Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options

Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
Panshanger Airfield
Submission to Welwyn & Hatfield District Council
Local Development Framework Core Strategy
Issues and Options
Prepared on behalf of Mariposa Investments

1st May 2009
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options

1. Introduction                             1
2. The Future of Panshanger Airfield        3
3. Site and Surroundings                    5
4. Planning Policy Context                  7
5. Transport Review and Strategy           11
6. Sustainable Development Opportunities   15
7. The Masterplan Framework                19
8. Public Consultation                     23
9. Summary of Issues                       25
    Appendix 1: Transport accessibility    27
    Appendix 2: Local Press Coverage       31
    Appendix 3: Masterplan Drawings        35
  Site Location Plan                       37
  Constraints and Opportunities Plan       38
  Wider Context Analysis Diagram           39
  Existing Site Sections                   40
  Proposed Site Sections                   41
  Sketch Masterplan Framework Layout       42
  Masterplan Sketch: Routes and Streets    43
  Neighbourhood Areas                      44
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
1. Introduction

      Purpose                                                        History                                                        Structure of the Document
1.1   This submission seeks to demonstrate how the             1.4   Originally known as Holwell Hyde, Panshanger             1.6   The document is structured as follows:
      Panshanger Airfield site, identified in the emerging           Airfield was used during 1940-41 as a decoy site
                                                                                                                                    •   Section 2.0 outlines the current operations at
      Welwyn and Hatfield Core Strategy (March 2009) as              for the De Havilland factory in Hatfield. Panshanger
                                                                                                                                        Panshanger and alternative airfield provision
      possible location for future housing growth, could             Airfield was acquired by the London Aero Club
                                                                                                                                        and land uses.
      accommodate in the region of 600 to 1000 new                   Limited in 1954 and after the sale of part of the
      homes.                                                         airfield for housing in 1988 (now built) the remainder         •   Section 3.0 provides details of the existing
                                                                     of the airfield was sold by the London Aero Club                   context of the site.
1.2   Its purpose is to address the opportunities and
                                                                     Limited to its associate company, Mariposa
      constraints of the site that are set out in the                                                                               •   Section 4.0 sets out the key planning policy at
                                                                     Investments Limited.
      emerging Core Strategy (Option PG33 and SPG33)                                                                                    national, regional and local level.
      which is available for public consultation until 1 May   1.5   Today Panshanger Airfield is used as a commercial
                                                                                                                                    •   Section 5.0 reviews transport provision and
      2009. This submission demonstrates that the site               and leisure airfield for light aircraft with a range
      could be brought forward for housing development               of aviation related services and facilities including
      to meet the Council’s requirement for housing                  aircraft maintenance and a flying school. The                  •   Section 6.0 sets out the sustainable
      allocations in the period to 2021.                             airfield and the HCA land are located partly in an                 development opportunities for the site.
                                                                     Area of Special Restraint (reserve land for housing)           •   Section 7.0 outlines the masterplan framework
1.3   The document has been prepared by Nathaniel
                                                                     and partly within the Green Belt where structural                  for the site including the vision, movement, land
      Lichfield and Partners on behalf of Marisopa
                                                                     landscaping is required. This masterplan broadly                   uses, scale, character and open space and
      Investments (the owners of the airfield) and includes
                                                                     complies with this existing policy division, albeit                landscaping provision.
      contributions from Pollard Thomas Edwards
                                                                     some green belt land is proposed for development.
      Architects (urban design), Fulcrum Consulting                                                                                 •   Section 8.0 details the public consultation
      (sustainability), Enviros (environmental impact)                                                                                  which has taken place in advance of the
      Transport Planning Practice (transportation) and                                                                                  submission of this document.
      PPS (community consultation). The submission
      site also included land owed by the Homes and                                                                                 •   Section 9.0 summarises the key issues.
      Communities Agency (HCA). The HCA supports
      Mariposa Investments in its view that this site
      should be allocated for housing and supporting land

      Panshanger Airfield       Local Development Framework Core Strategy                                                                                                                   
      			                       Issues and Options
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options

Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
2. The Future of Panshanger Airfield

      Current Operations                                               Alternative Airfield Provision                                    Alternative land uses                                            Residential
2.1   In a 2004 research study, small general aviation           2.5   A study of neighbouring airfields within a 30               2.9   The topography and current use of the land                 2.13 In identifying alternative land uses, it is considered
      aerodromes were categorised into six groups                      minute drive time identified five other airfields that            makes it suitable for a range of alternative uses. In           that the most suitable use of the land is for
      ranging from regional airports to basic air strips.              can accommodate general aviation (excluding                       addition, the site has existing and alternative access          residential development. Historically, part of the
      Panshanger Airfield was designated within Category               military airfields such as Henlow and maintenance                 arrangements which could meet the requirements                  airfield land to the south of the runway has already
      C, comprising a group of 51 aerodromes described                 aerodromes such as Meppershall). Luton Airport is                 of different land uses.                                         been released for residential development with
      as developed “general aviation airfields”. These                 a Category A providing an alternative location with                                                                               a number of cul-de-sacs of low density housing
                                                                                                                                         Expansion of the Airfield
      airfields tend to be located in rural areas, with                hangers, training and flying school and maintenance                                                                               adjacent to the airfield. The airfield has been
      limited infrastructure and so less likely to attract             facilities. Plaistow Farm, Newnham and Cottered             2.10 The existing airfield operations, services and                   safeguarded as land which could meet longer
      business aviation then Category A (regional airports)            (Buntingford) are all Category E aerodromes                      facilities could be expanded and enhanced. This                  term needs following its designation as an Area of
      or B (major general aviation airports).                          although only Plaistow Farm and Newnham                          could include provision for helicopters and light                Special Restraint in the 1993 Welwyn Hatfield Local
                                                                       have hangers. Benington Strip is a Category F                    jets by upgrading the current runway to a hard                   Plan. This designation has remained in the currently
2.2   The average Category C site would have between
                                                                       aerodrome.                                                       surfaced strip and investing in improvements to the              adopted Welwyn Hatfield Local Plan (2005).
      10-25 light aircraft, generally parked in the open,
                                                                                                                                        existing hangerage and facilities such as a hotel to
      predominately with grass runways of between 600-           2.6   There are seven further aerodromes on the edge of                                                                            2.14 The redevelopment of the airfield to residential
                                                                                                                                        accommodate visitors and aircrew.
      900m, with most having ordinary licenses from the                the 30 minute drive time. Elstree and Stapleford are                                                                              uses has a number of locational benefits in terms
      Civil Aviation Authority (CAA).                                  Category B aerodromes and both have hangers,                2.11 However, this option would increase noise levels                 of access from surrounding routes and the scope
                                                                       training and flying school and maintenance facilities.           and general activity and would be contrary to Policy             for integration within the existing residential area.
2.3   Panshanger Airfield, as a Category C aerodrome,
                                                                       There are three Category D aerodromes including                  M15 of the Welwyn Hatfield Local Plan (2005) that                This provides scope to improve local services,
      has one CAA ordinary license grass runway
                                                                       North Weald, Fowlmere and Duxford with varying                   states that the Council will not permit any expansion            provide better access to recreational facilities and,
      measuring 972m x 26m and parking on open grass
                                                                       available facilities. Nuthampstead and Old Warden                of the airfields facilities nor use for flying activities        of course, meet a range of housing needs.
      at the south-eastern corner of the site. The airfield is
                                                                       (Shuttesworth) are Category E aerodromes which                   beyond that allowed by its existing planning
      not licensed for the take-off or landing of aircraft at
                                                                       have hangers but no other facilities.                            permission.
                                                                 2.7   In considering alternative airfield facilities, including         Industrial/Commercial Warehousing
2.4   The airfield has a training school, flying school,
                                                                       hangerage and runways, it is unlikely that those
      maintenance facilities and a café. In principle, the                                                                         2.12 The topography makes the site suitable for large
                                                                       relocating from Panshanger would consider
      airfield could continue as it is. However, existing                                                                               commercial/industrial warehouses similar to the
                                                                       Category E sites (best described as developed
      levels of use would only allow for limited investment                                                                             large hangerage currently occupying the site.
                                                                       strips usually with less than one aircraft parked in
      in the site as a location for general aviation.                                                                                   However given the current surrounding residential
                                                                       the open, though often there is limited hangerage).
                                                                                                                                        land uses and the allocation of the site in planning
                                                                       Category D (basic general aviation airfields in rural
                                                                                                                                        policy as a reserve site for housing, this option is
                                                                       areas but with less infrastructure than Category C)
                                                                                                                                        not considered to be the most suitable use for the
                                                                       or Category B aerodromes (major general aviation
                                                                                                                                        land in policy terms. While road access is good the
                                                                       airports on urban fringes with at least 25 aircraft
                                                                                                                                        site is not ideally located for large scale industrial or
                                                                       parked in the open) are likely to be acceptable.
                                                                                                                                        distribution uses.
                                                                 2.8   Located within reasonable proximity to Panshanger,
                                                                       there are three category D sites (Duxford,
                                                                       Fowlmere and North Weald) and two Category B
                                                                       aerodromes (Elstree and Stapleford) which could
                                                                       provide alternative airfield provision. Therefore the
                                                                       development of Panshanger Airfield for housing
                                                                       would not significantly impact on the scope for
                                                                       general aviation in the region or sub-region.

      Panshanger Airfield        Local Development Framework Core Strategy                                                                                                                                                                                       
      			                        Issues and Options
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options

Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
3. Site and Surroundings

      Site Context                                                   The Site                                                       Landscape
3.1   Panshanger Airfield is located to the north                    Existing Land Use                                        3.10 The vegetation on the site is generally low lying with
      east of Panshanger, an extension of Ebenezer                                                                                 some hedgerows. There are surrounding areas of
                                                               3.6   The airfield is dominated by the grassed runway
      Howard’s 1920s Welwyn Garden City new town in                                                                                shrubbery and trees around the boundary of the
                                                                     which runs east to west. The runway measures
      Hertfordshire.                                                                                                               site. Henry Wood to the south and Brocket Hill to
                                                                     972m by 26m with the taxiway running parallel to
                                                                                                                                   the east of the airfield are ancient woodland.
3.2   To the south and south east of the airfield are the            the south of the runway. The runway and taxiway
      residential properties of Panshanger Village which             both provide access to the maintenance and               3.11 To the north of Hertford Road is Tewinbury which
      run parallel to the existing runway and taxiway.               parking area in the south-eastern corner of the               is designated as a Site of Special Scientific Interest
      These dwellings were previously on airfield land.              airfield. The runway and taxiway are flanked by               (Unit ID 1015699). Its main habitat is neutral
      Beyond the airfield is Henry Wood to the south east            residential properties to the south. Open space               lowland grassland. An assessment was undertaken
      and Brocket Hill to the east.                                  surrounds the rest of the airfield.                           by Natural England in December 2006 which
                                                                                                                                   considered that its condition was ‘unfavourable
3.3   To the north and east of the site is predominately       3.7   A number of hangers and small single storey
      open space with this land designated as an Area                maintenance buildings are located towards the
      of Special Restraint and Structural Landscape Area             south eastern corner of the airfield. There are also           Existing Buildings
      in the Welwyn Hatfield Local Plan. This designation            a number of buildings which are disused and have
                                                                                                                              3.12 The majority of the standing buildings on the site are
      also extends to the west of the site until it reaches          fallen into a state of disrepair, predominately to the
                                                                                                                                   located in the south-eastern corner off the access
      the residential properties on Hilly Fields and the             far south east of the site.
                                                                                                                                   road and surrounding the aircraft parking facilities.
      Springmead Primary School towards the south-
                                                               3.8   Aircraft parking is located towards the south eastern
      west corner.                                                                                                            3.13 The largest building is pitched roof rectangular
                                                                     corner of the airfield. This includes aircraft parking
                                                                                                                                   hanger equivalent to three storey in height. There
3.4   Bericot Green is located to the north of the airfield.         provision in addition to the open space provision for
                                                                                                                                   are a number of smaller hangers which are used
      Beyond the site boundary is Warrengate Farm and                aircraft and helicopter parking.
                                                                                                                                   for maintenance and repair of aircraft. Again these
      beyond this and the Hertford Road is Tewin Mill
                                                                     Topography                                                    are single storey buildings surrounding the outside
      House and Fish Farm and the Mirmam River.
                                                                                                                                   aircraft parking facilities. Temporary hangers have
                                                               3.9   The site is generally level in an east-west direction
3.5   To the north-west of the site is Panshanger Golf                                                                             been used for maintenance purposes in view of the
                                                                     with a slight slope from south to north. Beyond
      course.                                                                                                                      lack of modern purpose built structures
                                                                     the site boundary, the surrounding agricultural and
                                                                     forestry land to the north and east of the site falls    3.14 The bottom south-eastern corner of the site
                                                                     fairly steeply from a height of 76m to 50m where it           contains four hangers which have fallen into a state
                                                                     reaches the River Mimram. The site overlays gravel            of disrepair and currently stand vacant. Again, these
                                                                     deposits.                                                     buildings are single storey in height with pitch or
                                                                                                                                   oval shaped roofs. A single storey hanger is also
                                                                                                                                   located in the woodland to the north of the airfield
                                                                                                                                   at Bericot Green with access from Money Hole
                                                                                                                              3.15 The site also includes a club house/control room
                                                                                                                                   and café immediately to the north of Henry Wood.

      Panshanger Airfield       Local Development Framework Core Strategy                                                                                                                   
      			                       Issues and Options
Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
Access                                                       Local Context: Panshanger Village                             Views and Vistas, Site Visibility
3.16 The existing main vehicular access to the site is             Key Features                                            3.23 Views of the Airfield site are constrained by
     from Panshanger Lane to the east.                                                                                          landscaping and built form. Views of the airfield and
                                                              3.18 Panshanger is a small village extension to the
                                                                                                                                its operations are possible from homes and gardens
3.17 A public footpath runs from Hilly Fields in an eastern        north east of Welwyn Garden City. The village
                                                                                                                                adjoining the boundary. Beyond this there are no
     direction until it reaches the edge of the runway             is predominately low density residential use
                                                                                                                                significant views from the south, east or west of the
     before following the edge of the field in and north           comprising a range of homes from one-bed flats
     and then eastern direction to Hertford Road. A                to five bedroom detached houses. Buildings range
     public footpath also follows Money Hill Lane around           from two to four storeys in height.                     3.24 From the lower ground to the north the higher
     the north eastern and eastern edge of the airfield to                                                                      airfield land is potentially visible from publically
                                                              3.19 Surrounding access roads including the B195 Black
     the derelict hangerage in the south-eastern corner                                                                         accessible land. The current Area of Restraint
                                                                   Fan Road to the south, B1000 Waterside Road to
     of the airfield.                                                                                                           designation envisages the creation of landscaping
                                                                   the north and A414 to the east.
                                                                                                                                to screen views.
                                                                   Village Centre
                                                                                                                                 Site Constraints and Opportunities
                                                              3.20 The Village Centre is focused around the Moors
                                                                                                                           3.25 The existing airfield can only be accessed by
                                                                   Walk Neighbourhood Centre located on Moors
                                                                                                                                vehicles from Panshanger Lane. There is however
                                                                   Walk and Harding. The Centre includes a
                                                                                                                                an opportunity to allocate a number of new access
                                                                   number of national multiple retailers including
                                                                                                                                points across the scheme, in particular from Bericot
                                                                   a Lidl supermarket and local service providers.
                                                                                                                                Way which was designed to provide access into a
                                                                   Planning permission for redevelopment of the
                                                                                                                                future northern extension. In addition, there is an
                                                                   Neighbourhood Centre for retail and residential uses
                                                                                                                                opportunity to formalise existing pedestrian access
                                                                   was approved in December 2005 and has been
                                                                                                                                points of entry into the site from the surrounding
                                                                                                                                residential area, the north and east of the site.
                                                              3.21 Panshanger has a number of community facilities
                                                                                                                           3.26 There is an opportunity for formal open space
                                                                   including the Panshanger Community Centre and
                                                                                                                                provision across the site in a series of connecting
                                                                   Panshanger Church which was established since
                                                                                                                                open spaces and enhancement of the woodland
                                                                   Panshanger was built. A Morrison’s supermarket
                                                                                                                                to the north and south of the site fro infirmal
                                                                   is located on Black Fan Road to the south of
                                                                                                                                recreation. Routes across existing footpaths and
                                                                                                                                bridelways, and the views from them, would need
                                                              3.22 There are three primary schools and one secondary            to be respected. There is sufficient open space
                                                                   school, local shops, a doctors surgery, public               across the site to meet the standards set out by
                                                                   house, golf course and recreational areas. Within            the National Playing Fields Association and provide
                                                                   close proximity are a number of leisure facilities           Local Area Play, Local Equipped Areas for Play and
                                                                   including sports centres, ski slope, sailing club and        Neighbourhood Equipped Areas for Play.
                                                                   swimming pool.
                                                                                                                           3.27 The community facilities in Panshanger are focused
                                                                                                                                around Panshanger Village Centre and a number
                                                                                                                                of recreational facilities across the village. The site
                                                                                                                                provides a number of opportunities to meet local
                                                                                                                                requirements through local facilities (commercial)
                                                                                                                                and recreational opportunities including extension to
                                                                                                                                the existing school playing fields.

4. Planning Policy Context

                                                                    National Policy                                             Planning Policy Statement 3: Housing                         Planning Policy Guidance 13: Transport
4.1   The statutory development plan comprises the                  Planning Policy Statement 1: Delivering Sustainable   4.5   PPS3 outlines the national policy framework            4.7   PPG13 states that in identifying sites to be allocated
      “saved” policies in the Welwyn Hatfield District Plan         Development (February 2005)                                 for the delivery of the Government’s housing                 for housing local authorities should follow a search
      (2005), the “saved” policies of the Hertfordshire                                                                         objectives having been prepared in response to               sequence starting with the re-use of previously
                                                              4.3   PPS1 sets out the overarching planning policies on
      Structure Plan Review 1991-2011 and the East of                                                                           recommendations in the Barker Review of Housing              developed land and buildings within urban areas,
                                                                    the delivery of sustainable development. Planning
      England Plan (adopted May 2008).                                                                                          Supply in March 2004.                                        then urban extensions, and finally new development
                                                                    should promote sustainable development by:
                                                                                                                                                                                             around nodes in good public transport corridors.
4.2   Welwyn Hatfield has published its Core Strategy                                                                     4.6   Paragraph 10 sets out the specific outcomes which
                                                                    •   Making suitable land available for development                                                                       New development should help to create places that
      Issues and Options for public consultation until                                                                          the planning system should deliver including:
                                                                        in line with economic, social and environmental                                                                      connect with each other sustainably, providing the
      1 May 2009. The Core Strategy will set out the
                                                                        objectives to improve people’s quality of life;         •   High quality housing that is well-designed and           right conditions to encourage walking, cycling and
      Council’s vision, objectives and strategy for how the
                                                                                                                                    built to a high standard;                                the use of public transport (Paragraph 28).
      District will develop until 2026.                             •   Contribute to sustainable economic
                                                                        development;                                            •   A mix of housing, both market and affordable,      4.8   In general there is no specific planning protection
                                                                                                                                    particularly in terms of tenure and price to             for airfields (though the majority are within the Green
                                                                    •   Protect and enhance the natural and historic
                                                                                                                                    support a wide variety of households in all              Belt or open countryside). PPG13 states that:
                                                                        environment, the quality and character of the
                                                                                                                                    areas, both urban and rural;
                                                                        countryside and existing communities;                                                                                “In formulating their plan policies and proposals,
                                                                                                                                •   A sufficient quantity of housing taking into             and in determining planning applications, local
                                                                    •   Ensure high quality development through good
                                                                                                                                    account need and demand and seeking to                   authorities should take account of the economic,
                                                                        and inclusive design and the efficient use of
                                                                                                                                    improve choice.                                          environmental and social impacts of general
                                                                        resources; and,
                                                                                                                                                                                             aviation on local and regional economies” (Annex
                                                                                                                                •   Housing developments in suitable locations,
                                                                    •   Ensure that development supports existing                                                                            B, paragraph 5[2]).
                                                                                                                                    which offer a good range of community facilities
                                                                        communities and contributes to the creation
                                                                                                                                    and with good access to jobs, key services and
                                                                        of safe, sustainable, liveable and mixed
                                                                        communities with good access to jobs and key
                                                                        services for all members of the community.              •   A flexible, responsive supply of land – managed
                                                                                                                                    in a way that makes efficient and effective
                                                              4.4   Good design should ensure integration into the
                                                                                                                                    use of land, including re-use of previously-
                                                                    existing urban form and the natural and built
                                                                                                                                    developed land, where appropriate.
                                                                    environments. The enhancement of the environment
                                                                    should be sought as part of development
                                                                    proposals (Paragraph 19). The document stresses
                                                                    the importance of consultation and community
                                                                    involvement in the planning process.

      Panshanger Airfield       Local Development Framework Core Strategy                                                                                                                                                                         
      			                       Issues and Options
Regional Policies                                             Local Policies                                                Welwyn Hatfield Local Plan 2005 (saved policies)
4.9   The East of England Plan was adopted in May 2008        4.12 The Welwyn Hatfield Local Plan was formally              4.15 Policy M15 is specific to Panshanger Airfield and                  development proposals. All new development will
      and establishes a 15-20 year vision to tackle climate        adopted on 15 April 2005 with a number of policies            states that the Council will not permit any expansion              be expected to include measures to maximise
      change, address housing shortages and strengthen             being “saved” on 10 April 2008. The Council is                of its facilities nor its use for flying activities beyond         energy conservation through the design of
      the East of England’s economy.                               in the process of preparing its Development Plan              that allowed by its existing planning permission.                  buildings, site layout and provision of landscaping
                                                                   Documents and has published its Core Strategy                                                                                    and incorporate best practical environmental
4.10 Hatfield and Welwyn Garden City is identified                                                                          4.16 In terms of housing policy, the Council will seek
                                                                   Issues and Options for public consultation.                                                                                      options for energy supply (Policy R3).
     as a key centre for development and change                                                                                  a built density of between 30 to 50 dwellings per
     (Policy SS3), where new development should               4.13 In addition, Welwyn Hatfield has published                    hectare and/or close to 50 dwellings per hectare             4.20 In terms of movement, internal layouts should give
     be concentrated in order to achieve the Plans                 Supplementary Planning Guidance on Car and                    where there is good accessibility by modes of                     priority to non-car users including safe and effective
     sustainable development objectives.                           Cycle Parking Standards (January 2004) and                    transport other than the car and the development                  routes for pedestrians and cyclists, provision for
                                                                   Supplementary Design Guidance (February 2005).                would not have an adverse impact on the character                 people with mobility difficulties and facilities for
4.11 Policy H1 sets out a minimum regional housing
                                                                                                                                 of the surrounding area (Policy H6).                              passenger transport (Policy M1). New development
     target of 402,540 over the period 2001 to 2021.          4.14 Panshanger Airfield is designated as an Area of
                                                                                                                                                                                                   should include safe cycling routes and cycle parking
     Specifically, Welwyn and Hatfield has been                    Special Restraint and Structural Landscape Area          4.17 A minimum of 30% affordable housing is required
                                                                                                                                                                                                   (Policy M6) as well as provision for powered two-
     designated a total of 10,000 dwellings over this              (Policy GBSP3) in the Welwyn Hatfield Local Plan.             for residential development on sites of 1ha or more,
                                                                                                                                                                                                   wheelers (Policy M8).
     period of which 2,730 were built between April                The purpose of this designation is to ‘safeguard the          or with 25 units or more (Policy H7). The Housing
     2001 and March 2006 with a minimum of 7,270                   land against potential future growth needs’. Part of          Needs Survey (2005) outlines a requirement for a             4.21 Policy R1 promotes development on land which has
     dwellings to be built between April 2006 and March            the entrance to the airfield from Panshanger Lane             mix of housing type in both market and affordable                 been previously used or developed. Development
     2021. Policy H2 considers that 35% of housing                 and land to the north of the airfield is designated as        categories. The priority housing need for social                  will only be permitted on ‘greenfield land’ where it
     coming forward following the adoption of the RSS              Green Belt (Policy GBSP1). The land to the north              rented units is 1 and 3 bedroom units and 1 and 2                 can be demonstrated that no suitable opportunities
     should be affordable.                                         is also designated as a Structural Landscape Area             bedroom units for intermediate tenures.                           exist on previously used or developed land.
                                                                   (Policy GBSP3).
                                                                                                                            4.18 A proportion of dwellings should be built to Lifetime
                                                                                                                                 Home Standard (Policy H10).
                                                                                                                            4.19 A high quality of design is required in all new
                                                                                                                                 development (Policy D1) and this should respect
                                                                                                                                 and relate to the character and context of the area
                                                                                                                                 in which the development is proposed (Policy D2).
                                                                                                                                 Public and private space should be distinguished
                                                                                                                                 (Policy D3) and either create or enhance public
                                                                                                                                 areas and the public realm (Policy D4). Movement,
                                                                                                                                 legibility and designing out crime are other design
                                                                                                                                 policies that should be considered as part of new

Welwyn Hatfield Core Strategy Issues and Options
                                                                                                                                                                                         Where should New Development go?
     Consultation Document
                                                             4.25 Key environmental issues for new development are          4.28 PG32 considers whether growth should be                                                                                               Peterborough
                                                                                                                                                                                                                                                                        & The North                                                              KEY
4.22 The borough-wide objectives for the Local                    set out in Section 4 and include:                              concentrated in one or two large extensions                                                                                                               (L)                                        Employment Area

     Development Framework include:                                                                                              focused around Welwyn Garden City and/or                                                  North Hertfordshire                                                                                        Green Belt

                                                                   1    Ensuring new development takes account of                                                                                                            District Council                                       Woolmer Green                                     Specified Towns and Settlements

                                                                                                                                 Hatfield. PG33 and PG34 outline the growth options                                                                                                                                                   Motorway

     •    To provide for growth in line with the                        the need to minimise the risk of noise pollution                                                                                                                                                      Oaklands                                                A Roads

                                                                                                                                 around Welwyn Garden City; PG33 sets out the                                 Ayot St Lawrence
                                                                                                                                                                                                                                                                              & Mardley
                                                                                                                                                                                                                                                                                                                                      Railway Lines and Stations

                                                                        through the careful siting and design and is
          requirements of the East of England Plan                                                                                                                                                                                                              (J)                                                                   Rivers

                                                                                                                                 option for development focused around Panshanger                                                                                                                                                     Villages

          while respecting the distinctive character of                 located away from noise sensitive uses and                                                                                                                                    Welwyn                                                                          Town Centres
                                                                                                                                 and PG34 for developed of south-east Welwyn                                                           Ayot St Peter

          settlements in Welwyn Hatfield.                               areas (Policy SS7)                                                                                                                                                         (J)                                      (N)                                       Potential for major growth

                                                                                                                                 Garden City north of the A414. This latter site has                                                    Ayot Green                                                                                    Potential for minor growth

                                                                   2    Ensuring new development minimises light
                                                                                                                                                                                                                                                                                                  River Mimram
     •    To maintain the green belt and concentrate                                                                             ‘the potential to accommodate in the region of


          development within the main towns and villages                pollution arising in order to protect the                3,400 to 5,000 new homes and is likely to be large                                                           Lemsford
                                                                                                                                                                                                                                                                 Welwyn Garden City                                                      W               E

          including Welwyn Garden City, Hatfield and                    environment and local amenity (Policy SS8)               enough to accommodate a new neighbourhood
          Welwyn.                                                                                                                centre’.                                                                                                                                                                  Hertford, Harlow                        S
                                                                   3    Ensure new development takes account of                                                                                                                         (C)                                                             (B)
                                                                                                                                                                                                                                                                                                                              East Hertfordshire
     •    To locate development where it will enable                    contamination and water quality issues (Policy      4.29 PG35-PG38 set out various options for growth                                                                                                        A414                                      District Council

          people to access jobs and key services by                     SS9).                                                    around Hatfield including major extensions to the                                          (D)                                              River Lea
                                                                                                                                                                                                                                                                                                                                          Hertford, Stevenage

          promoting mixed use development to achieve                                                                             north west, west of the redeveloped part of Hatfield
                                                                   4    A number of options for renewable energy,                                                                                                                             Hatfield
          a more balanced and self-contained pattern                                                                             Aerodrome, west of Ellenbrook and Roehyde and

                                                                        Code for Sustainable Homes. BREEAM,                                                                                                                                                                           Woodside     Wildhill

          wherever possible.                                                                                                     south of Hatfield. Each of these sites has a number                       St Albans       A4

                                                                        sustainable design and building practice and                                                                                    District Council
                                                                                                                                 of locational issues and would represent significant

     •    To promote an adequate supply and mix of                      water efficiency measures.                                                                                                                                                    Welham Green                     Bell Bar
                                                                                                                                                                                                                                                                                                                              Newgate Street
                                                                                                                                 housing growth in the Green Belt.
          housing types and tenures to meet a range of
                                                             4.26 In terms of design, new development will be                                                                                                                            River Colne                              Brookmans Park
          needs and demands.                                                                                                4.30 A number of options (PG39-PG46) are presented                                                                                                                                                                     Broxbourne

                                                                  expected to ensure natural surveillance of public
                                                                                                                                                                                                                                                                      (H)                                                                        Borough Council

                                                                                                                                 to accommodate housing growth through major
                                                                                                                                                                                                                                                                                     Swanley Bar                                    Cuffley

     •    To ensure high quality design in new                    spaces, promote safe access and the safe use of                                                                                                                                                                                             Northaw

                                                                                                                                 expansion of one of the larger villages. The Council                                                                                                      Little Heath (M)                   (I)
          developments to create sustainable, attractive          spaces both during the day and at night, ensure                                                                                                                                                                 London

                                                                                                                                 considers these options are contrary to the East of
          and safe places in which to live, work and play.        green spaces and play areas are away from main                                                                                                      Hertsmere
                                                                                                                                 England Plan and the overall vision for the District.                              Borough Council
                                                                  roads and in safer environments and promote                                                                                                                                                               M25
                                                                                                                                                                                                                                                                                                                        London Borough of Enfield
4.23 The north east of Welwyn Garden City, focused                                                                               In addition they would be likely to require major                                                               London
                                                                  the use of speed reduction measures, prioritising
     on the Panshanger area, is identified as a possible                                                                         investment in infrastructure.
                                                                  pedestrian movements over drivers (Policy SS11).                                                                                    Welwyn Core Strategy Diagram
                                                                                                                                                                                         The key diagram indicates the broad locations where growth could go. Key to potential growth locations:
     location for growth (PG33) including Panshanger
                                                                                                                                  Summary                                                 A North east of Welwyn Garden City                          F South of Hatfield                                                             K Oaklands and Mardley Heath
     Airfield and the immediate surroundings. The            4.27 IS28 states that a study currently being undertaken                                                                     B South east of Welwyn Garden City                          G East of Welham Green                                                          L North of Woolmer Green
     Option recognises that the area has the potential            to identify potential housing sites indicates that        4.31 In policy terms, Welwyn Hatfield Council has C North west of Hatfield                                                H West and south of Brookmans Park                                              M East of Little Heath

     to accommodate in the region of 600 to 1000 new              the potential exists to accommodate a further                  historically recognised that the Airfield and its DE West of Hatfield Aerodrome                                      I West and south west of Cuffley                                                N East of Digswell
                                                                                                                                                                                      West of Ellenbrook and Roehyde                                  J South and north west of Welwyn
     homes.                                                       3,100 dwellings within existing urban areas. As                environs could be brought forward to accommodate
4.24 A minimum of 35% of new housing will be required
     to be affordable housing. Urban densities of 30 to
                                                                  such, ‘it is currently anticipated that sufficient land
                                                                  would need to be released from the Green Belt to
                                                                                                                                 future housing growth. The identification of the
                                                                                                                                 Panshanger site in the emerging Core Strategy
                                                                                                                                                                                 LDF        *                                                  Part of the Local Development Framework

                                                                  accommodate a further 2,745 homes by 2021, a                   demonstrates that this site could contribute towards
     50 dwellings per hectare would be appropriate (in
                                                                  further 2,500 new homes by 2026 and a further                  meeting Welwyn Hatfield’s housing allocation in the
     line with PPS3) but allowing densities of more than
                                                                  2,500 by 2031’. In addition, it recognises that ‘the           East of England Plan.
     50 dph in locations with good accessibility will be
                                                                  higher the density at which new housing is built, the
     considered.                                                                                                            4.32 This masterplan shows how the site could
                                                                  less Green Belt land will need to be released’.
                                                                                                                                 accommodate up to c1000 dwellings in accordance

                                                                                                                                 with national, regional and local policy objectives as
                                                                                                                                 summarised above.

     Panshanger Airfield       Local Development Framework Core Strategy                                                                                                                                                                                                                                                                                                
     			                       Issues and Options
5. Transport Review and Strategy

                                                                                                                                                                                             DRAFT                                                         Transport Planning Practice
      Introduction                                                   Walking                                                        Cycling
5.1   This section of the masterplan provides a review         5.4   The local area provides a good environment               5.9   The roads within the existing residential area
      of the existing transport conditions at the site and           for pedestrians with wide verges and footways                  are sufficiently wide to provide a good cycling
      in the surrounding area. It considers the existing             along the key routes. Photo 2 shows the typical                environment with relatively low levels of traffic. The
                                                                                                                                                                                        DRAFT                                                Transport Planning Practice
      highway network, walking, cycling and public                   pedestrian facilities within the residential area.             site is also well located in relation to the signed
      transport. It also outlines the approach that would                                                                           cycle network. National cycle route 61 is located      Panshanger Airfield
                                                               5.5 Walking is the most sustainable form of travel being
      be taken to transportation should the site be                                                                                 on Black Fan Road which can be accessed                Masterplan document text
                                                                   inclusive, healthy and environmentally friendly.
      brought forward for future development.                                                                                       directly using local residential roads. This route is Introduction
                                                                   Planning Policy Guidance 13: Transport (PPG13)
                                                                                                                                    a combination of on-road and traffic-free sections  1. This note is intended to provide the basis of the Transport sections of the
      Existing Transport Conditions                                states that walking is the most important mode of
                                                                                                                                    and provides a continuous route into the city centre proposed masterplan document.
                                                                   travel at a local level. It also suggests that walking                                                                  Existing transport conditions
      Highway Network                                                                                                               providing access to the Howard Centre and the
                                                                   has potential to replace short car trips, particularly
                                                                                                                                    rail station. Welwyn Hatfield District Council has an Highway network
5.2   The site is currently accessed from Panshanger               those under 2km.
                                                                                                                                    adopted cycling strategy which seeks to expand2.theThe      site is currently accessed from Panshanger Lane which is rural in nature.
      Lane which is rural in nature. The main strategic                                                                                                                                    The main strategic route in the area is the A414 which connects the A1(M) to
                                                               5.6   There are also public footpaths on the site which              current network of routes and improve cycle parkingthe A10, also linking Hatfield to Hertford. To the north and south of the site,
      route in the area is the A414 which connects the                                                                                                                                     Hertford Road (B1000) and Black Fan Road (B195) both provide routes into
                                                                     provide pedestrian connections to local facilities as          facilities.
      A1(M) to the A10, also linking Hatfield to Hertford.                                                                                                                                 Welwyn Garden City Centre.
                                                                     well as providing the opportunity for leisure walking.
      To the north and south of the site, Hertford Road                                                                       5.10 Cycling offers a quick, healthy and sustainable 3.              The site is adjacent to a residential area which appears to have been designed
                                                                                                                                                                                                   to previously adopted standards with distributor roads with limited or no
      (B1000) and Black Fan Road (B195) both provide           5.7   There is a good variety of local facilities and               alternative to the private car, particularly at peak                  Existing
                                                                                                                                                                                                      Photo   accesslayout   on Lysander
                                                                                                                                                                                                                      and roundabout
                                                                                                                                                                                                              2 – Existing  layout           WayWay
                                                                                                                                                                                                                                    on Lysander   with sufficient capacity to carry
      routes into Welwyn Garden City Centre.                         services which are easily accessible from the site.           times and on congested networks when queuing                    relatively high volumes of traffic. Photo 1 shows a view of a typical junction
                                                                                                                                                                                                     Walking is within  the estate.
                                                                     The site is within 700m walk (7-9 minutes ) of the            occurs. This is particularly the case for short local 5.                       the most   sustainable form of travel being inclusive, healthy and
5.3   The site is adjacent to a residential area which                                                                                                                                               environmentally friendly. Planning Policy Guidance 13: Transport (PPG13)
                                                                     local centre which provides a number of shops,                trips. PPG13 states that cycling has particular                   states that walking is the most important mode of travel at a local level. It also
      appears to have been designed to previously                                                                                                                                                    suggests that walking has potential to replace short car trips, particularly those
                                                                     including a Lidl supermarket, a newsagent, food               potential to replace vehicle trips under 5km, and to
      adopted standards with distributor roads with                                                                                                                                                  under 2km.
                                                                     take-aways, a hardware store, a bakery, as well as            form part of a longer journey by public transport. In
      limited or no frontage access and roundabout
                                                                     dentist and doctors’ surgeries. There is a Morrisons          practice regular cyclists will cycle further than 5km6.           There are also public footpaths on the site which provide pedestrian connections
      junctions with sufficient capacity to carry relatively                                                                                                                                         to local facilities as well providing the opportunity for leisure walking.
                                                                     supermarket, approximately 1,300m walk (13-16                 as part of their journey.
      high volumes of traffic. Photo 1 shows a view of a                                                                                                                                 7.          There is a good variety of local facilities and services which are easily accessible
                                                                     minutes) from the site, which is also on the main                                                                               from the site. The site is within 700m walk (7-9 minutes1) of the local centre
      typical junction arrangement within the estate.                                                                         5.11 In addition to the local facilities within Panshanger,            which provides a number of shops, including a Lidl supermarket, a newsagent,
                                                                     bus routes to and from the site.
                                                                                                                                   the city centre and rail station are also within                  food take-aways, a hardware store, a bakery, as well as dentist and doctors’
                                                                                                                                                                                                     surgeries. There is a Morrisons supermarket, approximately 1,300m walk (13-
                                                               5.8   There are a number of schools in the area, with a             reasonable cycling distance (approximately 4km)                   16 minutes) from the site, which is also on the main bus routes to and from the
                                                                     primary school, which includes a nursery, adjacent            from the site. The city centre provides a wider                   site.

                                                                     to the site. There are two other primary schools and          selection of shops and services. These include a 8.               There are a number of schools in the area, with a primary school, which
                                                                                                                                                                                                     includes a nursery, adjacent to the site. There are two other primary schools
                                                                     a secondary school which are between 1,000m                   number of national high street retailers such as                  and a secondary school which are between 1,000m and 1,500m walk of the site.
                                                                     and 1,500m walk of the site. These schools are all            John Lewis, Marks and Spencer, Boots and Top                      These schools are all considered to be within reasonable walking and cycling
                                                                                                                                                                                                     distance of the site. The secondary school is also on the main bus route to/from
                                                                     considered to be within reasonable walking and                Shop. There is also a Waitrose supermarket in the                 the site. All these facilities are well within reasonable walking and cycling
                                                                     cycling distance of the site. The secondary school            city centre.                                                      distance.

                                                                     is also on the main bus route to/from the site. All
                                                                     these facilities are well within reasonable walking
                                                                     and cycling distance.                                                                                                          Photo 1 – Roundabout at Lysander Way/Bericot Way
                                                                                                                                                                                                         Roundabout at Lysander Way/Bericot Way
                                                                                                                                                                                                 Based upon a walking speed of 80-100m/minute
                                                                                                                                                                                             30233/D/2a DRAFT                                       2
                                                                                                                                                                                           4. AprilThe
                                                                                                                                                                                                    2009local area provides a good environment for pedestrians with wide verges
                                                                                                                                                                                                  and footways along the key routes. Photo 2 shows the typical pedestrian
                                                                                                                                                                                                  facilities within the residential area.

                                                                                                                                                                                           30233/D/2a DRAFT                                     1
                                                                                                                                                                                           April 2009

      Panshanger Airfield        Local Development Framework Core Strategy                                                                                                                                                                                                         11
      			                        Issues and Options
Public Transport                                             Existing Travel Patterns                                                                                                 Policy Context
                                                                                                                                 Main mode of travel           Percentage
5.12 The site is within walking distance of a number        5.14 Travel patterns in Hertfordshire are typically car                                                                  5.18 National transport policy is focussed on
     of bus routes which provide access to the city              dominated. The overall travel picture is described              Underground                   0.3%                       encouraging more sustainable patterns of
     centre. The nearest bus stops are located within the        within Hertfordshire County Council’s Local                     Train                         7.5%                       development and transport. Planning Policy
     existing residential area on Lysander Way and are           Transport Plan (LTP) which states:                                                                                       Guidance 13 – Transport, is the key policy
     approximately 200m walk from the site. There are                                                                            Bus/coach                     3.7%                       document in this regard. The focus of the policy
                                                                  “Settlements within the county are no more than
     two bus routes which serve these stops which are                                                                            Taxi                          0.3%                       is on better integration between transport policy
                                                                  five miles apart and consist of small and medium
     routes 401 and 407. These are both circular routes                                                                                                                                   and other areas of policy, in particular, land use
                                                                  sized towns creating complicated movements                     Driver                        71.1%
     which operate between Panshanger and Welwyn                                                                                                                                          planning. Developments which are likely to generate
                                                                  to access facilities and services. Congestion
     Garden City bus station. Route 401 operates                                                                                 Passenger                     6.4%                       significant number of trips should be located in
                                                                  within local towns creates local difficulties
     between 6.30am and 8pm, Monday to Saturday,                                                                                                                                          areas of good accessibility to public transport.
                                                                  for all users and impacts upon the quality of the              Motorcycle                    0.9%
     at a frequency of two buses per hour. Route 407                                                                                                                                      Development should also be located so as to
                                                                  environment. The county is affluent with low
     operates between 9am and 6pm, Monday to                                                                                     Bicycle                       2.7%                       reduce the need to travel, particularly by private
                                                                  unemployment levels and high car ownership...’
     Saturday, at a frequency of one bus per hour.                                                                                                                                        car. The use of more sustainable modes of travel,
                                                            5.15 The high level of demand for travel in the area can,            On foot                       6.8%                       such as walking, cycling and public transport
5.13 Welwyn Garden City Rail Station is located in the
                                                                 in part, be explained by the current commuter                                                                            should be encouraged. The policy advocates the
     city centre adjacent to the Howard Centre. First                                                                            Other                         0.3%
                                                                 patterns, with significant levels of inward and                                                                          use of maximum parking standards, which should
     Capital Connect Services operate to London King’s
                                                                 outward commuting from the district. This is                    Total                         100%                       be reduced in areas of good accessibility to public
     Cross and Moorgate at a frequency of 4 and 2
                                                                 described in the Welwyn Hatfield District Plan which                                                                     transport.
     trains per hour respectively during the peak hours.                                                                       Table 1 Census Travel to Work Modal Split
     The journey time into London is approximately 30                                                                                                                                5.19 Planning Policy Statement 3 – Housing, provides
     minutes. There are also services to Stevenage,               “As new towns, both Hatfield and Welwyn Garden          5.17 In the local area, car ownership is also high, with        policy on the planning and supply of housing
     Royston and Cambridge.                                       City were planned to be self-contained, with                 only 20% of households without access to a car.            developments. With regard to transport, it states
                                                                  most people living and working in the same town.             Information for the adjacent residential area has          that houses should be located in area with good
                                                                  However, today 43% of those residents within the             been obtained from the 2001 census, which shows            accessibility to local facilities, services and public
                                                                  district who work now travel outside the district            an average of 1.2 cars per household. Table 2              transport.
                                                                  to work, the largest population to London. By the            below provides further details of the car ownership
                                                                                                                               in the local area:                                    5.20 Policy at a more local level is set out in the
                                                                  same token a significant proportion of the jobs in
                                                                                                                                                                                          Hertfordshire LTP and Welwyn Hatfield District Plan.
                                                                  the district are taken by people who live outside
                                                                                                                                 No of cars         No. of            %                   These documents follow the same principles set
                                                                  and commute in each day.”
                                                                                                                                                    households                            out within national policy, which seek to reduce the
                                                            5.16 To further understand travel patterns in the local                                                                       dependency on the private car and encourage more
                                                                 area, travel to work information has been obtained              No car             573               20.2%               sustainable modes of travel. In particular, the design
                                                                 from the 2001 census. The information obtained is                                                                        of internal layouts should demonstrate priority for
                                                                 for the adjacent residential area and shows a high              One car            1226              43.1%
                                                                                                                                                                                          non-car users and must include safe and effective
                                                                 level of car use with over 75% of residents travelling          Two cars           876               30.8%               routes for pedestrians and cyclists.
                                                                 to work by car. Table 1 shows the travel to work
                                                                 mode split for the local area:                                  Three cars         135               4.7%
                                                                                                                                 Four or more       33                1.2%
                                                                                                                               Table 2 Census Car Ownership

Transport Strategy
     Access                                                  5.23 Car and cycle parking will be provided in                 5.27 To ensure that residents are aware of the travel         5.29 The Travel Plan would include a range of measures
                                                                  accordance with local standards set out within                 choices available to them and maximise the                    to achieve these aims. It could seek to involve the
5.21 The proposals provide two main vehicular access
                                                                  policy. A zoned system operates within Welwyn                  benefits of the location of the site, the development         existing community and local schools to maximise
     points for general traffic (see the Masterplan access
                                                                  Hatfield District with the standards operating on a            would be supported by a Travel Plan. This would               the benefits of the proposals. The Travel Plan
     diagram at Appendix 2). The first is on Herns Lane,
                                                                  sliding scale based upon site location. Panshanger             be developed further at a later stage but the key             measures could include:
     which is a single carriageway subject to the national
                                                                  Airfield is within zone 4 so the standards set out             principles are summarised below.
     speed limit. The second access is via Bericot Way                                                                                                                                         •    Community website to promote the Travel Plan.
                                                                  within Table 3 apply:
     which is a distributor road through the existing                                                                       5.28 There is significant potential for the Travel Plan to
                                                                                                                                                                                               •    Community forum meetings to discuss travel
     residential area to the south of the site. The local    5.24 The standards allow a parking provision of between             include the existing local community as well as any
     roads and junctions have been designed to a good             75% and 100% of the maximum standards for                      development on the site to maximise the potential
     standard and are able to accommodate high levels             zone 4.                                                        benefits. The key aims of the Travel Plan would be:           •    Local notice boards with travel information.
     of traffic flow.                                                                                                                                                                          •    Personalised travel planning for residents.
                                                             5.25 The principles of the proposed transport                        •   To ensure that residents on site and in the local
5.22 In addition to the vehicular access points there             strategy have been developed with the aim of                        area are aware of the travel choices available to
                                                                                                                                                                                               •    Promotion of local facilities within walking
     are 10 further access locations for pedestrians              encouraging sustainable travel patterns to and                      them;
                                                                                                                                                                                                    distance of the site.
     and cyclists which connect to the existing local             from the proposed development on the site. It is
                                                                                                                                  •   To develop a culture of walking, cycling and
     area providing convenient access to the local                recognised that the main mode of travel for existing                                                                         •    Walking route maps for residents.
                                                                                                                                      public transport use both for the development
     centre, schools, shops and leisure walking routes.           residents in the local area is the private car and                                                                           •    Pedestrian and cycle signage in the local area.
                                                                                                                                      and within the wider local community;
     The proposed access on Halifax Way will allow                any development on site is likely to generate similar
     access for buses. It is proposed that this could             patterns of travel. However, a review of the existing           •   To encourage the use of local facilities on foot         •    Promotional material on the health benefits of
     be controlled either through a rising bollard and            transport conditions has demonstrated that the site                 and by bicycle to encourage social interaction,               walking and cycling.
     transponders on buses or through signage and                 does provide opportunities for travel by sustainable                sense of community and help ensure the long              •    Convenient, secure and covered cycle parking
     CCTV cameras.                                                modes with a range of facilities within walking and                 term viability of the local facilities;                       for residents and visitors to the site.
                                                                  cycling distance of the site which is also served by
     Parking                                                                                                                      •   To encourage more efficient use of the private           •    Cycle route maps for all residents.
                                                                  relatively frequent bus services.
                                                                                                                                      car to minimise the impact on the local highway
       No. of             Maximum         Minimum            5.26 The site is located adjacent to an existing residential             network.                                                 •    On site cycle training/refresher courses for less
       bedrooms           car parking     cycle                   development and therefore will provide a greater                                                                                  confident cyclists.
                                          parking                 critical mass, which is important for encouraging                                                                            •    Cycle vouchers for residents to be used
       One-bedroom        1.25 spaces/    1 space if              sustainable patterns of travel. Therefore, a                                                                                      towards cycle equipment.
                          unit            no garage or            key element of the Transport Strategy for the
                                          shed provided           development will be to ensure good integration with                                                                          •    Cycle infrastructure improvements.
       Two-bedroom        1.5 spaces/                             the existing local community. This will include good                                                                         •    Improved cycle parking at local facilities.
                          unit                                    connectivity for pedestrians and cyclists between
                                                                  the site and the local facilities and public transport                                                                       •    Bus and rail timetables and route maps.
       Three-bedroom      2.25 spaces/                            services. The masterplan has been designed to be                                                                             •    Improved bus waiting facilities.
                                                                  pedestrian and cycle friendly with good connections
                                                                  to the local centre on foot and bicycle via Hilly                                                                            •    Free bus travel vouchers.
       Four or more       3 spaces/unit
                                                                  Fields. This will maximise the opportunities for future                                                                      •    Community transport scheme.
     Table 3 Car and Cycle Parking Standards                      residents to walk, cycle and use public transport.
                                                                                                                                                                                               •    Car sharing schemes.
                                                                                                                                                                                               •    Car club.

     Panshanger Airfield       Local Development Framework Core Strategy                                                                                                                                                                           13
     			                       Issues and Options
Walking and Cycling                                                                                                        Public Transport                                             Conclusion
5.30 The internal site layout will be designed to            5.33 To assess the area accessible from the site on           5.35 The site is well served by public transport with        5.38 The proposals overall represent a good opportunity
     encourage pedestrian and cycle movements                     foot, a walking catchment plot has been prepared              relatively frequent bus routes within a short walk of        for a sustainable development in transport terms.
     through the site. Providing a high quality                   using Accession software based upon the                       the site. The two closest routes (401/407) operate           The site is located adjacent to an existing residential
     environment will help to encourage more walking              existing highway and footpath network. Drawing                at a combined frequency of three buses per hour              area which provides a number of local shops and
     and cycling to and from the site and encourage               30233/008MA (Appendix 1) shows a 1km and                      providing access to the Morrison’s Supermarket,              services necessary to serve the day-to-day needs
     activity helping to promote a safe environment for           2km walking catchment which is approximately a                the local secondary school, the city centre and the          of a residential development. The site is within
     pedestrians and cyclists. Covered and secure                 10-12 minute or 20-25 minute walk from the site               rail station. The journey between the site and the           an acceptable walking distance of all the local
     cycle parking will be provided for all residents             respectively. This demonstrates that all the local            city centre is timetabled to be approximately 10             facilities and schools and therefore there are good
     and also for visitors.                                       amenities and schools are well within acceptable              minutes.                                                     opportunities for travel on foot.
                                                                  walking distances and there are significant
5.31 To improve pedestrian and cycle permeability,                                                                         5.36 To encourage the use of public transport, residents     5.39 The site is also within walking distance of frequent
                                                                  opportunities for travel on foot to and from the site.
     additional pedestrian and cycle only linkages will                                                                         would be made aware of the existing bus services             bus services which serve the local supermarket,
     be provided to connect into the nearby residential      5.34 A cycling catchment plot has also been prepared               thorough information packs. These would include              town centre and provide access to the rail station.
     areas. These will provide better connectivity to the         using Accession software which shows a 5km                    the location of the nearest bus stops, route                 As part of the development it is proposed that the
     existing local facilities and bus stops, to encourage        (15-18 minutes ) and 8km (24-30 minutes). This is             maps and timetables. Providing good pedestrian               bus routes would be diverted into the site which
     public transport use. Providing clear and direct             shown on drawing 30233/009MA (Appendix 1). In                 connections will reduce walking times to bus                 would further encourage residents on the site to
     routes to local services will make journey times             areas where there are steep gradients, for example            services and therefore overall journey times by bus.         make use of the services due to the visibility and
     shorter and therefore make walking and cycling               to the north, the cycle journey times may be longer.          Improvements to bus waiting facilities can also help         reduced walking distances.
     more attractive to local residents. This could be            However, the plot shows that the city centre and              to encourage more travel by bus. Measures such
                                                                                                                                                                                        5.40 The proposals would be supported by a strong
     supported with pedestrian and cycle signage.                 the rail station are both within reasonable cycling           as free travel vouchers for use on local buses would
                                                                                                                                                                                             Travel Plan which would seek to involve the
                                                                  distances being less than 5km.                                be considered to encourage residents to try bus
5.32 There will also be opportunities for connections into                                                                                                                                   local community to maximise the benefits of the
                                                                                                                                services when they first move onto the site which
     leisure walking routes in the local area. Encouraging                                                                                                                                   measures. This would include a wide range of
                                                                                                                                can lead to more long term use.
     these activities can help to create a culture of                                                                                                                                        measures which would seek to encourage walking
     walking within the area which can spread to other                                                                     5.37 As part of the development, it is proposed that the          cycling and public transport, and also to encourage
     types of trip.                                                                                                             existing bus services would be routed through the            more efficient use of the private car through car
                                                                                                                                site. This would help to reduce walking distances            sharing and car clubs.
                                                                                                                                to bus services and encourage use. With buses
                                                                                                                                entering the site, they would be far more visible to
                                                                                                                                residents which would make residents more likely to
                                                                                                                                make use of the services. The proposed access at
                                                                                                                                Halifax way is intended to be for buses only with no
                                                                                                                                general traffic.

6. Sustainable Development Opportunities

6.1   This section is a summary of a report which has
                                                               Energy                                                                              Water
      been prepared by Fulcrum Consulting on behalf of
      Mariposa Investments Ltd to provide an overview of       Policy        Requirement                                                           Policy          Requirement

      the sustainability opportunities and design options                                                                                          Regional: East of England Regional Spatial Strategy 2008
                                                               Regional: East of England Regional Spatial Strategy 2008
      for development at Panshanger Airfield.­
                                                                                                                                                   WAT1            Improvements in water efficiency delivered through a progressive, year on year reduction in per
6.2   It aims to provide an overview of approaches to          ENG1          10% of total annual energy use from decentralised and renewable or                    capita consumption rates.
                                                                             low-carbon sources
      sustainable development in order to ensure the                                                                                               WAT2            Maximise the potential of existing water/waste water treatment infrastructure and minimise the
      delivery of an exemplary scheme that embraces            ENG2          By 2010 10% of the region’s energy and by 2020 17% of the                             need for new/improved infrastructure.
      the challenges of changing legislation in a forward                    region’s energy should to come from renewable sources (excluding
                                                                                                                                                   WAT3            Integrated approach to the management of the water environment.
      thinking way, ultimately achieving standards beyond                    energy from offshore wind)
                                                                                                                                                   WAT4            To defend existing properties from flooding and locate new development where there is little or no
      the legislative requirements.                            Local: Welwyn Hatfield District Plan 2005                                                           risk of flooding.
6.3   The vision exists for the Panshanger Airfield village    R3            Developments are expected to:                                         Local: Welwyn Hatfield District Plan 2005
      extension to provide an environment that enables
                                                               Energy        • Maximise the energy conservation through the design of buildings,   R7              Planning permission will not be granted for development which poses a threat to the quality
      and encourages sustainable lifestyles for all            Efficiency        site layout and provision of landscaping; and                                     of both surface and/or groundwater. Where proposals are acceptable the use of sustainable
      community members, both within the development                                                                                               Protection of   drainage systems will be encouraged, dependent on local site and underlying groundwater
                                                                             • Incorporate the Best Practical Environmental Option (BPEO) for      Ground and      considerations.
      and in the wider local area. This will involve driving                     energy supply.                                                    Surface Water
      down carbon emissions, reducing resource
      consumption and reducing environmental impact
      wherever possible. In addition, focus will be given to   Waste
      options that would promote a model of community          Regional: East of England Regional Spatial Strategy 2008
                                                               WM2           Waste management targets:
6.4   The report outlines a number of site-specific
                                                                             •   Municipal waste – recovery of 50% at 2010 and 70% at 2015;
      sustainable design strategies and options with
      regards to energy, water, and waste for the                            •   Commercial and industrial waste – recovery of 72% at 2010 and
                                                                                 75% at 2015;
      proposed development. These options will be
      further investigated during the lead up to outline       WM6           Provision for waste management facilities to enable the sustainable
      planning stage.                                                        management of waste through innovative approaches to local waste
                                                                             reduction, recycling and management.
6.5   The site has a number of attributes that suggest
      that an innovative approach to sustainable design        Local: Welwyn Hatfield District Plan 2005
      can be explored and ultimately delivered.                R5            •   Minimise the amount of waste generated;
      Summary of Key Local and Regional Policies               Waste         •   Re-use or re-cycle suitable waste materials generated;
                                                               Management    •   Minimise the pollution potential of unavoidable waste;
6.6   The following tables highlight the key regional and
                                                                             •   Treat and dispose of the remaining waste in an environmentally
      local policies regarding energy, waste and water.                          acceptable manner; and
                                                                             •   Maximise utilisation of appropriate secondary construction
                                                                                 materials, including recycled aggregates.

      Panshanger Airfield       Local Development Framework Core Strategy                                                                                                                                                                                     15
      			                       Issues and Options
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