Wells Farm, Cuffley Welwyn Hatfield Borough Council Local Plan Consultation Introduction

Homes for Herts P87 - Wells Farm, Cuffley Welwyn Hatfield Borough Council Local Plan Consultation Introduction P87 - Site Location Cuffley Hill Farm CUFFLEY Broxbourne Hempshill Brook P87 Council HS29 HS30 Sports Fields Colesdale Farm Northaw Brook Cattlegate Wood Wildlife Site Cattlegate Farm 2 King & Co Executive Summary In September 2018 King & Co submitted This report also identifies (where to Welwyn Hatfield Borough Council appropriate) inconsistencies across an Appraisal of Land Use Consultant’s Purpose Scoring and Harm Ratings, and (LUC) Stage 3 Green Belt Study, which the relationship between them. This is a highlighted several limitations within contribution in terms of the Inspector’s LUC’s methodology. This included a comments about the consistency of review of LUC’s three-point assessment analysis. ratings system, which the Appraisal concluded did not provide enough Utilising LUC’s analysis of separating separation between comparative results and connecting features, ‘absolute (suggesting a ten-point alternative constraints’, and present urbanising would be more advantageous), and an influences, the conclusion drawn here inconsistent application of subdivision recognises that the southern-most edge across the Borough. The content of this of Parcel 87 (P87) is qualitatively different Appraisal was presented during Stage 5 of from the rest of the parcel; its impact on the Inspector’s Hearing Sessions. openness obscured by present built-form. We note that whilst the Inspector did In light of these discrepancies, this report note that many of the respondents did suggests that the P87 parcel should be raise significant concerns in terms of sub-divided, and by doing so it would methodology, he was more focused upon result in a different rating of harm. the application of that methodology on a parcel-by-parcel basis. Taking a We would specifically encourage that pragmatic approach therefore, the LUC consider the sub-division scenarios Inspector decided that the methodology we have proposed. Specifically, the harm was sufficiently sound but did invite the ratings that should be attributed to the opportunity for respondents to note southern part of the parcel in isolation (and justify) where parcels should be would be considerably lower than the reconsidered in terms of their granularity harm rating where the parcel comprised and also for the conclusions drawn to be solely of or also included the more open based upon a consistent approach. parcels of land to the north of P87. As such, we do not seek to identify or raise matters in respect of the LUC methodology as that will not assist the Inspector. We do however seek to identify where the LUC approach could have taken a different approach to sub-division and where this would have resulted in a different and potentially lesser degree of Green Belt harm. P87 - Wells Farm, Cuffley 3 CUFFLEY Hempshill Brook Chain Walk 7 11 5 6 10 4 Northaw Road East 2 12 8 9 1 B156 Sports Fields 3 3 Northaw Brook Colesdale Farm Northaw Road West 4 King & Co Site and Context Site Photographs - Northaw Road East - B156 1. Looking north east along Northaw Road East 2. Looking south west along Northaw Road East 3. South west corner of site looking towards Chain Walk running along Hempshill Brook P87 - Wells Farm, Cuffley 5 Site and Context Site Photographs 4. Panorama looking north and west 5. Looking east towards the farmhouse 6. Existing sheds on site 7. Looking east towards the eastern hedgerow boundary and brook 8. Looking south at the swale on the south west corner 6 King & Co Site and Context 9. Looking north east across the site 10. View of the existing buildings and hardstandings 11. View of the farmhouse 12. Looking north west at the farmyard P87 - Wells Farm, Cuffley 7 P87 - Green Belt Study Stage 3 - LUC Extract of Figure 3.1 - Absolute Constraints HS30 8 King & Co 0 2.5 5 E km Welwyn Hatfield Borough Council Absolute constraints WELWYN HATFIELD Green Belt Assessment Neighbouring councils Registered Parks and Gardens Green Belt Scheduled Monument Figure 3.1: Absolute and Non- Non-absolute constraints Special Area of Conservation Absolute Constraints Flood zone 2 and 3 Site of Special Scientific Interest National Nature Reserve Local Nature Reserve Local Wildlife Site Ancient Woodland Inventory Source: WHBC, Natural England, Historic Enland, Environment Agency Map Scale @A3: 1:62,500 © Crown copyright and database rights 2018 Ordnance Survey LA 100019547 2018. CB:EL EB:lendak_e LUC FIG3-1_10294_r2_Cnstrnts_A3P 23/08/2018 P31 P3 P2 P32 P4 P34 P33 P1 P5 P35 P15 P6 P30 P36 P7 P8 P13 P37 P14 P17 P16 P38 P12 P9 P29 P40 P10 P39 P20 P11 P18 P19 P21 P32 P31 P22 P36 P33 P34 P39 P35 P23 P30 P40 P37 P45 P26 P24 P29 P44 P38 P25 P41 P28 P27 P43 P42 P49 P50 P46 P52 P47 P51 P48 P60 P57 P69 P70 P53 P56 P72 P55 P54 P68 P58 P71 P95 P61 P92 P59 P73 P94 P93 P63 P66 P62 P91 P65 P75 P67 P74 P90 P87 - Green Belt Study Stage 3 - LUC P64 P77 P86 P81 P76 P89 P80 Extract of Figure 7.1 - Assessment of Potential Harm P79 P78 P85 P87 P84 P82 HS30 P88 P83 P87 - Wells Farm, Cuffley 9 0 2.5 5 E km Welwyn Hatfield Borough Council Lowest harm rating WELWYN HATFIELD Green Belt Assessment Neighbouring councils Very High Green Belt parcel High Figure 7.1: Assessment of Moderate-High Potential Harm Moderate Moderate-Low Low Main map scale @A3: 1:62,500 Source: WHBC, LUC Inset map scale @A3: 1:20,000 © Crown copyright and database rights 2018 Ordnance Survey LA 100019547 2018. CB:EL EB:lendak_e LUC FIG7-1_10294_r2_LowestScnr_A3P 17/08/2018 P87 - Green Belt Study Stage 3 - LUC Inconsistencies in Parcel Analysis and Recommended Subdivision Parcel Description Absolute environmental constraints Physical separators and built-form The parcel of land P87 is described by As illustrated on page 391 of LUC’s Stage Although the parcel is largely open and LUC as follows: 3 Green Belt Study, Parcel 87 is bordered rural in character, the southern-most to the west by functional floodplain where portion contains existing built-form to the “The parcel is located on the south- its edge “follows the course of a stream south and eastern edge that minimises western edge of the settlement of Cuffley, designated as flood zones 2 and 3.” LUC its urbanising influence in relation to the which is inset within the Green Belt. Land note on page 18 of their Final Report, adjacent countryside. within the parcel slopes down from the paragraph 3.5, that “Flood Zones 2 and 3 urban edge to the southwest and from are…not treated as absolute constraints The areas of built form to the south of the high land in the north there are open within the context of this study”, it is the parcel are subject of two separate views of the countryside across the parcel difficult to infer what they are otherwise positive allocations for housing in the and beyond. The area predominantly if not areas; or hard boundaries, with emerging Local Plan (HS29 and HS30) comprises arable fields, but an individual little or no potential to be proposed and which include Wells Farm. property is located in the northeast of the approved for development. Although parcel, a farmstead (an appropriate use LUC clarify that “the constraints used within the Green Belt) is located in the to inform this study are consistent with Achieving granularity southwest of the parcel and a farmstead those used in the Council’s Housing and Further sub-division would provide the and a few individual dwellings are present Economic Land Availability Assessment”, it opportunity to have greater appreciation in the south of the parcel. There is no appears illogical to exclude undevelopable of diverse openness and urbanising development present within the parcel floodplain from the constraints map for influences in different parts of the P87 that compromises its openness. consistency with previous Green Belt parcel. This will have ramifications both The Dell (Cuffley) Local Wildlife Site is studies conducted by WHBC when the for potential contribution to Green Belt located adjacent to the north of the Inspector recommended re-evaluation of Purposes and in respect of the potential parcel. Additionally, the western edge prior studies on the basis of their lack of for the extent of harm that may arise. of the parcel follows the course of a appropriate exclusion of undevelopable stream designated as flood zones 2 and land. 3. The parcel directly adjoins residential dwellings on the urban edge to the east. In addition to a separating watercourse The southern edge of the parcel adjoins a on the western extent of P87, the Dell B- road, with a tennis club, football club (Cuffley) Local Wildlife Site is located and bowling club present beyond this. adjacent to the north of the parcel, an The western edge and north-western ‘absolute constraint’ which effectively corner of the parcel adjoins the wider contains potential encroachment upon countryside to the west and northwest, the open countryside northwards and with a stream present along the western facilitates appropriate green space behind edge of the parcel. The remainder of the Thornton’s farmstead and across the northern edge of the parcel adjoins a Hertfordshire Way. To the southwest, woodland, separating the parcel from the LUC adds that “there are blocks of residential developments to the north and woodland between the settlements [of providing some containment of the north Cuffley and Potters Bar] which act as of the parcel – although open views of the separating features including an area of countryside to the south are still visible.” ancient woodland”.

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