Green Gap Assessment
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For and on behalf of Bayard Developments Ltd & Wattsdown Developments Ltd Representations in respect of Development of Evidence for Welwyn Hatfield Local Plan: Green Gap Assessment Sites: Fulling Mill Lane, Welwyn (WEL1, WEL2 and WEL15) Land at London Road, Knebworth (HELAA WGr3) Prepared by Strategic Planning Research Unit DLP Planning Ltd Sheffield November 2019 H5057/1PS Fulling Mill Lane, Old Welwyn (WEL1) H5068/1PS Land at London Road, Knebworth (HELAA Site WGr3) Representations to Welwyn Hatfield Local Plan: Green Gap Assessment Roland G Bolton Prepared by: BSc (Hons) MRTPI Senior Director Neil Osborn Checked by: MRTPI Senior Director Neil Osborn Approved by: MRTPI Senior Director Date: November 2019 Strategic Planning Research Unit V1 Velocity Building Broad Quay House (6th Floor) 4 Abbey Court Ground Floor Prince Street Fraser Road Tenter Street Bristol Priory Business Park Sheffield BS1 4DJ Bedford S1 4BY MK44 3WH Tel: 01142 289190 Tel: 01179 058850 Tel: 01234 832740 DLP Consulting Group disclaims any responsibility to the client and others in respect of matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence. This report is confidential to the client and DLP Planning Ltd accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk. 2 11.04.19-H5057-1PS-RGB-NO-GreenGapAssessment H5057/1PS Fulling Mill Lane, Old Welwyn (WEL1) H5068/1PS Land at London Road, Knebworth (HELAA Site WGr3) Representations to Welwyn Hatfield Local Plan: Green Gap Assessment CONTENTS PAGE 1.0 Introduction and Purpose of the Report ..................................................................... 6 a) The Inspector’s comments on the submitted local plan ............................................ 6 b) The purpose of the Green Gap Assessment ............................................................... 7 2.0 The justification for the introduction of green gap policy and designation in the submitted local plan .............................................................................................................. 7 a) The value of the settlement pattern ............................................................................. 8 b) Is the introduction of a Green Gap policy justified and in accordance with the 2012 Framework? ................................................................................................................... 8 c) Is the introduction of a Green Gap policy a matter for the Duty to Cooperate? ....... 9 3.0 Commentary on methodology and general findings ................................................ 10 4.0 Commentary on findings relating to Area between Welwyn, Oaklands and Codicote (North Hertfordshire) in respect of WEL1, Wel2 and Wel15 – collectively land at Fulling Mill Lane, Welwyn................................................................................................ 12 a) Representative Photos ............................................................................................... 12 b) Gap Size, Character and Strength ............................................................................. 15 c) Existing Settlement Pattern and Identity ................................................................... 16 d) Landscape Sensitivity ................................................................................................ 16 i) Maintain the openness of the sloping landform up to a wooded skyline which provides a visible rural setting to this edge of Welwyn. ........................................ 20 ii) Preserve the role of Cooks Wood and Horseshoe Plantation as a landscape buffer between the southern edge of Welwyn and the A1(M), and in maintaining the detachment of the Wilshere Park development from the defined urban area of Welwyn. ............................................................................................................... 20 iii) Preserve the steep and narrow rural lanes lined with medium high hedgerows and occasional hedgebanks................................................................................. 21 iv) Retain public rights of way along rural lanes and crossing agricultural fields. ....... 21 v) Minimise impact on rural character that would result from encroachment on the buildings of Linces Farm, several of which are Grade II listed. ............................. 21 e) Analysis of Gap Value and Opportunities: Ecological, Cultural Heritage and Habitat Networks .................................................................................................................. 22 f) Analysis of Gap Value and Opportunities: Recreation............................................. 22 g) Pressure on the Gap and Potential Impact of Promoted Sites on the Gap ............. 23 H) Summary and Recommendations ............................................................................. 25 i) Avoid the coalescence of Welwyn/ Oaklands and Codicote, taking account of what is being planned across the Borough boundary in North Hertfordshire, and ensure each retains its own separate identity; ..................................................... 26 3 11.04.19-H5057-1PS-RGB-NO-GreenGapAssessment H5057/1PS Fulling Mill Lane, Old Welwyn (WEL1) H5068/1PS Land at London Road, Knebworth (HELAA Site WGr3) Representations to Welwyn Hatfield Local Plan: Green Gap Assessment ii) Ensure that there is an experience of travelling through rural countryside after leaving one settlement and before entering the next, whether that be by road, rail or foot; ................................................................................................................. 27 iii) Retain the area of open and rural character that defines the gap, comprising undulating farmland, well maintained hedgebanks/ hedgerows and copses (including orchards), valley marshlands and semi-improved grasslands - ensure low density scattered development does not erode the rural character of the core of the ‘gap’; .......................................................................................................... 27 iv) Ensure there is no inter-visibility between one settlement edge and the other (making sure to consider the winter situation without leaves on trees) – topography and vegetation can provide a screening function; .............................. 27 v) Conserve the character of Singlers Marsh / Fulling Mill Meadow and the role it plays in providing a setting to Welwyn Conservation Area, as well as the Mimram Valley Marsh – seeking opportunities to extend these river valley habitats; ......... 27 vi) Conserve the character of Danesbury Park and its role as a recreational resource;.............................................................................................................. 27 vii) Preserve the extensive areas of archaeological significance west of Linces Farm, adjacent to the Welwyn Conservation Area and around Rolls Wood, as well as the setting of the listed buildings/ structures (such as a listed cottage, milepost, and farm buildings); ............................................................................................. 27 viii) Preserve the priority habitats good quality semi-improved grassland on the northern edge of Welwyn around Danesbury Park, coastal and floodplain grazing marsh along the Mimram Valley bottom, and scattered deciduous woodland and some traditional orchards amongst the scattered development along Codicote Road) and seek opportunities to extend and link these where possible; and ........ 28 ix) Maintain public access to and across the area, seeking opportunities for further connections public rights of way connections where possible. ............................. 28 i) Conclusion on proposed gap for Welwyn and Codicote ......................................... 28 5.0 Commentary on findings relating to LCA 37a Land at London Road, Knebworth (HELAA Site WGr3) .............................................................................................................. 31 a) Representative Photos ............................................................................................... 31 b) Existing Settlement Pattern and Identity ................................................................... 32 c) Gap Size, Character and Strength ............................................................................. 33 d) Landscape Sensitivity ................................................................................................ 33 i) Avoid development on sloping land which has high intervisibility with existing settlement or would be visually prominent in the wider landscape. ...................... 35 ii) Ensure development does not degrade the quality of neighbouring LWSs. .......... 35 iii) Maintain the rural setting provided to surrounding settlements by the assessment area. .................................................................................................................... 35 iv) Maintain the rural setting of historic farmsteads on the slopes above Woolmer Green (Mardleybury and Paynes). ....................................................................... 35 v) Protect existing features of ecological interest including remaining hedgerows and areas of priority habitat deciduous woodlands. .............................................. 35 4 11.04.19-H5057-1PS-RGB-NO-GreenGapAssessment H5057/1PS Fulling Mill Lane, Old Welwyn (WEL1)