrian route along former historic east-west route 61

up to 1960 up to 2015 In the 1950’s Queensway Road A department store was built was built to the south of what is in 1975 at the end of the now the town centre to relieve Old pedestrianised Old St Albans Historic buildings along High Street St Albans Road from excessive Road to serve an important retail traffic. function within the town centre. Gracemead Cottages were This was subsequently replaced demolished for this purpose and by a food store and is now the Dellfield Road homes back currently occupied by Asda. onto this road (as they still do today). The historic east-west route was broken up as a consequence of The northern part of Hatfield New this development, and a series Town was built, and the southern of pedestrian underpasses were part was completed by the mid created to provide pedestrian 1960’s. access into the town centre. Routes and movement

The town centre is currently 1 Galleria enclosed and dominated by 2 Galleria west entrance roads creating a barrier to pedestrian movement. The road 3 Swim centre to the south and east (B6426 4 Retail Queensway / Cavendish Way) 5 ASDA is a major east-west movement corridor across the town, linking 6 Footbridge the A1000 in the east with 7 Hatfield station the A1057 in the west. The White Lion Square/ Queensway stretch of this road High Street creates a barrier to pedestrian 8 Queensway House 1962 movement due to its over- (13 storeys) engineered form. Pedestrian 62 9 Goldings House 1968 accessibility to the town (14 storeys) centre is largely via a series of Comet Way (A1001) underpasses. Key desire lines/ important routes Furthermore, although the distance is relatively short (14 minute walk), links from the railway station are not particularly legible. There is a distinct lack of signage or sense of arrival along this route.

The Galleria Shopping Centre, Figure 3.164.19 Routes and Movements located to the west is a similar distance from the town centre, but access to this destination is largely car based.

Galleria Cinema Entrance Wellfield Road

Great North Road

Alban Way St Albans Road E

Lemsford Road Station

Cranborne Road The Common

St Albans Road W

Underpass French Horne Ln 63

Link Drive Queensway (B6426)

Woods Avenue

Briars Lane

Cavendish Way (B6426) Railway Line Underpass Underpass

Figure 3.164.19 Routes and Movements

Town centre underpass Cranborne Road Footbridge over railway Building fronts and backs

The town centre is largely 1 District Centre inward facing with frontage 2 Galleria shopping focussing onto the central pedestrianized street. Frontages 3 Galleria cinema also frame White Lion Square 4 Swim centre and Market Square. However, 5 ASDA whilst these key areas are overlooked, the rear elevations of 6 White Lion Square these buildings face out onto the 7 Hatfield station surrounding streets and public Fronts spaces. Backs This issue continues round to the south of the town centre where 64 surface car parks and service yards dominate the streetscape from the surrounding road network. Comet Way (A1001) The design of the town centre, therefore, leads to a rather unattractive, poorly surveyed piece of townscape. Priority should be given to opportunities which open up the town.

Figure 4.20 Fronts and backs

ASDA car park Great North Road Wellfield Road

St Albans Road E

Alban Way

Lemsford Road Station

The Common Cranborne Road

St Albans Road W Underpass French Horne Ln 65

Queensway (B6426) Link Drive

Woods Avenue

Briars Lane

Railway Line Cavendish Way (B6426) Underpass Underpass

Figure 4.20 Fronts and backs

Back / Front of Health Clinic Front / Back of Library Back of High Street Views, nodes, gateways Gateways, nodes and and landmarks landmarks are essential for Comet Way (A1001) human legibility. These are Gateways, nodes and landmarks currently weak and are a key provide key areas of activity, factor to address. access points and memorable In terms of views, there are features of the urban environment. no clear signs of where the With the town centre very much town centre actually is or if it is inward looking, it is important that “open for business”. Instead the main nodes and landmarks impressions are of car parks, work effectively. However, the service yards and dense tree current key nodes around the planting at Market Place. edges of the town centre are of Whilst a different retail and overall Figure 4.21 Views and Landmarks poor quality and again traffic urban design concept, the Galleria dominated. shopping centre does, in contrast, 66 They largely comprise traffic present a highly public face. 1 Galleria gateway dominated roundabout junctions 2 Swim centre with the pedestrian given a lower order of priority – indeed they are 3 Hatfield Library & Queensway House encouraged to go underground via a series of underpasses. 4 St Luke’s Church These are complemented by a 5 French Horn Lane series of signalised pedestrian 6 Access to Hatfield crossings, but again provide a Hose and Station relatively unpleasant environment for those approaching on foot and are guarded by barriers within the central reservation. Key town centre landmarks are limited. To the east of the town centre lies the Church of St Luke. However, the road infrastructure dominates this area so much that Comet Way (A1001) this is largely bypassed/ forgotten. The next landmark of note comprises the re-clad 13 storey tower block adjacent to Market Square. Although this provides a building of note, its form and function add little to the vitality or aesthetic of the town centre. Figure 4.22 Gateways and nodes Great North Road Wellfield Road

St Albans Road E Alban Way Railway Line

Lemsford Road Station

The Common Cranborne Road

St Albans Road W Underpass French Horne Ln

Link Drive Queensway (B6426) 1 Galleria A View from A1(M)

2 Swim centre B View from Comet Way

Briars Lane 3 ASDA C View from Cavendish Way

Woods Avenue 4 Queensway House D View from Woods Avenue Cavendish Way (B6426) Underpass Underpass 5 Goldings House E Views from French Horn Lane

6 Market Place F Views off Queensway

Figure 4.21 Views and Landmarks 67

Great North Road Wellfield Road

St Albans Road E

Alban Way

Lemsford Road Station

The Common Cranborne Road

St Albans Road W Underpass French Horne Ln

Queensway (B6426) Link Drive

Woods Avenue

Briars Lane

Railway Line Cavendish Way (B6426) Underpass Underpass

Figure 4.22 Gateways and nodes Spaces - public

The public spaces and streets 1 District Centre Square within the town centre largely ‘The Alban Way’ foot and 2 comprise White Lion Square, cycle path Market Place and the east-west pedestrian route between the two. 3 Urban open land 4 ‘The Common’ retail

White Lion Square is the town 5 ‘The Common’ centre’s main public space and comprises hard and soft 6 White Lion Square landscaping. 7 Queensway House

8 Market Square The buildings around the edges are two storey, but due to the size 9 Town centre gardens of the square, they offer little in 10 Cranborne Road 68 the way of enclosure. 11 Hatfield Station & Access to Hatfield House Market Place, located in the south Comet Way (A1001) of the town centre, is similar in terms of scale and nature, again, hosting large mature trees and two storey edge buildings, coupled with hard and soft landscaping.

The main street that runs through the town centre benefits from Figure 4.23 Open Spaces smaller street trees and varying surface materials. Enclosure of this street is better, with buildings ranging between two and four storeys in height.

Alban Way Great North Road Wellfield Road

St Albans Road E

Alban Way

Lemsford Road Station

The Common Cranborne Road

St Albans Road W Underpass French Horne Ln 69

Queensway (B6426) Link Drive

Woods Avenue

Briars Lane

Railway Line Cavendish Way (B6426) Underpass Underpass

Figure 4.23 Open Spaces

Neighbourhood Green White Lion Square Entrance to Hatfield House Town Centre Interventions How it acts as a gateway and successfully and benefiting and Opportunities landmark to the town centre from parking, the parade is tired in appearance. Whether short stay parking can A significant number of be incorporated White Lion Square: Whilst interventions are planned, short team treatments are The scale and appropriate mix underway or completed in the being made to the units, the of residential units town centre, as highlighted long term functionality and previously. In summary these are: How the development forms suitability of the space needs part of a wider strategy to be considered as part of Completed redevelopment of for town centre renewal, the long term strategy for the units facing White Lion Square supporting and not prejudicing centre. and ending the Arcade. wider plans Public Realm and Urban Completed development of Design: Continued investment In terms of key linkages, units adjacent to Asda, west in the public realm and spaces whilst they are numerous end of High Street. around the town centre is individual pedestrian movement 70 required to ensure a safe and Refurbishment of shop fronts, patterns and connections to be attractive environment. primarily around White Lion considered, the primary linkage to Square. be addressed is the connection Finally, the role, positioning and Refurbishment of residential to the train station. Other key appearance of the various car properties above White Lion linkages including underpass parks around the centre can Square, both internally (to / surface crossings, internal be analysed to determine their Decent Homes Standard) and movement and the connection necessity and contribution. externally. towards Galleria need to be considered in due course. With the dissolution of the Refurbishment of the Arcade. Development Partnership in 2014 Ongoing improvements to There are a number of further to undertake an almost wholesale the public realm in White Lion opportunity areas for redevelopment of the town centre, Square and along High Street. consideration. careful consideration needs to be given to the medium and long By virtue of the interventions Market Place: With the market term role of the centre to ensure above, a number of shorter and now at the Old St Albans Road, it is able to play an important and longer term key opportunities are and other areas undergoing central role in the renewal of the identifiable. refurbishment, the role of town. Market Place in the town centre The east end of the town needs focus, as does its centre, being wholly owned relationship with Kennelwood by the Borough Council, House and the Town Inn. potentially provides a short term The Common has two areas redevelopment opportunity. of interest, the 4.5 storey Development here should residential blocks, and the consider: retail parade. Whilst functioning Town Centre Analysis: Summary

Routes and Movement Public Spaces There are a number of shorter and longer term opportunities around The town centre is currently White Lion Square is the town the town centre relating to: enclosed and dominated by roads centre’s main public space creating a barrier to pedestrian and comprises hard and soft Connections to the station movement. The Queensway to the landscaping. The buildings around Development opportunities south of the town centre creates the edges of White Lion Square notably around the town centre, a barrier to pedestrian movement and Market Place are two storey Market Place and White Lion due to its over-engineered form. in height, but due to the size of the Square, subject to a long term Pedestrian accessibility to the town square, they offer little in the way of development strategy centre is largely via a series of enclosure. 71 underpasses.

Building Fronts and Backs Town Centre Interventions and Opportunities The town centre is largely inward facing and subsequently the rear A significant number of elevations of the town centre interventions are planned, underway buildings face out onto the or completed in the town centre, as surrounding streets creating an highlighted previously. In summary unattractive environment. Priority these are: should be given to opportunities to Completed redevelopment of open up the town centre. units facing White Lion Square Views, Nodes, Gateways and Completed development of units Landmarks adjacent to Asda, west end of High Street The current key nodes around the edges of the town centre are Refurbishment of shop fronts, of poor quality and again traffic primarily around White Lion dominated. They largely comprise Square traffic dominated roundabout Refurbishment of residential junctions with the pedestrian given properties above White Lion a lower order of priority. Gateways, Square nodes and landmarks are essential for human legibility. These are Refurbishment of the Arcade currently weak and are a key factor Ongoing improvements to the to address. public realm in White Lion Square and Old St Albans Road 5. Beyond Hatfield

In understanding Hatfield’s future potential it is important to consider the wider environmental context, planned change and how other towns have renewed or maximised their assets.

Strategic Context infrastructure investment will Modernise the Green Belt: increase the attractiveness of Comprehensive review to Hatfield is not located within affected towns and raise their balance development with a Greater London, however it investment profile. Hatfield needs new focus on the region’s green does have a strong connection to consider its positioning and infrastructure. growth opportunities associated to London and it can be argued Link up the region: Region- with the A1M corridor. the rationale for constructing wide transport authority Hatfield New Town was partially to to coordinate travel and Consultants AECOM produced accommodate the overspill from investment across an enhanced the ‘London 2065’ report on the London. Hatfield Train Station express rail network. is well connected to London by London City Region could look 72 regular rail services into Central like in the future. It identifies new Celebrate Infrastructure: London which connects a large ideas to join up the London city Joined-up regional approach proportion of residents in WHBC region that would affect Hatfield1. to infrastructure delivery as to London for employment These include: an enabler of economic and opportunities. community growth. Live closer in the suburbs: Think big: Connected Creating high-quality 21st The London Plan 2015 indicates governance that reflects the century communities around the continued expansion of the future priorities for a global tube and rail stations to London economy and housing megacity region of more than stimulate a ‘reboot’ of London’s market which will remain a key 20 million people. economic driver for the region, suburbs. nation and globe. Build a bold new town programme: Revisiting Transport is a key factor that the former new towns and connects London, Hatfield initiating a second-generation and the wider home counties programme with a scale of together. The planned Crossrail ambition to tackle the housing 2 project is planned to stretch deficit. to Hertfordshire. This is of strategic regional importance to Enable a thriving south east London’s economic regeneration network of cities: To balance and development and will give growth across a London City Hatfield an increased challenge Region which connects world- in competing with other towns in leading clusters of learning, Hertfordshire such as Cheshunt, technology and innovation. where Crossrail 2 is planned. Crossrail, Crossrail 2 and other 1 Source: London 2065, AECOM 2015 73

Figure 5.1: Future Infrastructure Growth Benchmarking Hatfield Every town has assets and goes through cycles of renewal to ensure these are maximised. A brief narrative of the strengths and strategies of relevant towns are presented here.

Bishops Stortford Bracknell Woking

Located around 30 miles North Like Hatfield, Bracknell belongs Located to the South West East of London. The town has to the first round of New Towns of London, Woking has a 74 a similar sized population to constructed in the 1950s. The population of 60,000. The town Hatfield at around 37,000. The town is significantly larger than has strong connections transport town is supported by major Hatfield, with a population of connections to both Reading and transport infrastructure including 77,000. Bracknell has strong London with a similar commuting the M11, which provides a strong transport links, with close time to the capital via mainline connection to London, its close proximity to the M25 and good train to Hatfield, at around association with Stansted Airport transport links to Reading and 30mins. and rail connections. London. The local authority has The town has a tightly arranged The town is currently encouraged height and high town centre; the Jackson Square redeveloping its town centre. densities in the town centre, (Shopping centre), the High This is a £200m mixed use, retail resulting in successful and distinct Street and railway station are all led scheme which is currently core. This has provided greater in relatively close proximity. The under construction. This includes variety of housing options for retail offering in the town is quite significant leisure elements such young professionals and helped strong, with a good range of as a new cinema. increase the retail productivity of stores including the likes of Marks the town centre. There are also and Spencer, Boots and Argos. It has taken more than ten years an additional 2,000 town centre for the Bracknell regeneration dwellings proposed with a view Bishop Stortford’s coherent town plans to come about. to continuing the successful centre enables it to retain around Regeneration takes a long term direction taken thus far. 15% of local spend, compared to commitment. 5% in Hatfield. Higher density housing can be a driver for town centre footfall. Stevenage Loughborough St Albans

Stevenage is a designated Loughborough is an established A historic market town in close new town with a population of university town accommodating proximity to Hatfield, St Albans 75 around 84,000. Stevenage was a 17,000 students and the town has has a thriving retail core which has relatively small historic settlement a total population of 57,000. The seen notable increase in quality that was expanded rapidly in the University benefits from a 438 acre of retail offering and occupancy 1950s and 60s. The town has a single-site campus which offers over the previous 10 years. The traditional high street but a new great facilities for all aspects of town is in close proximity and well town centre was founded during student life, including open space, connected to Hatfield via public the expansion period along with gardens and sports areas. The transport and via the A414. expansive suburbs associated University campus is successfully with traditional new towns. integrated with the town centre The town has a very successful where students can easily access evening economy with over sixty The town centre is in relatively the services and amenities in the pubs, bars and restaurants and a poor condition but does have town through well connected number of nightclubs. good proximity to the town’s paths and roads1. The University station. In a similar approach to have been part of Loughborough Hatfield New Town history has Woking, Town Centre Framework, for many years and aims to make left little in the way of an evening summer 2015 indicates circa a significant contribution to the economy beyond the Galleria. 2,500 new homes in high density social and economic wellbeing A safe, populised and active residential accommodation of the town. Local residents have evening economy in Hatfield could around the rail station. access to many of the campus re-capture leaked spend. facilities including its world class Stevenage can be considered a sports facilities. Furthermore, the competitor town to Hatfield as it Students Union organises several draws Hatfield residents into the events across the town to support town for amenities and services the local community, such as and is clearly setting out its way litter-picking and tea dances for forward. pensioners2.

1 http://www.lboro.ac.uk 2 http://www.lboro.ac.uk/about/community/ 6. Future Urban Trends

It is a given that urban areas have been, and will continue, to undergo significant changes in their form and function. Below we explore a number of key urban trends and challenges worth considering in the context of Hatfield’s future.

Sustainability area for years to come, such as district heating networks or The need for communities, towns significant CHP systems that and cities to be sustainable support a wider framework of is a critical element of any housing. future development, be this refurbishment, regeneration Places like Birmingham are or entirely new communities. starting to use these systems This is, at a base level about, including the Cofely District constructing homes that are Energy operate district heating resource efficient, both in their scheme that supports Broad 76 energy consumption and their Street, Aston University and construction. Projects such as Birmingham Children’s Hospital. the SOLCER House, developed by the Low Carbon Buildings The drive for these cities, Research Programme and led by particularly in the case of Cardiff University, demonstrate Birmingham, is to tackle climate that carbon neutral buildings change and ensure that urban SOLCER House can be constructed below the areas play their critical role threshold cost associated with reducing carbon emissions. The the construction of affordable Big City Plan for Birmingham homes. This is one of many outlines a target to reduce pioneering schemes that emissions by 60% by 2026. demonstrate the push for new solutions to deliver the housing Sustainability is also relevant for we need in a sustainable way. communities and economies. Sustainable communities This also extends to community are balanced populations. solutions. Where sustainability Sustainable economies are more is considered from the inception resilient to long term change. of any project, opportunities Hatfield’s younger population can arise to put in infrastructure and strong economy are solutions that could benefit that considerable assets.

Sources:

Birmingham City Council, Birmingham’s Big City Plan Cardiff University, citied 5th October 2015 - http://www.cardiff.ac.uk/news/view/105280-low-energy-smart-house-wins-innovation-award Birmingham City Council, Citied 5th October 2015- http://www.birmingham.gov.uk/cs/Satellite?c=Page&childpagename=Lib-Library-of-Birmingham%2FPag eLayout&cid=1223386258774&pagename=BCC%2FCommon%2FWrapper%2FWrapper Urbanisation and Higher way of balancing a reduction across the UK, are creating Density Living in private space without smaller but more spatially compromising quality of life. efficient properties that rely on The transferable garden cities There are many examples the ability for the amenities in the principles discussed below can of this, both in the UK and surrounding area to offset the be considered in the context internationally, where innovative lack of private space. of more modern demands and approaches are providing strong challenges we face. A greater and attractive alternatives to Opportunities for modern ‘urban housing need within proximity of traditional private space. living’ in Hatfield could provide major employment, and the need an opportunity, and a catalyst to provide sustainable housing Places like Hammerby Harbour, for attracting and retaining at greater urban densities to in Stockholm, a modern a younger demographic and accommodate our growing urban development offering high associated spend benefits. populations, is a key challenge quality living at high density across the world. relying on high quality public 77 external spaces. Local centres In the UK there is a clear and with strong public transport move to increase housing infrastructure are critical to densities, a move to a model ensure these communities that is already common across function independently but also Europe and worldwide. Towns as part of the larger conurbation and cities that are able to of Stockholm. identify appropriate solutions to accommodate greater densities Higher density accommodation are likely to prosper and grow, must be founded on efficient use this is a challenge London is of space; providing spaces that currently facing as one of the are multi-purpose and flexible lowest density cities in Europe. to modern requirements. This Solutions to accommodate applies to both employment and this are likely to focus around private residential spaces and it a number of key themes, is likely in the future that many Hammerby Harbour flexible, efficient spaces that low rise, high density buildings offer functionality that provides with smaller apartments will necessary amenities within be adaptable to provide walkable distances. opportunities to work at home. The likes of Pocket Living, a Shared resources and better developer building high density local amenities are an important developments in urban centres

Sources:

BRE Global, Home Quality Mark (HQM) Future IQ partners, Cities of the future - anticipating trend and possibilities, January 2015 Re-emergence of Garden enhances the natural environment; Cities integrated and accessible transport systems; strong local, The idea of creating new Garden cultural and shopping facilities in Cities in the UK is one that has walkable neighbourhoods; and been discussed and postured imaginatively designed homes many times since the construction with gardens, combining the very of both Welwyn and Letchworth best of town and country living to Garden Cities. Many of the New create healthy homes in vibrant Towns constructed in the middle communities. of the 20th Century embody many of the same principles, with public Intriguingly, garden cities are an green spaces playing a significant opposite to the higher density role in the form and layout. urbanisation being experienced in many urban areas, and offer Ebbsfleet is the latest attempt by a different lifestyle choice 78 altogether, appealing to a different the UK government to utilise the Ebbsfleet ideals associated with Garden demographic. Hatfield’s potential Cities. This demonstrates desire greenfield development areas and support for new housing offer an opportunity to explore that embodies the garden city garden city principles. principles.

The Town and Country Planning Association (TCPA), the organisation born from the original garden cities movement have outlined an array of principles that should be embodied in any new or existing garden city. Although many of the original founding principles associated with Garden Cities are not always applicable in modern society, particularly the principles relating to land ownership, there are others that have been embodied in many new communities, these include: development which

Sources:

Town and Country Planning Association (TCPA), Garden City Principles Transport, access and Cutting edge technology also movement gives hope to a ‘new dawn’ of transportation including, of Good quality transportation is prominence, driverless cars vital to the economic growth and and electric vehicles. Whilst well being of cities and towns. these remain beyond the norm, Progress in technology is being the existence and increasing used to drive transport innovation prevalence (of electric cars) does and used to tackle demand in the signal behavioural change and a highest density and most demand potential view into the long term driven urban areas. future of motorised travel.

Global mega cities have up to New Towns were planned the minute real time information specifically around the car on under and over ground rail and many suffer from over 79 and tube networks, and are engineering, favouring the motor connected by increasingly high vehicle over what are now viewed speed rail. There is a slow but as more sustainable forms of inevitable trickle down effect transport. The advantage this of transport technology into does provide is for dedicated bus smaller urban areas with real or other public transport networks time information becoming more to take advantage of road space. frequent and increasing reliability. However, patronage is essential Vehicular movement and parking to investment in transport are still considered a critical part technologies and the most of any town centre but with new successful networks exist in high technology and an improved density urban locations. Equally, understanding of urban design transport hubs are key economic and pedestrian movement, new activity drivers across the globe solutions can be provided to and are often utilised as a catalyst consider both people and evolving for investment and development. cars. Urban economic models typically report spike in land value around transportation access.

Sources:

Future IQ partners, Cities of the future - anticipating trend and possibilities, January 2015 Changing role of town The Town Centre Taskforce wide range or retail, leisure, centres identified a number of key policy civic, health and other services positions intended to help town in a space that is distinctive, The private transport focus centres function successfully in generates civic pride and is the has resulted in a rise and a changing context. A flexible backdrop to community life and dependency on out of town approach was identified as key, creative in enterprise, arts and solutions, close to major both in terms of activity within community service. infrastructure and a reduced role the town centre and position for town centres. This has been of management, encouraging further compounded by the rise a mixture of alternative uses of online retail and the digital and offering spaces that are age, reducing the need to travel adaptable. A mixture of units for retail services. that support smaller independent local businesses and larger The challenges town centres national stores, these all need have been facing over this to be supported by modern 80 period have been acknowledged infrastructure such as free Wi-Fi in a number of ways. The to meet the demands of multi- Governments Town Centre channel consumers. Taskforce, which emerged from Mary Portas review of town Different, but the same centres across the UK, looked to identify potential strategic Whilst many factors are and will solutions, resulting a report that continue to influence the form look at Town Centres functions of town centre they will, as they beyond Retail. Outlining that have done in many communities successful town have a ‘clear for over 1,000 years, continue understanding of their primary to play an important role in functions in the local and communities - as meeting regional economy’ and that they places, as places of trade will move away from ‘reliance and commerce, civic activity upon retail to the provision of a and entertainment. Steadily broader mix of commercial and increasing mobility and relative employment uses, community affluence does however create services, leisure and residential a competitive environment and to reposition and reinvigorate this competition will increasingly high streets and central town be around the quality of the town areas’ centre experience - accessible safe locations which offer a

Sources:

Town Centre Taskforce, Beyond Retail: Redefining the shapes and purpose of town centres, November 2013 7. Moving Forward: Challenges and Opportunities

This section brings together the baseline review to identify key factors for consideration as part of the Renewal Strategy, supported by the views of wide ranging planned consultation.

The New Town Legacy in the regional housing market needs would be closer aligned to and an increased population will the model of a sustainable and Hatfield’s New Town legacy create critical mass to increase balanced community. brings with it a number of local service patronage and challenges inherent to many New viability . Hatfield is the smallest Placemaking and Towns, notably being: of the planned New Towns, its infrastructure lower population and resulting an outdated town centre no Part of the New Town legacy is lower footfall and service longer fit for purpose; its car orientated infrastructure. patronage making regeneration In some instances this leads to high levels of social housing; initiatives potentially more a poor pedestrian environment, 81 large areas of poor quality and challenging and less viable than which is most acutely evident ageing housing stock, notably in comparable New Towns. around the town centre with in south Hatfield; Housing and population its ring road and underpasses. restrictive boundaries limiting growth may also play a role At a more strategic scale, the future growth; and in ‘rebalancing’ the town. The A1001 (and below ground the a polycentric layout with a car University of Hertfordshire has A1(M)) divide the town east-west. orientated infrastructure. grown rapidly in the last decade Placemaking and pedestrian and around one quarter of priority have been shown to be The Hatfield specific Hatfield’s population is made up effective tools for regeneration manifestation of each of these of students. Increasing family around the train station and Old issues will need to be addressed and market housing, combined Hatfield. This mission could be as part of an integrated strategy with a planned on campus expanded around the town to to bring forward holistic provision for first year students, create a series of places, spaces regeneration of the town. may help bring more balance to and developments that are fit for the population and play a role in purpose in the 21st century. This Housing and population addressing some of the reported approach also has the potential growth ‘town and gown’ social issues. to connect the town and its assets and neighbourhoods Housing growth will be required There is also arguably an issue together. to meet the Borough’s objectively of ‘balance’ in terms of the assessed housing need. This scale of the town’s population Retailing and the town provides an opportunity to drive and the employment offer. With centre the regeneration of the town almost 50% more jobs than as long as new homes are well local working population, there Hatfield has a complex retail connected to the town and is significant in-commuting to structure that is partly a bring with them the required Hatfield, particularly the business manifestation of its New Town infrastructure. An enhanced park. A local population better polycentric layout, creating a housing stock offer will enable able to serve its employment series of neighbourhood centres, Hatfield to play a greater role alongside a large out of town retail significant spend associated Outward connections, park at Oldings Corner and the with the university students particularly the link to London Galleria regional shopping centre, ensuring a social connection A unique ‘modern’ history, both of which take advantage with the resident and student including the aircraft industry of the strategic road network. population. Within this diverse offer there Considering the success over are elements of competition There are also a number of future the last decade in particular of between centres and there urban trends that should be the Galleria, Hatfield House, is a need to define a specific considered as part of the strategy: the University and the Business role for each to ensure their Park; against the ongoing need complementary success – most Finding sustainable solutions for regeneration in the town, notably the town centre. Whilst to housing and transport it is evident that a joined up the town centre was traditionally in particular, as part of governance structure is necessary at the heart of the community, its sustainable communities. to ensure that the town makes the most if its assets and becomes current layout its flawed and no Considering higher density greater than the ‘sum of its longer fit for purpose. The failed accommodation in appropriate parts’ for community benefit. comprehensive redevelopment locations. 82 points to the need for a new A commitment by strategic long term strategy that can be Looking at the role that garden partners to work together is a delivered in phases, and low city type development can play crucial part of delivering long term rents and demand suggest that in regeneration, growth and regeneration. a retail led solution is unlikely placemaking. to be viable. The significant Infrastructure needs both in Borough Council land ownership Promoting intelligent and terms of existing renewal and is a positive opportunity to sustainable transport modes, future housing growth will bring forward initial phases of taking advantage of changing have a significant cost. The development, subject to viability. technology. Borough Council’s emerging Local Plan identifies borough Responding to the changing Learning from elsewhere wide infrastructure costs to role of town centres which meet objectively assessed need to consider social, leisure housing need as around £200m, Useful lessons from comparable and community functions, as towns include: with Hatfield needing to meet retail trends change. a proportionate amount. The Connecting up local assets to Implementing change: relatively low values in Hatfield, ensure a comprehensive offer. particularly in retail but also Governance, funding and residential, will make the viability Using increased residential viability density to drive footfall and of new infrastructure funding and regeneration, taking advantage regeneration projects particularly Hatfield has some heralded and of links to London as a market challenging. A strategy will be unique assets, not least being: driver. required that emphasises shorter term quick wins that kick start Filling gaps in the local market Hatfield House and Old Town the process, alongside a series ‘offer’ for example the evening University of Hertfordshire of connected longer term major economy. The Galleria shopping centre projects that can capture uplift. Seeking to capture the The Business Park Issues Opportunities Demographic and economic • Residents are under-represented in higher band • Growing population and need for more homes occupations • Relatively young population, including a large • Occupational levels and skill levels vary student population considerably within the town, with pockets of • Strong employment offer with significant in- lower skill levels masked by average town wide commuting. statistics • The employment offer is expected to grow • High private and social rented housing stock profile and lower owned housing profile • High proportion of terraced housing stock • Need for more social housing • Significantly smaller than many New Towns, not having the critical mass of population to 83 support certain services and facilities. Town – Spatial • New Town design and spatial structure issues • Series of planned redevelopments / • Town and town centre have poorly defined refurbishments including High View, Old gateways/ edges Town, Station and Town Centre – need for co- ordination • Weak connection between town centre and station / Old Town/University • Increased growth of the University • Need for co-ordination in the hierarchy and role • Strong gateway to the station / Old Hatfield of town’s many local centres • Strong identity of certain character areas and • Housing stock is aging at a similar rate and some desirable housing areas much is poor in terms of urban design and • Strong green network character. • Strong history which attracts visitors • Much of the town is low density which leads • Significant number of independent strengths to an inefficient use of land and lack of public (including Station, Old Hatfield, Galleria, transport patronage. University and Business Park) that could • Edge of town retailing (Galleria, Oldings Corner) connect more coherently to promote the town reduces town centre demand for space. • University largely disconnected from the town, particularly town centre Town Centre • Isolated by surrounding road network • Some completed redevelopment and further • Largely inward facing planned refurbishment (White Lion Square) • Weak gateways, nodes, landmarks and edges • On-going improvements to public realm and poor legibility • Large public sector ownership which could • Large spaces which lack enclosure facilitate redevelopment • Limited offer in terms of unit sizes and quality • Potential opportunity areas to consider – notably Market Place and surrounds • Poor pedestrian accessibility experience / legibility • Opportunity to review long term direction and role of centre including access, layout • Planned redevelopment largely unimplemented and function –potential for introducing more • Significant surface car parking – poor vista residential

Accessibility • Localised traffic congestion during peak periods, • Good connections to strategic transport particularly through town centre network – road and rail • Risk of increased congestion linked to growth • Potential to reallocate road space to improve bus • Car dominated town centre road network, / cycle priority and improve quality of bus stops and termini • Disbursed pattern of district centres, employment centres, education facilities and • Public realm improvements could reduce transport hubs encourages vehicle based severance effects of major highway routes (as at travel Hatfield Station) 84 • Disconnected cycle routes • Review town centre parking strategy • Pedestrian severance by highway corridors • Lack of bus priority infrastructure Property and spend • Town retains only 3.7% of market share of • Demand for Business Park units and resident’s disposable income developments is relatively strong • Offer (except Galleria) for retail and food and • House prices are below average for the region beverage in the town is poor • Increased interest from national retailers in town • High representation in ‘rental hubs’ lifestyle centre profile and ‘family basics’ Strategic • Increased competition from other towns • Capitalise on the London connection and growth benefiting from redevelopment, growth or • Capture benefit of University Town status and infrastructure investment student spend • Housing growth on Green Belt sites could be • Consider higher quality urban living opportunities disconnected from main town and centre • Consider range of housing types to cater for • Changing role of town centres may reduce future cross market offer demand for retail led regeneration • Consider role of ‘next generation’ of intelligent • Relatively poor perception and role of town public transport modes compared to others in the sub region • Look at diversity of uses for fully functioning town centre – including residential • Opportunity to redefine and rebrand Hatfield and recapture that “New Town spirit” 8. References

• AECOM, London 2065 (2015) • Welwyn Hatfield Borough Council, Hatfield Town Centre • Birmingham City Council, East Redevelopment Brief (2002) Birmingham’s Big City Plan (2015) • The London Plan 2015 • BRE Global, Cities of the • Town and Country Planning future - anticipating trend and Association (TCPA), New Towns possibilities (2015) and Garden Cities: Lessons for Tomorrow (December 2014) • Business Register and Employment Survey (2011) • Town and Country Planning Association (TCPA), Garden City • Census statistics (2011) Principles • DCLG, Indices of Multiple • Town Centre Taskforce, Beyond Deprivation (2010) Retail: Redefining the shapes 85 • Emerging Welwyn Hatfield and purpose of town centres Borough Council Core Strategy (2013) (2012) • Welwyn Hatfield Borough • Emerging Welwyn Hatfield Council Sports Facilities Borough Council Local Plan Strategy (2012) (2015) • Welwyn Hatfield Borough • Experian (2015) Council Economy Study (2014) • Gascoyne Cecil Estates, The • Welwyn Hatfield Borough ‘Old Hatfield - A Vision for Future Council, Strategic Housing Development’ Design Charrette Market Assessment (2014) 2008 • Welwyn Hatfield Borough • Hertfordshire Local Economic Council, High View Partnership, Hertfordshire’ Supplementary Planning Strategic Economic Plan (2014) Document (2011) • Javelin Group, Venue Score • Welwyn Hatfield Borough Report (2014/2015) Council Green Infrastructure • Mosaic reports (2015) Plan (2011) • PMA (Property Market Analysis) • WelHat Cycling Forum, Welwyn 2015 Hatfield Space for Cycling manifesto (2015) • Professor Sue Halliday, University of Hertfordshire, • University of Hertfordshire 2020 ‘Seeing Through Hatfield Eyes’ Estates Vision (2011) Hatfield Residents Survey (2015) • Zoopla (2015)