Planning in Welwyn Hatfield

New Community Services and Facilities and Losses of Community Services and Facilities

The Council will support the provision of new community services and facilities in accordance with appropriate standards and in appropriate locations which are convenient to the communities they serve and accessible by a range of sustainable transport modes, including walking, cycling and public transport, and buildings that are inclusive, accessible, flexible and sited to maximise shared use of the facility. Developments that result in additional need for community facilities will be required to contribute towards enhancing existing facilities, or provide/contribute towards new facilities. The Council will encourage the dual use of schools. Planning permission will only be granted for proposals involving the loss or change of use of community services or facilities in the following circumstances: i. It can be clearly demonstrated that there is no longer a current demand for such a facility or for alternative recreational, leisure or community use, or any real prospect of such a demand arising within a realistic timescale; or ii. It can be clearly demonstrated that an acceptable alternative means of meeting any such demand is or will become available before the loss of the existing facility; or iii. The new development consists of, incorporates, or provides an appropriate alternative recreational or community service or facility, either on site or within the vicinity, of equivalent or better provision in terms of quantity and quality in a suitable location accessible to the local community. Demand should be assessed according to the nature of the existing facility in question.

University of Hertfordshire

The Council will seek to maximise the economic development and community benefits associated with the presence of the University of Hertfordshire in terms of the provision of employment opportunities, investment in the local area, the provision of shared cultural and sports facilities and in enhancing the skills of the population, but will seek to minimise its impact on the surrounding area. The Council will support proposals for the enhancement of the University's teaching and learning environment and of its campus facilities subject to the following key principles: Proposals being consistent with a Masterplan which has been agreed by the Council, working with the University and other key stakeholders, which satisfactorily addresses the impact on the surrounding area in terms of traffic, noise, pollution, car parking and visual appearance; Working with the University to develop and implement the approved travel plans and parking strategies to improve the situation on the local road network; Concentrating new student accommodation on campus wherever possible; Maintain links between the University, local businesses and the community sector, in terms of economic development, information sharing and learning programmes, to ensure that the University continues to contribute to the local economy and social inclusion in the borough.

Community Services and Facilities

The Council will make sure that communities can easily access a range of community services and facilities by: Guarding against the loss of existing community facilities; Allowing for the expansion or enhancement of existing community facilities to assist continuing viability, particularly in areas where new development will increase demand; Promoting accessible, strategic locations, particularly town centres, for community facilities and services that serve a wider area than local neighbourhoods or villages; Working with developers, partners, the community and voluntary sector, on the wider use of buildings, dual use and co-location of services in accessible places and also to address gaps in existing provision; Supporting alternative community uses for community facilities that are no longer needed for their current purpose; Making sure that existing community facilities and services are improved to meet the day-to-day needs of new and existing residents; and Requiring new neighbourhoods to provide for needs of the new communities created by that development. Additionally, the Council will support: The upgrading of facilities where there are known to be gaps in provision, or where existing facilities no longer meet modern day requirements; The provision of new facilities where there are known gaps in provision; Schemes to open up private or restricted-access facilities to the public; and Support the provision of new sports facilities serving a wider area than neighbourhoods or villages at existing sports hubs.

Neighbourhood Planning

Neighbourhood Plans should: - Demonstrate how they contribute to the strategic objectives of the Local Plan and are in general conformity with its strategic policies; - Clearly set out how they will promote sustainable development in accordance with the principles set out in Policy SP 1; - Demonstrate how they have had regard to information on local need for new homes, jobs and facilities for their plan area, and the proportionate distribution of growth, as set out in Policy SP3.

Amenity and Layout

i. All proposals will be required to create and protect a good standard of amenity for buildings and external open space in line with the Council's Supplementary Design Guidance, and in particular should ensure: a. The levels of sunlight and daylight within buildings and open spaces, and garden areas in particular, are satisfactory. b. Dwellings are dual aspect, wherever feasible, in order to enable passive ventilation and avoid the need for mechanical ventilation, subject to any noise and air pollution mitigation measures that are required to make the proposal acceptable. c. External private or communal garden space, in its extent and design, meets the reasonable needs of its users d. A reasonable degree of privacy to new and existing private living space and the main private garden area, with overlooking limited to an acceptable degree. The design of new communal garden areas should seek to create spaces that provide opportunities for privacy or seclusion for residents, particularly where residents do not have access to private balconies or other private external space. e. New development is not overbearing upon existing buildings and open spaces. f. The outlook and visual amenity afforded from within buildings and private/communal garden areas should be satisfactory, taking account of the relationship with neighbouring buildings and the wider street scene, including the design of parking, boundary treatments and landscaping. g. Shared circulation space and routes to private entrances within flatted development should be of sufficient width, be welcoming, and be naturally lit wherever possible. ii. As a minimum, all proposals for C3 dwellings will be required to meet the Nationally Described Space Standard, unless it can be robustly demonstrated that this would not be feasible or viable. iii. Proposals for Houses in Multiple Occupation will be expected to meet the criteria set out within the Council's Houses in Multiple Occupation Supplementary Planning Document. iv. Proposals for 'granny annexes' will be supported, where the extension to an existing dwelling is modest in size and subordinate in scale to the main dwelling. The annex should be designed in such a way that it can function as an integrated part of the main dwelling whilst allowing for a degree of independence for the occupant(s). Vehicular access and garden areas should be shared with no boundary demarcation or sub-division of garden areas.

Shopfronts, Advertisements and Signage

The Council will require all proposals for advertisements, signs, new and altered shopfronts, canopies, blinds, shutters and other security measures to be of a high standard of design and incorporate the design principles and policies in the Plan and the Council's Supplementary Design Guidance. Where located within Welwyn Garden City Town Centre, proposals will also be required to incorporate design principles within the Welwyn Garden City Guide to Shopfront and Advertising Design.

Place Making and High Quality Design

Proposals will be required to deliver a high quality design that fosters a positive sense of place by responding to the following principles in an integrated and coherent way. Respond to character and context Proposals have been informed by an analysis of the site's character and context so that they relate well to their surroundings and local distinctiveness, including the wider townscape and landscape, and enhance the sense of place. Proposals are of an appropriate density (typically between 30 - 50 net dwellings per hectare) that combines the efficient use of land with high quality design that respects character and context. Higher density development will be encouraged in accessible locations, such as around transport hubs or town and neighbourhood centres, where this is appropriate. Legible, permeable and well connected Places are easy to understand and navigate by virtue of the layout; hierarchy and design of routes; height, scale and design of buildings; and views and vistas, and other landmarks such as public art. Places are accessible, permeable, well connected and easy to move through for all in society. New routes connect into the existing route network and are safe and pleasant to use. Public spaces seek to prioritise the pedestrian and cyclist above motor vehicles in their layout, landscaping and provision of street furniture/facilities. High quality public space and landscaping Proposals provide an appropriate amount of public open space that is well sited and designed to help create and enhance a sense of place. Public open spaces are coherent, attractive, multi-functional, safe, inclusive and utilise high quality soft and hard landscaping. Public open spaces promote health and wellbeing, with play and leisure spaces well located and attractively designed to encourage their use. Continuity of frontages and appropriate definition of spaces is created or maintained through the siting, layout and design of routes, buildings, landscaping and boundary treatments. Space for nature Proposals make space for nature, enable the movement of wildlife through the development, and protect and improve the connectivity of habitats at the wider landscape scale. Layout and design of development respects and guides people's interaction with spaces for nature, with strategies in place to manage and maintain the ecological integrity of those spaces. Vibrant and diverse Proposals offer an appropriate mix of uses to support sustainable and vibrant places to live, work and visit. Public spaces and publicly accessible buildings are designed to be inclusive, promote social interaction and provide opportunities for informal cultural and economic activities. Safe and secure The design of buildings and boundary treatments create a sense of safety and security that is consistent with achieving active, welcoming, legible and permeable places. Building entrances and public spaces are appropriately sited, designed and lit in order to maximise natural surveillance and a sense of safety. Proportionate steps may need to be taken to reduce vulnerability and increase resilience in locations where large numbers of people may be expected to congregate. Healthy and Active Open space should be multi functional, attractive and accessible public spaces, which facilitate sport and physical activity. The internal and external layout, use and design of buildings should promote opportunities for physical activity. Building function and form Development proposals respect neighbouring buildings and the surrounding context in terms of height, mass and scale. Development proposals are of a high quality architectural design that creates coherent and attractive forms and elevations and uses high quality materials. Alterations to buildings relate well to the character and proportions of the existing building and its curtilage, the surrounding context and the street scene in terms of their siting, height, mass, scale, detailed design and materials. Buildings and their approaches are accessible and provide adequate internal amenity and functionality for occupiers and users. Taller buildings In addition to other design principles and criteria set out within the Local Plan, proposals for taller buildings should positively respond to the following matters within their design solution: Clustering with other existing or proposed taller buildings within the immediate and wider area. Long distance views. Impact on skyline, townscape, the historic environment and landscape. Shadowing and overlooking. Micro-climate and wind tunnelling. Relationship and interaction with the street and human scale. Masterplanning A comprehensive approach will be taken to the development of large sites. Masterplans will provide a spatial framework and, as a minimum, will set out the vision and objectives for the development; establish the quantum and distribution of land uses; identify sustainable transport linkages and a movement hierarchy; and establish the core design concepts for the site, which will be based on the principles set out in this policy. The masterplan should be informed by an appropriate evidence base together with consultation and be agreed by the Council prior to the determination of any relevant planning application. Masterplans will be required in the following circumstances: Proposals for 500 or more dwellings; or Large scale mixed use proposals; or Proposals related to major development (as defined by the NPPF) in the Green Belt; or Sites where there are potentially complex or sensitive issues such as listed buildings, conservation areas or heritage assets, including those with archaeological interest; or Sites in multiple land ownership, where coordination between parties will be required to ensure the delivery of a high quality, coherent development; or Mixed-use sites where consideration needs to be given to their integration into the surrounding area.

Employment Development

The following areas of land, as set out on the Policies Map, are designated as employment areas for Class E(g), B2 and B8 and associated land uses: Designated employment areas: - Welwyn Garden City Employment Area (130.8ha, E(g), B2 and B8) - EA1 - Burrowfield, Welwyn Garden City (12.0ha, E(g), B2 and B8) - EA2 - Great North Road (North), Hatfield (4.2ha, E(g), B2 and B8) - EA3 - Beaconsfield Road and Great North Road (South), Hatfield (4.7ha, E(g), B2 and B8) - EA4 - Fiddlebridge Lane, Hatfield (1.6ha, E(g), B2 and B8) - EA5 - Previously developed parts of Hatfield Business Park (86.3ha, E(g), B2 and B8) - EA6 - Undeveloped parts of Hatfield Business Park (as at 01/04/2016) (E(g)) - EA6 - Bishop Square, Hatfield (7.1ha, E(g), B2 and B8) - EA7 - Travellers Lane, Welham Green (29.7ha, E(g), B2 and B8) - EA8 - Sopers Road, Cuffley (3.3ha, E(g), B2 and B8) - EA9 - London Road, Woolmer Green (1.3ha, E(g), B2 and B8) - EA10 - Cole Green Lane, Welwyn Garden City (5.8ha, E(g), B2 and B8) - EA11 The following areas of land, as set out on the policies map, are mixed use areas which will incorporate land for Class B employment uses: Mixed use development sites incorporating Class B employment uses: - Broadwater Road West SPD Site (North) (E(g)) - SDS3 - Broadwater Road West SPD Site (South) (E(g)) - SDS3 - North West Hatfield (E(g)) - SDS5 - Marshmoor (E(g)) - SDS7 In the designated employment areas, subject to other policies in this plan, planning permission will be granted where: i. Development (including changes of use) is for the use classes set out in the table above; ii. Any retail elements of the development would clearly be ancillary to the main business use and the extent controlled by condition or planning obligation accordingly. Where necessary, conditions will be used to restrict changes between different uses falling within the same Use Class. iii. New industrial, storage, office and research buildings (currently Use Classes B and E(g)) will be subject to conditions or planning obligations to restrict changes to different uses falling within the same use class and/or allowed under permitted development rights. On existing sites, the Council will consider the use of Article 4 Directions to remove permitted development rights where necessary. Proposals that would result in a loss of land from Class B uses to another use or uses whether in a designated employment area or not, will only be permitted where: iv. It can be demonstrated through active, extensive and realistic marketing over a period of three years that the land or premises are no longer required to meet future employment land needs and that there is a lack of demand for the land or premises in that location; v. The proposed use is compatible with neighbouring uses and, where applicable, would not prejudice the continued use of neighbouring land for employment; and vi. In accordance with Policy SP 8, they provide facilities that are supportive of Class B or Class E(g) uses. Motor vehicle sales / showrooms, car hire businesses, petrol filling stations and retail warehouse clubs will only be permitted in designated employment areas. Planning permission will be granted, subject to other policies in this plan, where: vii. It would have adequate servicing facilities; and viii. It would not have an adverse impact on the provision of employment land and jobs in terms of the cumulative impact of similar uses in the locality.

Marshmoor Policy Area - SDS7 and wider area

A Supplementary Planning Document for the Marshmoor Policy Area, informed by the Strategy Diagram in Figure 15 below, will be prepared to guide development of SDS7 and other land within the wider Marshmoor Policy Area, which are both defined on the Policies Map. The final quantum and phasing of development within SDS7 will be set out within the Supplementary Planning Document. Site SDS7 is allocated for a mixed use development comprising 40,500sqm of Class E(g) employment floorspace and 100 no dwellings (Class C3) providing affordable accommodation for those employed on the site. It is intended that this site will primarily be for employment and that the accommodation will form part of the offer of the site to business users, helping them to attract skilled employees and thereby assisting in bringing jobs to this site at an early date. To ensure that this link is retained, the accommodation requirement will be secured through a planning condition or a legal agreement. Once completed, all new Class E(g) development on SDS7 will be afforded the same policy protection as that provided by Policy SADM10. Development proposals within site SDS7 and the Marshmoor Policy Area will be expected to be consistent with the Supplementary Planning Document, and as a minimum will also be required to comply with the provisions and guidelines set out below: Access and movement i. The primary vehicular access into SDS7 should be taken from the Dixons Hill Road/A1000 roundabout; ii. A new secondary vehicular access, or the intensification of an existing access, onto the A1000 to serve SDS7 will only be supported if there is a demonstrable need to facilitate development of SDS7 and any access proposals comply with the Council's movement and highways policies; iii. Proportionate provision or contribution toward improvements, in line with the Welwyn Hatfield Infrastructure Delivery Plan, must be made for: a. Accessibility and movement throughout the Marshmoor Policy Area; b. Connectivity for pedestrians and cyclists between the Marshmoor Policy Area and Welham Green Railway Station and village centre, as well as other origins and destinations in the wider area that have a demonstrable relationship with the proposal, such as other town and neighbourhood centres, local primary schools and educational establishments; and c. Rail and bus transport accessibility of the Marshmoor Policy Area and to support wider sustainable travel initiatives, including improved bus stop facilities and support for bus services that serve the Marshmoor Policy Area. Heritage, Landscape, Ecology and Design iv. A Heritage Impact Assessment may be required for development proposals, depending on their location, scale and relationship to Hatfield House and Hatfield House Historic Park and Garden. Impact Assessments should inform the siting, layout, scale and overall design of development so that substantial harm to heritage assets is avoided, any less than substantial harm is minimised, and opportunities to improve the setting of those heritage assets are implemented; v. Proposals will be required to adopt a high quality landscape-led approach to design, with significant planting of tree and shrub species that maintain and enhance a verdant setting across the Marshmoor Policy Area and enhance biodiversity; vi. Proposals will be expected to retain a substantial set back of buildings from the A1000 in order to help mitigate heritage impacts and noise and air pollution; vii. Proposals on land within close proximity to the A1000 will be required to incorporate high quality and extensive tree planting within those areas closest to the A1000 in order to help mitigate heritage impacts, improve the setting of Hatfield House Park and Garden, create and improve the general appearance of a countryside setting, and maintain the perceived separation between the Marshmoor Area and Hatfield when travelling along the A1000; viii. The design of the main vehicular access into SDS7, boundary treatments along the northern side of Dixons Hill Road, and the scale of built development and its relationship with the Dixons Hill Road frontage should create a verdant and spacious gateway and route into and out of Welham Green that also reflects the open countryside context to the south and east of Dixons Hill Road; ix. Building heights should be restricted to minimise heritage impacts, and in general should be lower in the eastern and far northern areas of the site; x. Boundaries to existing residential development are appropriately designed and landscaped to protect the amenity of those residents, particularly where the proposed development adjacent to them will be for employment uses; xi. The siting and design of development, including the use of landscaping and buffers, should support the mitigation of air and noise pollution arising from the railway and A1000 in order to minimise the need for mechanical ventilation within buildings; and xii. Proposals should provide appropriate protection, and where possible enhancement, of identified wildlife sites and critical environmental assets that would be affected, notably Millwards Park and the Marshmoor Lane Grassland Strip Wildlife Sites and Water End SSSI. Flood Risk and Drainage xiii. A more detailed understanding of flood risk associated with SDS7 will need to be established via a Flood Risk Assessment, informed by detailed hydraulic models where necessary, that takes account of all sources of flood risk, in particular fluvial flood risk from ordinary watercourses and surface water flood risk. Any Flood Risk Assessment should be informed by the Council's latest Strategic Flood Risk Assessment Level 1 report and Level 2 assessment of the Marshmoor Area. The recommendations and guidance set out in the Level 2 assessment for the Marshmoor Area should be considered and addressed in full; xiv. The use of Sustainable Drainage Systems should be prioritised to manage surface water runoff and flood risk; xv. A sequential approach to layout within SDS7 should be adopted so that built development is confined to Flood Zone 1 and avoids areas identified as being at high risk of surface water flooding, taking account of the vulnerability of the proposed uses and mitigation afforded by the Sustainable Drainage System; xvi. Flood risk management solutions, including Sustainable Drainage Systems, within the site should seek to reduce flood risk to third party land and the wider area wherever possible; and xvii. Necessary new utilities infrastructure, in particular upgrades to the local sewerage network, are provided.

Employment Development

New office, industry and warehousing development should be located in the designated employment areas defined on the Policies Map. At designated employment areas, the supply of land for industrial, office and warehousing uses will be protected against changes of use for other purposes. In the most accessible locations within its suite of designated employment areas, the Council will permit high value employment uses in well-represented and growing sectors of the local economy including life sciences (including pharmaceuticals, medical technology and biotechnology), software and digital, and green industries, retail (back office functions, not shops) and business services. Across the designated employment areas, a range of types of employment and business and a stock of sites and premises of varying qualities for small and medium sized businesses will be retained in the borough. The Council will encourage the provision of small business units through measures such as premises sharing and the conversion or sub-division of larger buildings to form small units. In rural areas, small scale business diversification on farms will be supported where it contributes to the viability of the farm, provides local employment and accords with Policies SP 25 Rural Development and SADM 34 Development within the Green Belt. The Council will support the provision of childcare facilities for employees, as part of employment-generating development, where sufficient demand from the employment area can be demonstrated. The provision of training facilities or other opportunities to improve the skills and qualifications of the resident workforce and help sections of the workforce that are disadvantaged in the labour market (particularly school leavers not in employment, education or training) will be promoted and contributions to support these schemes will be sought. Where it addresses a specific skill requirement of the local workforce, the provision of such facilities in designated employment areas will be supported. Training initiatives will be also supported. The Council will also support the provision of other uses that are ancillary to, but supportive of, Class B or Class E(g) uses in designated employment areas.

Marshmoor Policy Area

Delivery of development in accordance with a Supplementary Planning Document which will be prepared for the Marshmoor area. This will incorporate: The delivery of a major new employment area for class E(g) uses (currently envisaged to be 40,500sqm of new employment floorspace); The delivery of 100 new class C3 dwellings; The provision of non-vehicular routes through the site, and to Welham Green Railway Station; Contributions towards other sustainable transport and accessibility measures to support development; Development to a high quality design which protects and enhances the historic character of Hatfield House and Hatfield Historic Park and Garden to the east; A net increase in the proportion of the site with tree cover and planting; A sequential approach to built development, such that it remains confined to Flood Zone 1 (lowest risk)

Sustainability Requirements

i. All major development proposals must demonstrate that they have sought to maximise opportunities for renewable and low carbon sources of energy supply where consistent with other Local Plan policies. ii. All non-residential development with a floorspace of 1,000 square metres or more will be required to meet at least BREEAM 'Excellent' unless it is demonstrated that it is not technically feasible or viable to do so, in which case such proposals will be required to demonstrate a 'Very Good' rating. iii. All newly constructed dwellings will be required to achieve an estimated water consumption of no more than 110 litres/person/day, with water reuse and recycling and rainwater harvesting incorporated wherever feasible to reduce demand on mains water supply.

Sustainable Design and Construction

Proposals that adopt sustainable design and construction principles, as set out below, within an integrated design solution will be supported. This should be demonstrated via a Sustainable Design Statement and associated plans. Materials and waste Reuse land and buildings wherever feasible and consistent with maintaining and enhancing local character and distinctiveness. Reuse and recycle materials that arise through demolition and refurbishment, including the reuse of excavated soil and hardcore within the site. Prioritise the use of materials and construction techniques that have smaller ecological and carbon footprints, where appropriate. Consider the lifecycle of the building and public spaces, including how they can be easily modified to meet changing social and economic needs and how materials can be recycled at the end of their lifetime. Space is provided and appropriately designed to foster greater levels of recycling of domestic and commercial waste. Water sensitive design Water sensitive design principles and practices are integrated into development proposals to sustainably address water supply, consumption and quality, extreme rainfall, drainage and flood risk in a holistic way that supports other design aims and objectives. Energy and climate change Layout and design of the site and building(s) reflect the energy hierarchy to maximise opportunities to reduce carbon emissions. The use of renewable and low carbon energy infrastructure is used where it is appropriate and consistent with other policies. Proposals are responsive to how the climate will change over their lifetime and minimise their contribution to the urban heat island effect. Landscape and biodiversity New and existing habitat and landscaping are incorporated into the layout and design of proposals in line with sound ecological principles. Site and building-level landscaping and features promote biodiversity and help achieve other aims, such as climate change adaptation, flood risk and amenity. Newly created habitat and soft landscaping prioritise the use of native species. Non-native species are only used if they significantly help achieve other policy objectives, such as adapting to climate change. Proposals seek to create space for growing food, both at a building and wider community scale.

Urban Open Land

No development on designated Urban Open Land

Flood Risk and Surface Water Management

i. Development proposals in areas at risk of flooding from any source should be informed by and be consistent with relevant national planning policy and guidance, local and regional strategies and plans, and the latest flood risk information available. ii. Flood Risk Assessments will be required in line with national policy and guidance and should be prepared in accordance with the requirements and advice set out in the Council's Strategic Flood Risk Assessment. In addition, proposals that require a site-specific Flood Risk Assessment will be required to: a. Protect and enhance the flood risk management function of existing overland flow routes, watercourses and flood plains/storage areas to ensure there is no net loss of flood storage, flows are not impeded, and opportunities to make space for water are taken. b. Maintain an appropriate development free corridor along watercourses and take opportunities to naturalise watercourses to improve their ecological status, biodiversity and habitat connectivity. iii. All major development proposals, and all proposals in areas identified as being at risk of surface water flooding, will be required to manage surface water runoff and surface water flood risk via the use of Sustainable Drainage Systems that: a. Have been incorporated into the layout and design of proposals at the earliest stage of scheme design; b. Are designed in accordance with the national non-statutory technical standards (or their successor) as well as guidance and advice provided by the relevant flood risk management bodies; c. Wherever feasible improve upon peak greenfield runoff rates, particularly in locations identified as experiencing surface water flooding problems, in order to help reduce overall flood risk in the wider area; d. Use management and control measures that aid multi-functionality of space, enhance visual amenity, support biodiversity and allow for safe interaction with the water environment, as opposed to hard engineered and/or sub-surface features which will be resisted; e. Protect water quality by using an appropriate number of treatment stages before discharging to the ground or a surface water body; f. Avoid discharging to a combined sewer particularly in locations where the existing sewer network is identified as having constrained capacity; and g. Enable maintenance of individual measures and the system as a whole to be undertaken in a financially sustainable way and without significant disruption to occupiers and users of development.

Urban Open Land

Areas of Urban Open Land are designated on the Policies Map. Proposals for development within Urban Open Land will only be supported where they would: i. Assist in the maintenance or reinforcement of their function as essential open areas; ii. Be of a scale which would not compromise the value of the Urban Open Land or use of the open space as defined in terms of its criteria; iii. Not result in the loss or net reduction in size of any playing pitches or community recreation facilities, subject to the considerations set out in SP 6 and SADM 7; or iv. Be educational development associated with the delivery of school facilities required to meet the evidenced need for additional school places where it can be demonstrated that the impact on the Urban Open Land has been reduced to the minimum possible and where the provisions of criterion iii of the policy have been met. New areas of open space created during the plan period which meet the criteria for designation as Urban Open Land will be given the same level of protection as land designated as Urban Open Land on the Policies Map.

Environmental Pollution

When considering development proposals, the Council will adopt the approach set out below to ensure that pollution will not have an unacceptable impact on human health, general amenity, critical environmental assets or the wider natural environment. Contaminated land and soil pollution Planning applications for proposals on land formerly used for industrial, commercial or utilities purposes, or land which is considered to be contaminated or potentially contaminated, must be accompanied by a preliminary Contaminated Land Risk Assessment. Proposals which, by their nature, risk contributing to soil and water pollution will be required to demonstrate how this risk will be avoided or mitigated to an acceptable level. Air Quality Prevailing air quality and potential impacts upon air quality arising from airborne emissions, dust and odour associated with the construction and operation of a proposal (including vehicular traffic) will be considered when determining planning applications. Proposals that would result in or be subject to unacceptable risk to human health and the natural environment from air pollution, or would prejudice compliance with national air quality objectives, will be refused. An Air Quality Assessment that demonstrates how prevailing air quality and potential impacts upon air quality have been considered and how air quality will be kept to an acceptable standard through avoidance and mitigation will be required for major and minor development proposals that are: i. Likely, due to the nature of the proposal, to give rise to significant air pollution; ii. Within an Air Quality Management Area; iii. Within 50 metres of a major road or heavily trafficked route; iv. Within proximity to a source of air pollution which could present a significant risk to human health; and/or v. Particularly sensitive to air pollution due to their nature, such as schools, health care establishments or housing for older people. The potential impact of proposals upon odour levels, or their sensitivity to prevailing sources and levels of odour, should be considered and addressed. Where appropriate, the Council will require an Odour Impact Assessment to be provided, including an Odour Management Plan where necessary. Noise and Vibration A Noise and Vibration Impact Assessment will be required for proposals with the potential to cause disturbance to people or the natural environment due to noise and/or vibration and for proposals that are considered to be sensitive to noise and/or vibration. Proposals that would result in or be subject to noise pollution and/or vibration that is: i. Very disruptive and would have an unacceptable adverse effect on human health or the natural environment will not be permitted. ii. Disruptive and would have a significant adverse effect on human health or the natural environment will be refused unless the need for, and benefits of, the development significantly outweigh the harm and all feasible solutions to avoid and mitigate that harm have been fully implemented. iii. Intrusive and would have an adverse effect on the quality of life or the natural environment will be resisted unless all feasible solutions to reduce to a minimum and mitigate that harm have been fully implemented, including the use of planning conditions. Light pollution Proposals that include external lighting schemes, including floodlighting, will be approved where it can be demonstrated through a Lighting Assessment that all of the following criteria can be satisfied: i. The lighting scheme is the minimum required for security and operational purposes; ii. Glare and light spillage are minimised; iii. The amenity of residential areas is not adversely affected; iv. The visual character of historic buildings and conservation areas are not adversely affected; v. There would be no dazzling or distraction of drivers using nearby roads; vi. There would be no unacceptable adverse impact on the character or openness of the countryside and the green belt; and vii. There would be no unacceptable adverse effects on species, habitats or the wider natural environment.

Green Infrastructure

The Council will work with partners to actively support the creation and enhancement of strategic green infrastructure across the borough. Opportunities to link existing green spaces and to improve public access and amenity will be supported in order to provide a comprehensive network of functional and linked spaces for the benefit of wildlife, biodiversity and the community. The Council will aim to ensure there is no overall net loss in green infrastructure across the borough within the plan period. Development that would compromise the integrity, functionality or cause significant fragmentation of the green infrastructure network will not be permitted. Priorities for the creation and enhancement of green infrastructure include river corridors, sites designated for their nature conservation, heritage and/or landscape value and areas of Urban Open Land that are important for community recreation. Development proposals within the borough should plan positively for, and contribute to, the creation and management of high quality, multifunctional green spaces that are linked to the surrounding green infrastructure network. To ensure beneficial results for biodiversity and habitat creation, Hertfordshire's Ecological Networks Mapping should be used (where appropriate) and, once available, the Local Nature Recovery Strategy, to inform the location and nature of green infrastructure provision. New development should meet the standards for the provision of open space set out in the Planning Obligations Supplementary Planning Document including play spaces, allotments, sports pitches and other recreational facilities, as well as any other initiatives taking place in the borough including those listed below. Developer contributions will be sought to deliver strategic green infrastructure including that identified in the Welwyn Hatfield Green Infrastructure Plan and green infrastructure proposals brought forward in the Local Plan. Support will be required to deliver the following projects: Implementation of the Hertfordshire Rights of Way Improvement Plan; Improvements to the River Mimram and Lea corridors; Greening of the urban environment in Welwyn Garden City and Hatfield; Implementation of the Welwyn Hatfield Green Corridor project: Welwyn Hatfield Green Corridor The council will work with partners and developers to enable the delivery of a Green Corridor located east to west across the borough between Welwyn Garden City and Hatfield. The diagram in Figure 8 below indicates the broad extent of the Green Corridor, its onward linkages including to existing green infrastructure, and its relationship to the new development sites allocated elsewhere in this plan. The Green Corridor Project will provide new strategic connections to Ellenbrook Country Park, Symondshyde Great Wood and Heartwood Forest in the West, and Stanborough Park, the Commons Wood Nature Reserve, and Moneyhole Lane Park to connect to Panshanger Park, the River Mimram and Lea Valley in the east. In particular, the Council will work with Hertfordshire County Council as mineral planning authority and St Albans District Council as adjoining authority to maintain appropriate and safe public access to Ellenbrook Country Park during mineral extraction within the Park, and to restore and enhance the Park for public access and biodiversity following extraction.

Ecology and Landscape

Ecological Assets i. Proposals will be expected to maintain, protect, conserve and enhance biodiversity, the structure and function of ecological networks and the ecological status of water bodies. All developments that are not otherwise exempt will be required to deliver a measurable biodiversity net gain of at least 10%. ii. Proposals that would result in loss of or harm to: a. International sites, Sites of Special Scientific Interest, National Nature Reserves, Local Nature Reserves or other statutorily protected features or species, will be refused unless: the mitigation hierarchy has been followed, to firstly avoid, reduce and remediate direct and indirect adverse impacts before considering compensation; and imperative reasons of overriding public interest can be demonstrated. b. Ancient Woodland, veteran trees, chalk river habitats or habitats or species of national principal importance, will be refused unless: the mitigation hierarchy has been followed, to firstly avoid, reduce and remediate direct and indirect adverse impacts before considering compensation; and the need for, and benefits of, the development significantly outweigh the loss or harm. c. Local Wildlife Sites, other habitats, species and ecological assets of local importance, including ecological networks, woodland, orchards, protected trees and hedgerows and allotments, will be

Protection and Enhancement of Critical Environmental Assets

The protection, enhancement and management of the environmental, ecological and historic assets within the borough, will be sought commensurate with their status, significance and international, national and/or local importance. The best and most versatile agricultural land that has the greatest potential for local food security will be protected. Proposals affecting the water environment should protect and enhance the ecological status of water bodies and maintain its flood management function. The borough's flood plains will be protected by avoiding development in Flood Zones 2 and 3 in accordance with national policy and guidance. Development that would secure positive improvements to and ensure the long-term conservation of ecological and heritage assets for the enjoyment of future generations will be supported. Designation of ecological and heritage assets will be supported where it is deemed appropriate and necessary to safeguard them for the enjoyment of future generations. New areas of Urban Open Land created through development of the sites allocated within this Local Plan will be protected and maintained during the plan period.

The Historic Environment of Welwyn Garden City

Welwyn Garden City's historical significance and unique heritage as a garden city designed for 'healthy living' and Mark One New Town should be protected. Proposals for new development should conserve and where appropriate enhance heritage assets and their settings. All development proposals, through their design and detailing, will be required to demonstrate that they have responded to the key characteristics of a Garden City. For all development proposals that require a Sustainable Design Statement or Design and Access Statement, it will be important to demonstrate that the historic environment of Welwyn Garden City is properly understood and considered through a thorough analysis in accordance with Policy SP 9 Place Making and High Quality Design, SP 11 Protection and enhancement of critical environmental assets and SADM 15 Heritage. For development proposals of between 100 to 499 dwellings applicants will be required to demonstrate how consideration of the historic character and significance of the town has been taken into account at an early stage in the design process through the preparation of masterplans or development briefs. For sites of 500 dwellings or more the Council will prepare a supplementary planning document, as appropriate, which takes account of the unique heritage of the town and sets out a design framework and detailed guidance within which sites should come forward for development.

Heritage

Proposals which affect designated heritage assets and the wider historic environment should consider the following: a) The potential to sustain and enhance the heritage asset and historic environment in a manner appropriate to its function and significance. b) Successive small scale changes that lead to a cumulative loss or harm to the significance of the asset or historic environment should be avoided. c) Proposals should respect the character, appearance and setting of the asset and historic environment in terms of design, scale, materials and impact on key views. d) Architectural or historic features which are important to the character and appearance of the asset (including internal features) should be retained unaltered. e) The historic form and structural integrity of the asset are retained; and f) Recording appropriately the fabric or features that are to be lost or compromised and making provision for archive deposition of the analysis and records of the site investigation. A Heritage Statement, Heritage Impact Assessment and/or Archaeological Assessment will be required if the scale and/or nature of the proposal are likely to have an impact on the significance of all or part of the asset. An assessment may be required in locations which are not designated but where the potential to contain heritage assets exists or further understanding of the significance of known heritage assets is needed. Permission for proposals that result in substantial harm to the significance of a designated heritage asset including a Conservation Area, and to its setting, will be exceptional or wholly exceptional in accordance with national policy and guidance. Proposals that result in less than substantial harm to the significance of a designated heritage asset will be weighed against the possible public benefits of the development in that location and whether or not these significantly outweigh that harm and the desirability of preserving the asset, and all feasible solutions to avoid and mitigate that harm have been fully implemented. Proposals that result in harm to the significance of other heritage assets will be resisted unless the need for, and benefits of, the development in that location clearly outweigh that harm, taking account of the asset's significance and importance, and all feasible solutions to avoid and mitigate that harm have been fully implemented.

Windfall Development

Planning permission for residential development on unallocated sites will be granted provided: i. The site is previously developed, or is a small infill site within a town or excluded village. In the Green Belt, Policy SADM 34 will apply; ii. The development will be accessible to a range of services and facilities by transport modes other than the car; iii. There will be sufficient infrastructure capacity, either existing or proposed, to support the proposed level of development; iv. Proposals would not undermine the delivery of allocated sites or the overall strategy of the Plan; and v. Proposals would not result in disproportionate growth taking into account the position of a settlement within the settlement hierarchy. Windfall sites will also be supported where the proposed development would support communities through the provision of community facilities to meet the demand for new or enhanced community services.

Housing allocations in Welwyn Garden City

In accordance with Policy SP 2 and Policy SP 3 the sites below are allocated on the Policies Map for development in Welwyn Garden City. Strategic sites: Delivery within plan period: 0-10 years, Dwelling Capacity: 872, Use: Residential-led mixed use, Location: North east of Welwyn Garden City, Site: SDS1 Delivery within plan period: 0-10 years, Dwelling Capacity: 600, Use: Residential-led mixed use, Location: South east of Welwyn Garden City, Site: SDS2 Delivery within plan period: 0-15 years, Dwelling Capacity: 1,863, Use: Residential-led mixed use, Location: Broadwater Road West SPD site and Bio Park, Site: SDS3 Other key sites: Delivery within plan period: 0-10 years, Dwelling Capacity: 340, Use: Residential, Location: Creswick, Site: HS2 Delivery within plan period: 0-10 years, Dwelling Capacity: 32, Use: Residential, Location: 80 Bridge Road East, Site: HS3 Delivery within plan period: 6-10 years, Dwelling Capacity: 110, Use: Residential, Location: Ratcliff Tail Lift site, Bessemer Road, Site: HS4 Delivery within plan period: 0-10 years, Dwelling Capacity: 13, Use: Residential, Location: Hyde Valley House, Hyde Valley, Site: HS5 Delivery within plan period: 6-10 years, Dwelling Capacity: 100, Use: Retail-led mixed use, Location: Town Centre North Development Site, Site: HS7 Delivery within plan period: 6-10 years, Dwelling Capacity: 100, Use: Residential, Location: Land at Gosling Sports Park, Stanborough Road, Site: HS6 Delivery within plan period: 11-15 years, Dwelling Capacity: 22, Use: Residential, Location: St Michael's House, Holwell Road, Site: HS8 Delivery within plan period: 0-5 years, Dwelling Capacity: 250, Use: Residential, Location: Town Centre North - Campus East, Site: HS12 Delivery within plan period: 0-5 years, Dwelling Capacity: 29, Use: Residential, Location: YMCA, 90 Peartree Lane, Site: HS31 Delivery within plan period: 6-10 years, Dwelling Capacity: 16, Use: Residential, Location: Neighbourhood Centre, Hollybush Lane, Site: HS34 Proposals for the allocated sites will need to have regard to the site-specific considerations set out in the table below in addition to other relevant planning policy, planning objectives and other material considerations.

New dwellings in Hatfield

In accordance with Policies SP 2 and SP 3, the following sites are allocated for development in Hatfield. Strategic sites: North West Hatfield (SDS5) - 0-15 years delivery - 1,750 dwelling capacity - Residential-led mixed use Other key sites: 1-9 Town Centre (HS36) - 0-5 years delivery - 71 dwelling capacity - Retail-led mixed use; High View (HS37) - 0-5 years delivery - 140 dwelling capacity - Residential-led mixed use; Land at Onslow St Audreys School, Howe Dell (HS9) - 0-5 years delivery - 86 net dwelling capacity - Residential; Garages at Hollyfield (HS10) - 0-5 years delivery - 8 dwelling capacity - Residential; Land at South Way (HS11) - 0-10 years delivery - 120 (+ 2FE Primary School) dwelling capacity - Residential; Land to the rear of Filbert Close (HS13) - 0-5 years delivery - 39 dwelling capacity - Residential; L Kahn Manufacturing site, Wellfield Road (HS14) - 6-10 years delivery - 62 dwelling capacity - Residential; Meridian House (HS38) - 0-5 years delivery - 11 dwelling capacity - Residential; College Lane (North) (HS42) - 6-10 years delivery - 115 dwelling capacity - Residential; Minster Close (HS41) - 0-5 years delivery - 91 dwelling capacity - Residential; Link Drive (HS39) - 0-5 years delivery - 80 dwelling capacity - Residential; Lemsford Road (Site H) (HS40) - 0-5 years delivery - 32 dwelling capacity - Residential. Development of SDS5 will be subject to the provisions set out within policy SP 22 below in addition to other relevant Local Plan policies. Proposals for the allocated sites will need to have regard to the site-specific considerations set out in the table below in addition to other relevant planning policy, planning objectives and other material considerations.

Woolmer Green

In accordance with policies SP 2 and SP 3 the following site is allocated for development in Woolmer Green: Delivery within plan period: 0-10 years, Dwelling Capacity: 150, Use: Residential, Location: Land east of London Road, Site: HS15 Delivery within plan period: 6-10 years, Dwelling Capacity: 34, Use: Residential, Location: 51-53 London Road, Site: HS43 Proposals for the allocated site will need to have regard to the site-specific considerations set out in the table below in addition to other relevant planning policy, planning objectives and other material considerations.

Oaklands & Mardley Heath

In accordance with policies SP 2 and SP 3, the sites below are allocated for development within Oaklands & Mardley Heath: Delivery within plan period: 0-10 years, Dwelling Capacity: 25, Use: Residential, Location: Land at 2 Great North Road and to the rear of 2-12a Great North Road, Site: HS16 Delivery within plan period: 0-5 years, Dwelling Capacity: 6 pitch extension, Use: Gypsy and Traveller site, Location: Four Oaks, Great North Road, Site: HS32 (GTLAA04) Proposals for the allocated sites will need to have regard to the site-specific considerations set out in the table below in addition to other relevant planning policy, planning objectives and other material considerations.

Loss of Residential

Proposals which result in the loss of one or more dwellings will only be permitted where: i. The resultant development would result in a net gain in the overall number of dwellings on the application site; or ii. It can be demonstrated that the existing dwelling is significantly affected by adverse environmental conditions and there is no reasonable prospect that the impacts can be adequately mitigated against to create a healthy living environment for existing or future occupants; or iii. The social, economic or environmental benefits of doing so are demonstrated to significantly outweigh the need to minimise net losses to the borough's housing stock. Any net loss of authorised permanent sites or a reduction in the number of authorised pitches for Gypsies and Travellers or plots for Travelling Showpeople will only be permitted where it can be robustly demonstrated that the overall need for sites or pitches/plots no longer exists.

Mixed use development site at Broadwater Road West (SDS3 - Pea102, Pea02b and Pea02c)

Land at Broadwater Road West is allocated for development to accommodate approximately 1,863 new homes over the plan period. Mixed use development on this site will comprise primarily employment, housing, leisure and rail-related uses. Development on this site will comply with the Broadwater Road West Supplementary Planning Document. Development on this site will conform to the Strategy Diagram shown in Figure 10 below and the following principles: i. To create a sustainable neighbourhood with an appropriate mix and density of uses for its central location; and to support living and working in close proximity; ii. To establish strong connections between the east side of town, the site and through to the town centre by the provision of footpath and cycleway links; iii. To provide a wide mix of housing types, sizes and tenures, including a minimum of 30% of all units as affordable housing unless it can be robustly demonstrated that such a proportion would not be viable; housing for older people; iv. To use the industrial heritage as a cue for form, character and identity – re-use listed structures and ensure sympathetic development; v. To adopt the urban design principles set out in the Broadwater Road West Supplementary Planning Document; vi. To accommodate large scale uses which would best be located near the town centre; vii. To incorporate open space in accordance with the principles set out in the Broadwater Road West Supplementary Planning Document; viii. At least 5,800 square metres of Class E(g) employment floorspace will be provided in addition to that which was already provided on the site as at 1st April 2016; ix. About 1,850 dwellings will be provided in addition to those already provided on the site as at 1st April 2016. Affordable housing will be sought on the basis of an overall 30% on-site delivery target; x. Provision will also be made for community uses, fitness / leisure, retail (about 570 square metres), cafés / restaurants / bars and a hotel; xi. Building heights should be lower in the southern part of the site; xii. The setting of, and longer views to and from, heritage assets, including Hatfield House, should be preserved. Development at this site must contribute towards school provision off-site in the immediate vicinity. Development at this site will also need to include upgraded wastewater infrastructure and take into account noise from the railway and adjacent commercial activities as well as the potential for contaminated land. Once constructed, all new class E(g) development on this site will be afforded the same policy protection as that accorded by Policy SADM10 of this plan.

North East of Welwyn Garden City - SDS1

Land to the north east of Welwyn Garden City, at Panshanger, is allocated for development to accommodate approximately 870 new homes over the plan period. A Masterplan, to be prepared by the site promoter working with the Council and other stakeholders, and subject to public consultation and confirmation by the local planning authority, will set out the quantum and distribution of land uses, access, sustainable design and layout principles. The Strategy Diagram in Figure 11 below will inform the Masterplan, which will form an element of the planning obligation for the site and to provide further guidance on site specific matters. Any application for development should be preceded by, and consistent with, the Masterplan. The site will be planned comprehensively, in order to create a new extension to the neighbourhood of Panshanger, incorporating Garden City principles. These principles will be enshrined in a Design Code to be adopted as part of the planning permission (outline or equivalent) and implemented through the consideration of details. In accordance with the relevant Local Plan policies the site will provide: A wide mix of housing types, sizes and tenures, including a minimum of 30% of all units as affordable housing unless it can be robustly demonstrated that such a proportion would not be viable; housing for older people; and serviced plots of land to contribute towards meeting evidenced demand for self-build and custom housebuilding; Gypsy and Traveller provision sufficient to accommodate a total of 12 pitches; A new convenience shop in an accessible location to meet the day-to-day convenience shopping needs of new residents and to augment the existing neighbourhood centre at Moors Walk; A 2 form entry primary entry school that allows for dual use for community purposes; Sustainable transport measures including the improvement of pedestrian links, cycle paths, passenger transport and community transport initiatives within the site and linking to adjoining streets, footpaths and cycleways; Suitable access arrangements and any necessary wider strategic and local highway mitigation measures; Formal and informal open spaces for leisure and recreation, including play areas, sports fields, allotments and community orchards. Spaces will contribute to wider ecological networks including a strategic green infrastructure corridor from St Albans through to Hertford. As such, spaces should: be accessible to new and existing communities; provide upgraded routes for walkers and cyclists, including a route around the periphery of the development; provide safe routes for wildlife, protecting and enhancing wildlife assets; balance the needs of recreation and nature, providing animal infrastructure and undisturbed areas; The conservation and, where appropriate, enhancement of heritage assets and their settings, both on-site and in the wider area through careful masterplanning and appropriate mitigation measures, having regard to the findings of the heritage impact assessment; Landscaping and planting; An area of ecological enhancements in the north and east of the site; A structural landscaping area to the north in advance of any development to minimise its visual impact on the surrounding landscape, heritage assets and long distance views including views from and across the Mimram valley; Necessary utilities, including integrated communications infrastructure to facilitate home-working; Sustainable drainage and provision for flood mitigation; and New community facilities including a community hall. In order to ensure that the site is planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the Masterplan, and will not prejudice the implementation of the site as a whole. The developer will need to demonstrate that the 'opportunistic' use of some minerals on-site within the site itself has been fully considered, subject to it not prejudicing the delivery of housing within the plan period.

Targets for Growth

The Council will support levels of employment, housing and retail growth which are consistent with the vision and objectives of this strategy and the principles of sustainable development as follows: Land which makes a valuable contribution to the local economy is designated as Employment Areas, as shown on the Policies Map. Over the plan period, provision will be made for a net increase of at least 55,000 sq.m of new floorspace for industry, offices and warehousing. This will allow for a sufficient supply of jobs in the borough and provide the opportunity for new employment floorspace over the plan period, allowing for flexibility in the face of economic changes. Employment floorspace provision will include the strategic development sites at Marshmoor, Welham Green, and North West Hatfield, as set out on the Polices Map. The examination has identified a Full Objectively Assessed Housing Need (FOAHN) for the borough of 15,200 dwellings between 2016 and 2036 (an average of 760 dwellings per annum). Between 1st April 2016 and 31st March 2023, 3,218 dwellings have already been delivered. This plan has identified opportunities on specific sites in and around the towns and excluded villages to facilitate the delivery of 9,343 dwellings between 2023/24 and 2032/33 and 13,400 dwellings over the plan period 2016-36. Opportunities to meet the remaining need will be the subject of an early review of the plan. The Council will undertake a review of the Local Plan, which will commence no later than one year after the adoption of the plan. An updated or replacement plan will be submitted for examination no later than three years after the date of adoption of the plan. The review would be undertaken in the context of housing need, national policy, and other relevant circumstances at the time. The review will determine additional sites to be allocated to meet the requirement in future years and provides an opportunity to examine the plan's performance to that date. Through the provision of a net increase of around 200 bed-spaces for specialist (Use Class C2) residential or nursing care between 2016 and 2036. Through the delivery of around 1,350 new dwellings and associated development to the east of Welwyn Garden City, within the administrative area of East Herts. This will act as an extension to Welwyn Garden City and help to meet the need for housing within East Herts and within the Welwyn Hatfield Housing Market Area. Opportunities have been identified to facilitate the provision of 12,500 square metres new retail floorspace to meet predicted expenditure growth in the borough as set out in Table 1 through the allocation of sites within existing centres and new centres in some of the Strategic Development Sites and through existing permissions. Given the increasing shift towards online shopping, which was likely accelerated by the Covid-19 pandemic, the future of retail remains somewhat uncertain. The Council will therefore keep policies relating to town centres and retail under review, and may bring forward revised policies if necessary. The Council will resist any net loss in the borough's stock of dwellings, authorised permanent Gypsy and Traveller sites and the travelling showpeople site, allocated employment land, and retail floorspace in town, neighbourhood or village centres; unless otherwise in accordance with other plan policies. Areas and sites that are key to the delivery of the growth strategy have been designated or allocated on the Policies Map.

North West Hatfield - SDS5

Land at north west Hatfield is allocated for development in this Local Plan to accommodate approximately 1,750 new homes over the plan period. A masterplan setting out the quantum and distribution of land uses, access, sustainable design and layout principles will be agreed by the Council, working with the landowners and other key stakeholders. The Masterplan, which will be informed by the Strategy Diagram in Figure 14 below, will form the basis of a Supplementary Planning Document which will provide further guidance on site specific matters. Any application for development should be preceded by and consistent with the masterplan. The site will be planned comprehensively to create a new sustainable neighbourhood incorporating principles of high quality design. In accordance with the relevant policies of this Local Plan the site will provide: A wide mix of housing types, sizes and tenures, including a minimum of 25% of all units as affordable housing unless it can be robustly demonstrated that such a proportion would not be viable; housing for older people; and serviced plots of land to contribute towards meeting evidenced demand for self-build and custom housebuilding; Gypsy and Traveller provision sufficient to accommodate a total of 15 pitches (with 4 of these pitches off-site at site HS33/GTLAA08); A neighbourhood centre in an accessible location to meet the day-to-day retail needs of new residents; An employment area in a visible and accessible location in accordance with an up-to-date assessment of need; Community facilities, including healthcare and leisure facilities; A new secondary school site of up to 8 forms of entry (with expansion potential to 10 FE) and associated playing facilities east of Green Lanes. The site will be made available early in the build period; Provision of 3 forms of entry at primary school level, in the form of new schools within SDS5 and /or linked to the secondary school as an 'all through school' and/or in the form of an expansion of Green Lanes primary school. All schools should provide for the dual use of facilities for community purposes; Sustainable transport measures including the improvement of pedestrian links, cycle paths, passenger transport and community transport initiatives; Suitable access arrangements and any necessary wider strategic and local highway mitigation measures, including to address impacts on Coopers Green Lane, Green Lanes, the A1001 and locations at or around Junction 4 of the A1(M). Off-site highway works required in connection with the development of this site will require a new or improved cycle/pedestrian footbridge or underpass facilities above or below the A1(M).

Mixed-Use Development Site at Broadwater Road West

Delivery of development in accordance with the principles in the Broadwater Road West SPD, but to now incorporate: At least 1,863 new homes across Pea102, Pea02b and Pea02c; At least 5,800sqm (net) new Class E(g) employment floorspace; No more than 600sqm new convenience retail floorspace; A new hotel; A new GP surgery; New community use floorspace; 0.8ha of new urban space per 1,000 estimated residents; No significant loss to any of the heritage assets on the site, nor harm to their character and setting; Generation of at least 10% of the site's energy need through renewable sources; Improvements to public realm and traffic calming along Broadwater Road; Improvements to bus services serving the site; Improvements to the footbridge between the site and the town centre; Delivery of additional off-site primary school capacity to support development

Oaklands & Mardley Heath

In accordance with policies SP 2 and SP 3 the sites below are allocated for development in Oaklands & Mardley Heath: Delivery within plan period: 0-10 years Dwelling Capacity: 75 Use: Residential Location: Land east of Mardleybury Road Site: HS31 Delivery within plan period: 0-10 years Dwelling Capacity: 80 Use: Residential Location: Land south of Fanhams Hall Road Site: HS32

Welwyn

In accordance with policies SP 2 and SP 3 the sites below are allocated for development in Welwyn: Delivery within plan period: 0-5 years Dwelling Capacity: 30 Use: Residential Location: The Vineyards Site: HS18 Delivery within plan period: 0-5 years Dwelling Capacity: 30 Use: Residential Location: Sandyhurst Site: HS19 Delivery within plan period: 0-5 years Dwelling Capacity: 9 Use: Residential Location: School Lane Site: HS20 Proposals for the allocated sites will need to have regard to the site-specific considerations set out in the table below in addition to other relevant planning policy, planning objectives and other material considerations.

Welham Green

In accordance with Policies SP 2 and SP 3, the following sites are allocated for development within Welham Green: Delivery within plan period: 0-5 years Dwelling/floorspace capacity: 12 pitches Use: Gypsy and Traveller Location: Foxes Lane, Dixons Hill Road Site: HS35 (GTLAA01) Delivery within plan period: 0-10 years Dwelling/floorspace capacity: Approximately 40,500sqm of Class E(g) employment floorspace and around 100 dwellings Use: Class E(g) and Residential Location: Marshmoor Site: SDS7 Delivery within plan period: 0-5 years Dwelling/floorspace capacity: 84 Use: Residential Location: Land at Welham Manor and west of Station Road Site: HS44/45 Delivery within plan period: 6-10 years Dwelling/floorspace capacity: 120 Use: Residential Location: Land at Dixons Hill Road Site: HS46 Development of site SDS7 will be subject to the provisions set out within Policy SP 23 in addition to other relevant planning policy, planning objectives and other material considerations.

Brookmans Park

In accordance with policies SP 2 and SP 3, the following sites are allocated for development within Brookmans Park. Delivery within plan period | Dwelling Capacity | Use | Location | Site 0-5 years | 14 | Residential | Land west of Golf Club Road | HS21 0-10 years | 428 (+ 2FE Primary School) | Residential | Land west of Brookmans Park Railway Station | HS22 0-10 years | 10 | Residential | Land east of Golf Club Road | HS23 Development of HS22 will only be allowed to proceed once: Provision of the necessary additional primary school capacity to support this level of growth has been demonstrated and secured; and A technical solution for a new pedestrian and cyclist bridge over the railway has been agreed, and necessary legal and financial provisions to deliver it put in place.

Little Heath

In accordance with policies SP 2 and SP 3 the following sites are allocated for development in Little Heath: Delivery within plan period | Number of dwellings | Use | Location | Site 0-10 years | 35 | Residential | Land north of Hawkshead Road | HS25 0-5 years | 63 | Residential | Videne and Studlands, Hawkshead Road | HS47

Cuffley

In accordance with SP 2 and SP 3 the following sites are allocated for development within Cuffley. Delivery within plan period | Number of dwellings | Use | Location | Site 0-5 years | 6 | Residential | 36 The Ridgeway and land to the rear | HS26 0-5 years | 60 | Residential | Land at The Meadway | HS27 0-5 years | 121 | Residential | Land south of Northaw Road East | HS28 0-5 years | 73 | Residential | Land north of Northaw Road East | HS29 0-5 years | 75 | Residential | Wells Farm, Northaw Road East | HS30

Site allocations within the Rural Areas

Proposals for the allocated sites will need to have regard to the site-specific considerations set out in the table below in addition to other relevant planning policy, planning objectives and other material considerations.

North West Hatfield

Delivery of development which incorporates: At least 1,750 new homes; A proportion of new homes being self build plots; 15 new Gypsy and Traveller pitches, with 4 (net) delivered off-site at HS33 (GTLAA08); An employment area in an accessible location; A new Small Neighbourhood Centre at an accessible location within the site; A new secondary school and playing fields for dual use by the community; Provision for three forms of entry at primary school level; A new health centre; Sustainable transport measures to support development; Highway mitigation measures to support development, specifically around Coopers Green Lane, Green Lanes, the A1001 and around J4 of the A1(M); Necessary utilities improvements to support development; New formal and informal open space including play areas, sports pitches, allotments, community gardens and rights of way as part of the proposed Green Corridor

North East of Welwyn Garden City

Delivery of development which incorporates: At least 870 new homes; A proportion of new homes being self build plots; 12 new Gypsy and Traveller pitches; A new convenience shop at an accessible location within the site; A new two form entry primary school and playing fields for dual use by the community; Sustainable transport measures to support development; Highway mitigation measures to support development; Necessary utilities improvements to support development; New formal and informal open space including play areas, sports pitches, allotments, community gardens and rights of way as part of the proposed Green Corridor; The creation of a structural landscaping area on the northern edge of the site to minimise visual impact; Habitat mitigation, protection and enhancement as part of the proposed Green Corridor - with the delivery of specific improvements adjacent to Herns Lane; A design which protects and enhances nearby heritage and natural assets, in particular Panshanger Historic Park and Garden and Tewinbury SSSI

South East of Welwyn Garden City

Delivery of development which within the boundary of Welwyn Hatfield incorporates: At least 600 new homes; A proportion of new homes being self build plots; 11 new Gypsy and Traveller pitches; A new Small Neighbourhood Centre at an accessible location within the site; A new two form entry primary school and playing fields for dual use by the community; Sustainable transport measures to support development; Highway mitigation measures to support development, including on the A414 towards Hertford, B195 and A1(M); Necessary utilities improvements to support development; A substantial area of new formal and informal open space as part of the masterplanning of the site including play areas, sports pitches, allotments, community gardens and rights of way as part of the proposed Green Corridor; Habitat mitigation, protection and enhancement as part of the proposed Green Corridor; A design which protects and enhances nearby heritage assets, in particular the Grade II listed Holwell Hyde Farmhouse, Panshanger Historic Park and Garden, and Hatfield Historic Park and Garden

South east of Welwyn Garden City - SDS2 Birchall Garden Suburb

Land at Birchall Garden Suburb is allocated for development in both the Welwyn Hatfield Local Plan (SDS2) and the East Herts District Plan (EWEL1), to accommodate approximately 1,950 new homes over the plan period, of which 600 will be in Welwyn Hatfield Borough and 1,350 in East Herts District. East Herts District Council and Welwyn Hatfield Borough Council will continue to work together to ensure that the new suburb is delivered in a comprehensive manner across the local authority boundaries. Mechanisms will need to be established to ensure the effective delivery of infrastructure required to support the development. A joint masterplan setting out the quantum and distribution of land uses, key views to protect heritage assets, access, sustainable design and layout principles will be prepared by Welwyn Hatfield Borough Council and East Herts District Council, working with the landowner and other key stakeholders. The Masterplan, which will be informed by the Strategy Diagram shown in Figure 12 below, will inform the Supplementary Planning Document which will provide further guidance on site specific matters. The SPD will provide additional detail with regard to design and layout principles (including any design code), the approach to character areas and site density, treatment of ecological and heritage assets, the approach to remediation, access and sustainable transport measures, the location of Gypsy and Traveller provision, phasing and delivery of infrastructure, mineral extraction and built development. Any application for development should be preceded by, and be consistent with, the Masterplan. The site will be planned comprehensively to create a new sustainable community incorporating Garden City principles. Land adjacent to the existing edge of Welwyn Garden City will be formal in layout reflecting the character of the Garden City and Garden City principles. Further from the town, lower density development of a more semi-rural character that responds to the locale and landscape will be more appropriate. The developer must demonstrate the extent of any mineral that may be present and the potential for prior extraction in an environmentally acceptable way has been fully considered. As a minimum, an assessment of the depth and quality of mineral, together with an appraisal of the consequential viability for prior extraction without prejudicing the delivery of housing within the plan period should be provided. The developer will submit a detailed remediation strategy designed to secure a permanently safe environment for the human population and local wildlife. Following remediation, the developer will submit sufficient information to demonstrate that the site is not capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990. In accordance with the relevant Local/District Plan policies the site will provide: a. A wide mix of housing types, sizes and tenures, including affordable housing; housing for older people; and serviced plots of land to contribute towards meeting evidenced demand for self-build and custom housebuilding; b. Gypsy and Traveller provision (4 pitches for East Herts' and 11 pitches for Welwyn Hatfield's needs) to contribute towards the needs of both authorities; c. A neighbourhood centre in the East Herts part of the development and a small neighbourhood centre in the Welwyn Hatfield part of the development, each in an accessible location and of a size and scale to meet the day-to-day retail needs of new residents; d. An employment area in a visible and accessible location in accordance with an up-to-date assessment of need; this area would incorporate the Holdings in Welwyn Hatfield, together with land off Birchall Lane (currently allocated as a Waste Site (ref. AS008) in the Hertfordshire Waste Site Allocations Document) subject to there being no adverse impact on neighbouring residential amenity; e. Community facilities, including healthcare (in the East Herts part of the development) and leisure facilities; f. Education facilities, including land for a two form entry primary school with Early Years Provision in Welwyn Hatfield. Also land for an all-through school in East Herts to include a primary school of up to three forms of entry with Early Years Provision and a secondary school of up to eight forms of entry. All schools should provide for the dual use of facilities for community purposes; g. Sustainable transport measures that prioritise and encourage walking, cycling and the use of new and existing passenger transport networks. A sustainable transport strategy should support the application, which will set out the location of new routes and improved connections and will detail what measures will be in place to encourage patronage of passenger transport services from the outset of occupation; h. Suitable access arrangements and any necessary wider strategic and local highway mitigation measures, including addressing impacts on the A414 in Hertford, the B195 and the A1(M). i. Formal and informal open spaces for leisure and recreation, including play areas, sports fields, allotments and community orchards. Spaces will contribute to wider ecological networks including a strategic green infrastructure corridor from St Albans through to Hertford. As such, spaces should: be accessible to both new and existing communities; provide north-south and east-west connections, providing upgraded routes for walkers and cyclists, including the Lea Valley Path and Cole Green Way; provide safe routes for wildlife, protecting and enhancing wildlife assets; balance the needs of recreation and nature, providing animal infrastructure and undisturbed areas j. The conservation and, where appropriate, enhancement of heritage assets and their settings, including Panshanger Registered Park and Garden, Hatfield House, Hatfield Registered Park and Garden, Birchall Farm and Holwell Hyde Farmhouse. Through careful masterplanning and appropriate mitigation measures, having regard to the findings of the Heritage Impact Assessment, a buffer of open land will be required adjacent to Panshanger Park, Birchall Farm and Holwell Hyde Farmhouse. k. In order to complement the wider green corridor and ecological network objectives, the site, will protect and enhance areas of ecological importance through a landscape-led green infrastructure strategy. This strategy will create a network of linked habitats across the site which will provide links to green infrastructure outside the site, facilitate the migration and movement of species, create buffers alongside existing ecological features, provide for recreational access in a way that protects sensitive habitats, and contributes to achieving net gains to biodiversity across the site. A multifunctional green corridor with a width of about 100m or greater will be provided to link Holwell Park Wood with The Commons Local Nature Reserve. An appropriate land management strategy will also be required; l. A landscaped green infrastructure buffer adjacent to the A414 and Burnside will be required to provide visual screening, and to ensure that homes and other land uses are not adversely affected by the impacts of noise and air pollution. The buffer will comprise appropriate design features to provide noise and air quality mitigation, flood attenuation, the creation of new habitats and public rights of way. This buffer will also provide visual screening of development from the A414 and mitigate the harm to heritage assets. Appropriate evidence will be required to inform the design of this buffer; m. Necessary utilities, including integrated communications infrastructure to facilitate home-working; and n. Sustainable drainage and provision for flood mitigation. In order to ensure that the site is planned and delivered comprehensively, any application for development on part of the site will be assessed against its contribution to the masterplan, and will not prejudice the implementation of the site as a whole.

Type and Mix of Housing

In order to deliver a choice of homes and help create sustainable, inclusive and mixed communities, provision will be made for a range of housing to support the needs and requirements of different households. Housing mix: Proposals for 10 or more new dwellings should demonstrate how the mix of tenure, type and size of housing proposed on sites has had regard to the Council's latest evidence of housing need and market demand and contribute towards meeting the varied needs of different households including single person households, couples, families with children, older people, people with disabilities and people wishing to build their own homes. For larger sites, there should be a greater opportunity to deliver a broader mix. Affordable Housing: As part of the overall housing target, a proportion of new homes built in the borough will be for affordable housing. Subject to viability, affordable housing will be sought on the following basis (for residential or residential-led mixed use schemes): - 10 new dwellings or a site of 0.5ha or more: 25% on-site delivery target in Hatfield (including SDS5) - 10 new dwellings or a site of 0.5ha or more: 30% on-site delivery target in Welwyn Garden City (including SDS1, SDS2 and SDS3) - 10 new dwellings or a site of 0.5ha or more: 35% on-site delivery target in Excluded villages - 10 new dwellings or a site of 0.5ha or more: 30% on-site delivery target for Re-development or re-use of Major Developed Sites or other previously developed sites in accessible locations compatible with Green Belt policy In order to contribute to the creation of mixed communities, the priority will be for affordable housing to be delivered on the main application site. Off-site provision or a commuted payment will only be supported where it can be robustly justified and where it would result in the delivery of at least an equivalent number of new affordable homes or to a broadly equivalent value. Unless otherwise agreed, alternative delivery should be made within the same settlement as the main application site and still contribute to the creation of mixed communities. Rural Exceptions Sites to provide small scale affordable housing schemes of up to 4 new dwellings within or adjoining the borough's Green Belt villages, and adjoining those excluded villages where no sites have been allocated for housing within this Plan, will be supported where it can be robustly demonstrated that the proposed development is required to help address the identified housing needs of the local community. Self-build and Custom Housebuilding: On sites of 100 or more non-flatted dwellings, 2% of serviced dwelling plots should be provided to contribute towards meeting the evidenced demand for Self-build and Custom Housebuilding in the borough. Serviced plots of land for Self-build and Custom Housebuilding will also be supported on other allocated sites or permitted windfall sites where overall, this would not result in an over-provision of this type of housebuilding when compared to the Council's supply/demand evidence. Housing for older people: As part of the overall housing target, a net increase of around 620 dwellings will be supported to help meet the varied housing needs of an ageing population, through the provision of a range of housing types and options such as sheltered housing, flexi-care, extra-care, assisted living and other forms of supported housing, provided such developments are located in accessible locations. Around 5% of all new housing delivered at Strategic Development Sites should comprise housing which is specially designed for older people. Specialist housing: In addition to the overall housing target, a net increase of around 200 bed-spaces to help meet the accommodation needs of those who need specialist (Use Class C2) residential or nursing care will be supported in the borough's towns and excluded villages. Accessible and Adaptable and Wheelchair User dwellings: At least 20% of all new dwellings on sites involving 5 or more new dwellings will be required to meet Building Regulations Part M4(2) standards for 'accessible and adaptable dwellings' (or as subsequently amended) the delivery of which should be distributed across market and affordable tenures. This proportion may be varied where dwellings are proposed to meet Part M4(3) standards for 'wheelchair user dwellings' (or as subsequently amended). Pitch provision for Gypsies and Travellers: Sites have been allocated to facilitate the delivery of additional 61 pitches over the plan period to meet the accommodation needs of Gypsies and Travellers. Delivery will be phased over the plan period and pitch delivery in the later part of the plan period will be brought forward where the need continues to be demonstrated as evidenced by future reviews of accommodation needs assessments. Houses in Multiple Occupation: To maintain mixed, balanced, sustainable and inclusive communities, applications for Houses in Multiple Occupation will only be approved where they would not create an over concentration of such accommodation resulting in an imbalance within local communities or other significant adverse impacts. Proposals should comply with the Houses in Multiple Occupation Supplementary Planning Document. Purpose built student accommodation: Purpose built student accommodation to meet the demonstrated needs of higher education providers in the borough will be supported where: - On campus provision: this is in accordance with a masterplan that has been approved by the Council. - Off-site campus provision: purpose built student accommodation will be supported where it is highly accessible to a main university or college campus within the borough by walking, cycling and public transport and provides sufficient on-site car parking, where required; - Applications should be accompanied by details setting out proposals for the organisation and management of the accommodation to demonstrate that the proposal will meet the specific need for student accommodation. Where necessary, the Council will use conditions to ensure that such accommodation remains specifically for students.

Infrastructure Delivery

Contributions to supporting infrastructure in line with the Planning Obligations SPD

Infrastructure Delivery

To support the delivery of sustainable communities, the Council will ensure that suitable provision is made for new or improved infrastructure, required to meet the levels of growth identified in this Local Plan. Developers will be required to contribute to the reasonable costs of enhancing existing infrastructure or providing new physical, social and green infrastructure, required as a result of their proposals, through either financial contributions (including planning obligations or the Community Infrastructure Levy (CIL)), or by direct provision of such infrastructure on-site within the development. The Council will use grant funding, Section 106 agreements, unilateral undertakings, planning conditions, and when adopted, the Council's CIL Charging Schedule, to secure this. The adopted Planning Obligations SPD sets out guidance in relation to the negotiation of Section 106 contributions and will be updated in due course to reflect the Council's approach to planning obligations once the Community Infrastructure Levy has been implemented. Supporting infrastructure should be provided in advance of, or alongside, the development, unless there is sufficient existing capacity. The appropriate phasing for the provision of infrastructure will however be determined on a case by case basis. Furthermore, the Council will continue to work with its partners to address existing deficiencies and secure appropriate levels of funding.

New Schools

i. The Council's housing target for the plan period leads to a requirement for additional secondary education capacity equivalent to three new secondary schools for the borough. Locations for two new secondary schools are identified within proposed strategic housing sites; one within SDS5 at North West Hatfield and the other at Birchall Garden Suburb, east of Welwyn Garden City within the administrative area of East Hertfordshire District. A site for the third new secondary school is identified at New Barnfield in southern Hatfield, which is previously developed land within the Green Belt. The site of the former school buildings is also a Major Developed Site as defined in Policy SADM34 and shown on the Policies Map. ii. The Council's housing target for the plan period also leads to a requirement for new primary education capacity. In the case of the new neighbourhoods at SDS1, SDS2, and SDS5, and the site east of Welwyn Garden City within the administrative area of East Hertfordshire District: locations for new primary schools are identified within the proposed new developments. New primary school sites are also identified within housing sites HS11 south of Hatfield and HS22 at Brookmans Park.

Cemetery extension at South Way, Hatfield

CEM01 is allocated as defined on the Policies Map as an extension to the existing cemetery south of South Way, Hatfield. Development within the allocated cemetery site will need to take account of: Safe and satisfactory vehicular, pedestrian and cyclist access and routes are provided; Maintaining the openness of the site and surrounding areas of countryside and Green Belt; and Protection of groundwater.

Infrastructure Delivery

Delivery of the infrastructure projects set out in the Infrastructure Delivery Plan, once published.

Development within the Green Belt

Within the Green Belt as defined on the Policies Map planning permission will be granted for development in accordance with national policy and other policies in this plan subject to the following criteria. Openness and purposes of the Green Belt Proposals for the re-use of buildings, appropriate facilities for outdoor sport, outdoor recreation, cemeteries and development on previously developed sites will need to demonstrate that they preserve the openness of the Green Belt and do not conflict with the purposes of including land within it. In assessing the impact of the proposal the Council will take into account: i. Whether the site lies within a parcel of land which makes a significant or partial contribution to one or more purposes of the Green Belt; ii. Whether the scale of development or activity would compromise that purpose; iii. The level of impact on both the physical and visual openness of the Green Belt. Extensions and Alterations to Existing Buildings Applicants will need to demonstrate that extensions and alterations to a building would not result, either individually or cumulatively, in disproportionate additions over and above the size of the original building, in terms of bulk, scale, height or massing. Account will be taken of the extent to which the extension and/or alteration would be consistent with the general pattern of development and character of the area and its prominence within the landscape. Replacement Buildings Replacement buildings will be permitted provided that the new building is not materially larger than the one it replaces in terms of its footprint, height and external volume and is in the same use. In assessing the impact of the proposal the Council will take into account: i. The location of the replacement building and its prominence within the landscape; ii. The extent to which the proposed development is consistent with the general pattern of development and character of the area. Consideration will be given to the removal of permitted development rights where considered necessary to protect the openness of the Green Belt. Change of Use Proposals for change of use will need to demonstrate that they are consistent with both the settlement and rural areas strategies as well as the principles of sustainable development set out in the Local Plan. Existing buildings must be of permanent and substantial construction and capable of conversion without the need for substantial demolition and rebuilding. Where a change of use of land is proposed applicants will need to demonstrate that the proposal would preserve the openness of the Green Belt and minimise any impact on the landscape. Infill Development Limited infill development will be permitted in villages within the Green Belt provided: i. It is within a continuous built up frontage; ii. It does not extend the existing 'built up' area of the village into the open countryside; iii. It would not result in the loss of a view or vista which makes a significant contribution to the character of the settlement; and iv. It is small scale and would not result in the provision of more than four dwellings (net). Agricultural and Forestry Dwellings Both permanent and temporary residential accommodation will be permitted where it can be demonstrated that there is a functional need for on-site accommodation and there is no other suitable accommodation on site or in the surrounding area.

Delivering Sustainable Development

The Local Plan seeks to bring about sustainable development in the borough by applying the following principles: The need to plan positively for growth in a way which supports economic growth, increases the supply of housing and helps to reduce social and health inequalities in the borough - whilst recognising environmental and infrastructure constraints. That new development should contribute to the creation of mixed and sustainable communities which are well planned, promote healthy and active lifestyles, are inclusive and safe, environmentally sensitive, accessible, culturally rich, vibrant and vital, well served, and built to high design standards reflecting local character. That the location of new development should deliver a sustainable pattern of development which prioritises previously developed land; minimises the need to travel by directing growth to those areas with good transport networks which are well served by jobs, services and facilities; protects areas of highest environmental value; and avoids areas of high flood risk. That the natural and heritage assets of the borough should be protected and enhanced and its natural resources used prudently. That adaptation and mitigation principles relating to climate change are incorporated into the design and construction of new development which include energy and water efficiency measures, the use of low carbon and renewable energy, the provision of green infrastructure and sustainable drainage systems (SUDs). The Council will take a positive approach when considering development proposals that reflect the presumption in favour of sustainable development contained in the National Planning Policy Framework and the principles set out above. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision, then the Council will grant permission unless material considerations indicate otherwise – taking into account: The principles set out above; Whether there are any adverse impacts of granting permission which would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or Specific policies in that Framework, such as Green Belt policy, indicate that development should be restricted.

Rural Areas

In the rural areas the Council will support diverse and sustainable farming and other countryside-based enterprises and activities which contribute to rural economies and meet the principles of sustainable development. Limited infill development and the re-use or conversion of existing buildings will be supported where these are compatible with their Green Belt location, the settlement strategy and the protection of critical assets. The Council will support the retention of local facilities and the provision of new facilities and infrastructure which are important to the social and economic well-being of rural communities.

Settlement Strategy and Green Belt boundaries

In order to meet the need for housing and employment land this plan has identified land which has been released from the Green Belt. Green Belt boundaries have been defined as shown on the Policies Map. Planting and landscape buffers are proposed, as appropriate, to define newly established Green Belt boundaries, as indicated in the Local Plan and on the Policies Map. Green Belt boundaries will be maintained throughout the plan period and will only be reviewed through a review of this plan. Consistent with the settlement hierarchy, the primary focus for new development will be in and around the two towns of Welwyn Garden City and Hatfield where accessibility to strategic transport networks and public transport is good and the greatest potential exists to maximise accessibility to job opportunities, shops, services and other facilities, and to create new neighbourhoods with supporting infrastructure. The secondary focus for development will be in and around the excluded villages at a more limited scale, compatible with the more limited range of job opportunities, shops, services and other facilities available in these locations. In villages and other rural areas of the borough that lie within the Green Belt, development will be restricted so as to be consistent with the type of development envisaged in national planning policy and other policies of this plan. Development that would result in disproportionate growth to any of the settlements, conflict with the function and position of a settlement within the hierarchy, which cannot be supported by the necessary infrastructure or result in a loss of services and facilities which are considered to be key to supporting local communities will be resisted.

Development within Hatfield Town Centre Core Retail Zone

Delivery of development which incorporates: 1,200sqm (net) new E(a) and/or E(b) floorspace; At least 71 (net) new homes; Improvements to the public realm and accessibility of the eastern end of Hatfield Town Centre; A design which ensures a neutral impact on the historic character of Old Hatfield, Hatfield House and Hatfield Historic Park and Garden to the east

High View Neighbourhood Centre

Delivery of development which incorporates: The re-provision of at least an equivalent amount of retail floorspace to that which currently exists within the centre; At least 140 (net) new homes; The delivery of a new health centre, combing existing local GP surgery, dentist and pharmacy provision; A design that improves the visibility of the shops and facilities at High View, better integrating them into the surrounding area; Improved public realm, including a new play area adjacent to St Johns Church

Town Centre North Development Site

Delivery of development which incorporates: 6,000sqm (net) new retail floorspace; At least 100 (net) new homes; A design which preserves and enhances Welwyn Garden City Conservation Area; No net loss of car parking; The rationalisation of Bridge Road East, including the removal of the current roundabout; New surface-level pedestrian crossings

Town Centre North Development Site - HS7

Land at Town Centre North, as shown on the Policies Map is allocated for major retail-led mixed use development of around 6,000 square metres of comparison goods and 100 dwellings. Development should only be carried out in accordance with the Town Centre North Supplementary Planning Document (April 2015) which gives detailed guidance on matters such as quantity and type of development, design, heritage, public realm, access and movement as well as sustainability issues. Should a larger development opportunity come forward in this location, the Council will consider its suitability in the light of the need for the additional floorspace and the ability of the transport infrastructure to accommodate an increased number of trips. The Council will require any development to be designed to a high standard to: i. Preserve or enhance the character or appearance of the Conservation Area and its setting; ii. Create a new entrance to the town centre on its north side; iii. Enhance the public realm and landscape within the town centre and achieve a strong visual linkage between the town centre, the Campus and the Campus East car park area; iv. Achieve good pedestrian access and linkage with the rest of the town centre; v. Ensure efficient vehicle movement on surrounding roads; vi. Provide adequate car parking to meet the needs of the development; vii. Improve passenger transport provision in the town centre; and viii. Provide a range of retail units, which would enhance the quality of the retail provision in the town.

Acceptable uses outside the Welwyn Garden City Core Retail Zone (The Campus, Parkway and Church Road)

In Welwyn Garden City Town Centre, as shown on the Policies Map, the Council will encourage the retention of existing civic, cultural, community and leisure uses at The Campus. Where an existing use is no longer required the Council will allow proposals for changes of use or development for office, hotel, leisure, cultural, community, education and residential uses provided that the proposal would meet development criteria i to v below. On the western side of Parkway and the south side of Church Road, as shown on the Policies Map, the Council will allow proposals for changes of use or development for office, community, cultural and residential uses provided that they meet development criteria i to v below. Development criteria: i. Maintain and where appropriate enhance the vitality and viability of the town centre; ii. Preserve or enhance the character or appearance of the Conservation Area and its setting; iii. Not harm the amenities of the occupiers of nearby residential areas; iv. Be properly integrated into the retail core of the town centre, including the provision of good pedestrian linkages; and v. Provide adequate highway access and servicing arrangements and would not be detrimental to the highway network including highway safety. At The Campus, proposals for new civic, cultural, community or leisure facilities or to modernise, extend or re-provide the existing facilities will be supported. Proposals which result in the loss of such facilities will need to satisfy the requirements of SADM 7. Where the site currently provides car parking which serves the needs of the town centre as a whole, this must be replaced within the development site or in an appropriate alternative location. On the western side of Parkway and the south side of Church Road, Proposals for new or replacement buildings, and any significant alterations or extensions to existing buildings in these areas will not be permitted unless it can be demonstrated that the development proposed would enhance the character of the conservation area. Proposals for new cultural or community facilities or to modernise or extend existing facilities will be supported. Proposals which result in the loss of such facilities will need to need to satisfy the requirements of SADM 7.

Development within Hatfield Town Centre Core Retail Zone

Land within the Core Retail Zone, as shown on the Policies Map is identified as an opportunity area for high density mixed use development. Planning permission will be granted for schemes comprising retail, office, community, leisure, parking and residential uses in accordance with the town centre strategy and Policy SADM 4, provided that they support the regeneration of Hatfield town centre and its vitality and viability. Land at 1 Town Centre and 3-9 Town Centre as shown on the Policies Map (Site HS36) is allocated for high density, mixed use development comprising approximately 1200 square metres E(a) and/or E(b) uses and including 66 dwellings to meet the requirement for retail floorspace in the town centre identified in the plan. Applications for land at 1 Town Centre and 3-9 Town Centre will be required to address the following design and land use principles: i. Uses located on the ground floor will be in E(a) and/or E(b) use. ii. The creation of a high quality landmark building to address the Wellfield Road and Queensway frontages and to terminate the key vista along the Old St Albans Road from Asda to improve the legibility of the town centre. iii. At ground floor level, development on this site will become primary retail frontage following the relevant criteria set out in Policy SADM 4. Applications for development elsewhere in the Core Retail Zone will be required to address the following design and land use principles: i. Landmark buildings should be created in prominent locations and to terminate key vistas to improve the legibility of the town centre. ii. Access to uses at first floor and above should be via entrances from the street. iii. Multi-storey or decked car parking arrangements should be considered. iv. Blank frontages should be minimised and development proposals should provide for a more outward looking town centre (service yards should be concealed and development over such areas considered). v. Opportunities should be take to enhance the immediate physical environment to improve the character and quality of the town centre. vi. Opportunities should be taken to improve the public realm and its functionality by ensuring a consistent and coordinated treatment of materials and street furniture and substantially improving key pedestrian routes within the town centre. vii. Opportunities should be taken to improve pedestrian and cycle connectivity to the wider network and to respond to natural connections and design lines. viii. Opportunities should be taken to improve public transport connections and where feasible to provide a bus interchange facility. Proposals for development at a height above four storeys will be considered in relation to the criteria on tall buildings set out in policy SP9 High Quality Design.

Acceptable uses outside the Core Retail Zone - The Common and Queensway Opportunity Areas

Within Hatfield Town Centre outside the Core Retail Zone the Council will allow proposals for changes of use or development for office, hotel, residential, leisure, community or education uses provided that the proposal would: i. Support the regeneration of Hatfield town centre and its vitality and viability; ii. Not harm the amenities of the occupiers of nearby residential areas; iii. Be properly integrated into the retail core of the town centre, including the provision of good pedestrian linkages; and iv. Provide adequate highway access and servicing arrangements and would not be detrimental to the highway network including highway safety. The Common Opportunity Area Proposals for new civic, cultural, community or leisure facilities or to modernise, extend or re-provide the existing facilities will be supported. Proposals which result in the loss of such facilities will only be permitted if up to date evidence shows that there is no longer a need for the facility or the existing facility can be satisfactorily relocated within the development proposals or replaced by a facility of equivalent or better quality in an appropriate alternative location. Queensway Opportunity Area Proposals for new community facilities or to modernise, extend or re-provide the existing facilities will be supported. Proposals which result in the loss of community facilities will only be permitted if up to date evidence shows that there is no longer a need for the facility or the existing facility can be satisfactorily relocated within the development proposals or replaced by a facility of equivalent or better quality in an appropriate alternative location. Where the site currently provides car parking which serves the needs of the town centre as a whole, this must be replaced within the development proposals or in an appropriate alternative location.

Acceptable uses outside the Core Retail Zone - Lemsford Road Opportunity Area

Within Hatfield Town Centre, on the western side of Lemsford Road outside the Core Retail Zone (as shown on the Policies Map) the Council will allow proposals for changes of use or development for retail, office, hotel, residential, leisure or community uses provided that the proposal would: i. Support the regeneration of Hatfield town centre and its vitality and viability; ii. Maintain and enhance the strategic link between the town centre and the Galleria; iii. Not harm the amenities of the occupiers of nearby residential areas; iv. Be properly integrated into the retail core of the town centre, including the provision of good pedestrian linkages; and v. Provide adequate highway access and servicing arrangements and would not be detrimental to the highway network including highway safety. Proposals for new leisure facilities or to modernise, extend or re-provide the existing facilities will be supported. Proposals which result in the loss of the Swim Centre will only be permitted if up to date evidence shows that there is no longer a need for the facility or the existing facility can be satisfactorily relocated within the development proposals or replaced by a facility of equivalent or better quality in an appropriate alternative location. Where the site currently provides car parking which serves the needs of the town centre as a whole, this must be replaced within the development proposals or in an appropriate alternative location.

High View Neighbourhood Shopping Centre - HS37

Land at High View, as shown on the Policies Map is allocated for mixed use development comprising residential, retail, service and community uses. Development should be carried out in accordance with the High View Supplementary Planning Document which gives detailed guidance on matters such as quantity and type of development, layout, design, heritage, public realm, access and movement as well as sustainability issues. The Council will support the delivery of new play facilities to serve the site within UOL193, which is outside but adjacent to the allocated area of the site.

Development in Designated Centres

Within the defined boundaries of designated centres the Council will support proposals for new development or changes of use, subject to them not having a detrimental impact on the vitality and viability of that centre. Proposals will be resisted where they result in the loss of a use or a facility which attracts people to the centre or which directly serves the centre, unless it can be demonstrated that there is no longer any need for that use or facility. The Policies Map indicates the boundaries of Welwyn Garden City and Hatfield Town Centres; which which are defined Core Retail Zones, Anchor Stores, Primary Frontages and Secondary Frontages. The Policies Map also indicates the boundaries of each of the borough's Neighbourhood and Village Centres and whether they are a large or small centre, and defines Retail Frontages within the Large Neighbourhood and Village Centres. Town Centre Core Retail Zones To maintain the function of Core Retail Zones, planning permission for retail development in the town centre, but outside the Core Retail Zone will not be permitted, unless indicated by the sequential approach. Town Centre Anchor Stores To maintain the function of the Core Retail Zones in Welwyn Garden City and Hatfield town centres, development will not be permitted which would lead to the loss of all or a significant part of an Anchor Store from a Class E retail use, unless it can be clearly demonstrated that the loss would not have a detrimental impact on the vitality and viability of the town centre. Town Centre Frontages Planning permission will be granted for Class E uses within the Primary Frontage. To maintain the vitality and viability of Welwyn Garden City and Hatfield town centres, within the defined Primary Frontage, the Council will support proposals for changes of use, provided that: i. At least 70% of the defined Primary Frontage (by length) within which the unit is located will remain in those catefories of class E retail uses considered appropriate in town centres; ii. There will be no more than two adjoining units in uses other than Class E retail; and iii. There will be no loss of an existing active frontage to a non active frontage. Planning permission will be granted for Class E uses within the Secondary Frontage. To maintain the vitality and viability of Welwyn Garden City and Hatfield town centres, within the defined Secondary Frontage, the Council will support proposals for changes of use, provided that: i. At least 30% of the Secondary Frontage (by length) within which the unit is located will remain in Class E retail use; ii. There will be no more than five adjoining units in uses other than Class E retail; and iii. There will be no loss of an existing active frontage to a non active frontage. Neighbourhood and Village Centres Within the defined Retail Frontage(s) of Large Neighbourhood or Large Village centres the Council will support proposals for changes of use where: i. At least 50% of the Retail Frontage(s) (by number of units) remain in Class E retail use; ii. There will be no more than two adjoining non-Class E retail units within any part of the frontage; iii. There would be no harm to the vitality and viability of the centre. The Council support proposals for changes of use within Small Neighbourhood or Small Village centres where: i. The loss would not have a detrimental impact on the provision of Class E retail within the wider neighbourhood or village whose centre the premise is within; ii. The centre would remain in a predominantly Class E retail use; iii. The proposal would add to the vitality and viability of the centre. Any new additional retail development at existing neighbourhood and village centres should not generally exceed 500 sq.m gross floorspace. Requirement for marketing Planning permission will only be granted as an exception to the criteria in this policy where there are overriding benefits to the overall vitality and viability of the relevant Town, Neighbourhood or Village Centre. It will also need to be demonstrated through active and extensive marketing over a period of at least 12 months that there is a lack of demand for a Class E retail use in that location.

Development outside Designated Centres

Individual Convenience Shops The Council will resist proposals which result in the loss of individual convenience shops outside designated centres, even where ancillary to another use (such as petrol stations). Planning permission will only be granted where: i. The retail unit is vacant; and it can be clearly demonstrated through evidence of extensive, active and realistic marketing over a period of at least 12 months that there is a lack of demand for a shop in that location; or ii. Alternative convenience retail provision is available within an 800m walking distance (not straight line distance); or iii. The replacement land use offers compelling benefits which outweigh the loss Any new individual small convenience shops should not exceed 280 sq.m gross. Extensions to individual small convenience shops should not create a unit which exceeds 280 sq.m gross. Out-of-Centre Retail Except for Individual Convenience Shops of less than 280sq.m, proposals for new retail development in out-of-centre locations (including the extension of existing retail stores) will be resisted unless it has been demonstrated that no suitable, viable and available sites exist in sequentially preferable locations - see the Sequential Approach in Policy SP 5. The Council will also refuse planning permission for the relaxation or removal of conditions on the type of goods that can be sold from existing out-of-centre units.

Welwyn Garden City Town Centre Strategy

The Council will support the development of Welwyn Garden City town centre as the borough's primary comparison shopping retail destination. New development should make a positive contribution to improving the town centre's viability and vitality, support the creation of a comfortable, safe, attractive and accessible shopping environment, and improve both the overall mix of land uses in the centre and its connectivity to adjoining areas. This will be achieved, in accordance with the Strategy Diagram below, by: Providing opportunities for new retail investment in the town centre and other associated uses, to increase its retail offer and commercial viability and maintain or improve its position in the regional and local shopping hierarchy. The main opportunity for this is the Town Centre North site, HS7 Maintaining the centre's important civic, cultural and community functions which should remain focused in The Campus area. Improving movement and access within the centre, giving priority to pedestrians, cyclists and public transport, whilst maintaining and optimising the management of car parking provision. Enhancing the quality of its environment, its open spaces and public realm, recognising the character of the garden city, in order to improve its attractiveness as a centre. Increasing the diversity of uses in the centre, in particular cafés, restaurants and pubs, but also residential, hotel, offices and leisure, so enhancing its attractiveness as a centre, extending its life into the early evening and providing a broader range of services to local people. Providing opportunities for shopping, community and leisure events to encourage more people to visit the town centre. All new development within Welwyn Garden City town centre will be required to contribute positively to this strategy. Applications for larger scale development (over 1,000sqm floorspace) will be required to demonstrate how the proposal: i. Supports the delivery of the town centre strategy; ii. Has been informed by the current, emerging and future context of its site; iii. Will not be detrimental to the successful current or future implementation of opportunities on other nearby sites, or their ability to meet the town centre vision or objectives.

Hatfield Town Centre Strategy

The Council will promote the co-ordinated regeneration of Hatfield town centre and will support development within the town centre boundary that; makes a positive contribution to improving the town centre's viability and vitality, helps to create a comfortable, safe, attractive and accessible shopping environment, and improves both the overall mix of land uses in the centre and its connectivity to adjoining areas. This will be achieved, in accordance with the Strategy Diagram in Figure 13 below, through the following objectives: a) Securing new shopping opportunities in the town centre, in order to enhance the variety and quality of retail provision. The main opportunity for this is the mixed use development site at 1-9 Town Centre (HS36) b) Encouraging a balanced mix and diversity of uses in the town centre including retail, leisure, community uses, offices and housing. c) Supporting existing and new communities. d) Enhancing the quality of the environment and public realm. e) Improving access for pedestrians and cyclists within and to the town centre. f) Enhancing and better integrating public transport within the town centre, and by developing sustainable transport links with The Galleria and the railway station. g) Ensuring an appropriate supply of attractive, convenient and safe car parking that is managed for the needs of shoppers, visitors and businesses alike and considering options for either multi-storey or decked parking. h) Ensuring provision for the town centre markets and other events. i) Promoting a safe and secure environment. j) Supporting the long term management and maintenance of the town centre. All new development within Hatfield town centre will be required to contribute positively to this strategy and to the regeneration of the town centre. To achieve this, applications for larger scale development (over 1,000sqm floorspace) will be required to: i. demonstrate how the proposal will support the delivery of the town centre strategy; ii. demonstrate how the proposal has been informed by the current, emerging and future context of the site and surrounding area; iii. ensure that the proposal is not detrimental to the successful current or future implementation of other nearby sites or their ability to meet the town centre vision or objectives. Applications across multiple sites must be supported by a masterplan to demonstrate the acceptability of an individual scheme and that a comprehensive approach has been taken to their redevelopment.

Quantity and Location of Retail Development

The Council will support the provision of additional retail floorspace to meet forecast expenditure growth to at least 2033 in the defined retail centre hierarchy to deliver the functions set out in the table below. Priority will be given to the provision of additional comparison floorspace in Hatfield and Welwyn Garden City town centres. Additionally, the Council will require: Small neighbourhood shopping centres including convenience retail floorspace, which would form part of the retail hierarchy, to be provided in the new neighbourhood of North West Hatfield (SDS5/Hat1) and in South East Welwyn Garden City (SDS2/WGC5), which forms part of Birchall Garden Suburb; At least one small convenience shop at the former Panshanger Airfield (SDS1/WGC4). In addition, the Council will support the provision of a small neighbourhood shopping centre in the new neighbourhood of Birchall Garden Suburb in East Hertfordshire. The Council will promote a range of activities in town centres that cater for the whole community, creating a balanced evening economy including entertainment and late night shopping as well as the provision of a range of eating and drinking establishments. In order to reinforce the retail function and viability of Hatfield and Welwyn Garden City town centres, Core Retail Zones have been identified along with their anchor stores, primary and secondary shopping frontages as shown on the Policies Inset Maps. Shopping frontages have also been designated in the neighbourhood and village centres where there is a focus on convenience shopping and service facilities for the needs of the local community. Sites for new development within existing and new centres have been allocated in this plan to meet the need for additional retail floorspace to meet the need to at least 2033. As a part of a rolling programme of investment, the Council will seek to regenerate and renew Hatfield town centre and existing council-owned neighbourhood centres as defined in the retail hierarchy where this is required. The Council will also support the renewal and regeneration of other neighbourhood and village centres defined in the retail hierarchy. Sequential Approach If no suitable, viable and available sites exist in the identified centres (taking account of reasonable flexibility in the format of the proposal), then proposals for sites on the edge of those centres will be considered. If no edge of centre sites are suitable, viable and available, out-of-centre sites will be considered. It is not accepted that specific classes of goods cannot be sold from in-centre locations. Developments will need to demonstrate flexibility in their operational requirements in terms of their format. Any retail proposals (including extensions) on sites outside centres in the retail hierarchy will be required to demonstrate compliance with the sequential approach to site selection. For those proposals exceeding 500 sq.m gross floorspace, it will have to be demonstrated that the proposal will not have an unacceptable impact on existing town centres. For those proposals exceeding 300sq.m gross floorspace, it will have to be demonstrated that the proposal will not have an unacceptable impact on existing neighbourhood and village centres.

Active Frontage at Ground Floor Level

Aims to achieve active frontage at ground floor level by setting out criteria which will ensure that certain proportions of premises within different areas of the borough's town, large neighbourhood and large village centres remain in an E(a) retail use.

Parking, Servicing and Refuse

Parking i. The type and quantum of vehicle and cycle parking provided within development proposals will be informed by the standards set out in the Council's parking standards taking account of: a. The site's location and accessibility to public transport, services and facilities; b. The nature and degree of parking demand likely to be associated with the development and opportunities for shared parking; and c. The need to promote more sustainable forms of travel within the borough. ii. The siting, layout and design of vehicle and cycle parking, including detached garage blocks, within development proposals will be required to ensure that an attractive and coherent street scene is maintained, that the main purpose of any adjacent open space is protected, and that parking spaces are appropriately related to the part of the development that they serve. iii. An appropriate level and type of vehicle charging infrastructure will be incorporated into town centre parking areas and at new or regenerated neighbourhood centres where the opportunity arises. Appropriate provision should also be made within new residential, employment and leisure related development. The Council will bring forward more detailed policy on electric vehicle charging provision requirements in developments at an early opportunity. Servicing and refuse i. Appropriate provision of service areas and refuse storage and collection areas should be made according to the nature of the development. Such areas and access to them should be appropriately sited and designed to ensure they can: a. Perform their role effectively without prejudicing or being prejudiced by other functions and users; b. Maintain an attractive and coherent street scene and protect visual amenity; and c. Avoid creating risk to human health or an environmental nuisance.

Highway Network and Safety

Development proposals will be permitted provided: i. There would be no severe residual cumulative impacts on the local and/or strategic transport network once any cost-effective and achievable mitigation measures have been taken into account. Development proposals which generate a significant amount of traffic movements must be accompanied by either a Transport Assessment or Transport Statement as appropriate in accordance with the criteria in the Hertfordshire County Council Highway Design Guidance; ii. There would be no negative impacts on highway safety; iii. They are designed to allow safe and suitable means of access to and from the site for all users; and iv. They provide satisfactory and suitable levels of parking, in accordance with the criteria set out in SADM12 and the Council's parking standards, and taking into account the opportunities for public transport, cycling and walking.

Sustainable Travel for All

i. All developments at or above the thresholds set out in Hertfordshire County Council's Hertfordshire Travel Plan Guidance will be required to submit a Travel Plan as part of a planning application. Development proposals should make provision where appropriate for: ii. Cyclists, through safe design and layout of routes integrated into new development and the wider cycle network and provision of secure cycle parking and where appropriate changing facilities. iii. Pedestrians (including disabled persons and those with impaired mobility), through safe, accessible, direct and convenient design and layout of routes within the new development and wider pedestrian network. iv. Safeguarding existing Public Rights of Way and promoting enhancements to the network, where appropriate, to offer walking and cycling opportunities. v. Public transport, through measures that will improve and support public transport and provide new public transport routes. vi. Community transport, through the implementation of Travel Plans where appropriate (for example including measures that will promote car pools, car sharing and voluntary community buses, community services and cycle schemes). vii. Servicing and emergency vehicles. viii. Facilities for charging plug-in and other ultra-low emission vehicles.

Transport and Travel

Consistent with the vision and objectives of this Local Plan, the Council will seek to support both planned growth and existing development with appropriate transport infrastructure, with the emphasis on promoting the use of sustainable modes of travel and on improving safety for all highway users. The Council will work together with the County Council as the local highway authority, Highways England, public transport operators, developers and other relevant bodies to design and fund improvements to transport infrastructure where these are necessary to support growth or to improve accessibility to existing centres, employment areas and community facilities.