Panshanger Airfield Submission to Welwyn & Hatfield District Council - Local Development Framework Core Strategy Issues and Options
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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
Contents
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
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
strategy.
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
uses.
Panshanger Airfield 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.
night.
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
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
recovering’.
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
Lane.
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
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
site.
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
constructed.
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
Panshanger.
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
infrastructure;
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 OptionsRegional 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
Heath
Railway Lines and Stations
through the careful siting and design and is
(K)
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
Digswell
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
)
A1(M
N
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
(A)
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
Stanborough
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
Essendon
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
(E)
Code for Sustainable Homes. BREEAM, Woodside Wildhill
wherever possible. south of Hatfield. Each of these sites has a number St Albans A4
14
sustainable design and building practice and District Council
of locational issues and would represent significant
(G)
(F)
• 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
A1(M)
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
01231/P.Policy/Feb09
with national, regional and local policy objectives as
summarised above.
Panshanger Airfield Local Development Framework Core Strategy
Issues and Options10
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
frontage
Photo accesslayout on Lysander
and roundabout
2 – Existing layout WayWay
junctions
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
arrangement
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
1
Based upon a walking speed of 80-100m/minute
Walking
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 OptionsPublic 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
states:
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
12Transport 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
issues.
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.
unit
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 OptionsWalking 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.
146. Sustainable Development Opportunities
Introduction
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
governance.
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 OptionsYou can also read
