Former Panshanger Aerodrome, Welwyn Garden City Masterplan Scenarios Mariposa Investments
Contents 1.0 Introduction 1 2.0 The Site and Surroundings 2 3.0 Local Area Context 6 4.0 Site Features 10 5.0 Development Scenarios 14 This document has been prepared by This document is formatted for double sided printing. Nathaniel Lichfield & Partners Ltd 2015. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent s Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty s Stationery Office. Crown Copyright reserved. Licence number AL50684A
1.0 Introduction The former Panshanger Aerodrome site is an opportunity to deliver new housing, applying the Garden City principles to help meet Welwyn Hatfield s long term development needs. This document describes the site within its context and emerging masterplan scenarios illustrating the development potential of the site. 1
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2.0 The Site and Surroundings 3
2.0 The Site and Surroundings 2.1 Former Panshanger Aerodrome is a 56 ha site, located approximately 2.8km east of Welwyn Garden City and north of the neighbourhood of Panshanger. 2.2 Originally known as Holwell Hyde, Panshanger Aerodrome was used during 1940-1941 as a decoy site for the De Havilland factory in Hatfield. Panshanger Aerodrome was acquired by the London Aero Club Limited in 1954. 2.3 Part of the airfield was redeveloped for housing in 1988 with the remainder of the airfield sold to Mariposa Investments Limited. The aerodrome closed in September 2014. Herns Lane B1000 Hertford Road Boundaries 2.4 The southern boundary of the site is defined by housing both backing and flanking onto the site accessed via cul-desacs off Lysander Way. This residential area was developed on previous airfield land. Springmead Primary School is located to the south-west of the site off Hilly Fields. Henry Wood borders the south eastern boundary to the rear of the existing airfield hangers and buildings. 2.5 The eastern boundary is defined by hedgerow and a public right of way which provides a footpath link to Hertford Road. The northern boundary is defined by a woodland belt. An adjacent farm is accessed off Money Hole Lane. The western boundary of the site is defined by Herns Lane. Panshanger Golf Course is located north of Herns Lane. Hilly Fields Moors Walk Bericot Way Lysander Way Halifax Way Former Panshanger Aerodrome Land Ownership 2.6 The site is in two principle land ownerships, Mariposa Investments own the land shown to the east and the HCA own land to the west. This document is prepared solely on behalf of Mariposa Investments but covers the entire site. Mariposa Investments are in discussions with the HCA, with the intention of working together to prepare a masterplan as the local plan progresses. Henry Wood Site Location Plan 4
1. South: Housing off Lysander Way 2. East: Public Right of Way link to Hertford Road 3. North: Woodland Boundary 4. West: Herns Lane 5
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3.0 Local Area Context 7
3.0 Local Area Context Local Facilities and Services 3.1 The figures on this page illustrate the location of a range of facilities and services close to the site. Moors Walk neighbourhood centre is within 1km of the site. The centre comprises a parade of shops and facilities including Panshanger Community Centre, a pub, newsagent, pharmacy, takeaway, Lidl supermarket and a doctors surgery. 3.2 Springmead Primary School is located 0.75km to the west of the site. Panshanger Primary School, Watchlytes Primary School and Sir Frederic Osborn Secondary School lie within 2km of the site. 3.3 Moneyhole Lane Playing Fields to the south of the site has a range of recreation facilities including 3 youth football pitches, a basketball court, a 5 a side pitch, multi-activity area, a rugby mini-pitch and a children s playground. The Welwyn Garden City Football Club Ground and Panshanger Golf Complex are 2km north west of the site. Panshanger Community Centre Access and Movement 3.4 Panshanger neighbourhood is served by bus route 401. The route starts at Welwyn Garden City Bus Station in the town centre and travels a loop through the neighbourhood of Panshanger serving the local schools and Moors Walk neighbourhood centre. The bus route travels along Bericot Way and Lysander Way with bus stops within 100 metres of the site. Pharmacy at Moors Walk neighbourhood centre St.Peters Church, Tewin 8 Bericot Way
KEY Site boundary Herns Lane 1km Moors Walk neighbourhood centre (including Panshanger Community Centre, pub, newsagent, pharmacy, takeaway, Lidl supermarket and doctors surgery) Sports and recreation Primary school Secondary school Community facility Bus stop Bus route no.401 Public right of way Hertford Road Hardings Lysander Way Moors Walk Bericot Way Panshanger Lane Panshanger Drive Pedestrian Catchment and Local Facilities Plan 9
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4.0 Site Features 11
4.0 Site Features 4.1 A constraints and opportunities analysis aims to record the characteristics of the site to help establish the framework for future development. The following points where identified to inform the masterplan scenarios. Landscape and Topography 4.2 The site is dominated by the grassland runway which runs east to west. It is relatively flat and featureless reflecting its former use as an airfield. Beyond the site boundary the agricultural land to the north slopes steeply from 75m AOD to 50m AOD at the Mimram River. 4.3 Henry Wood to the south east and Brocket Hill to the east of the airfield are ancient woodland. The northern boundary of the site has woodland groups extending east to west. Hilly Fields Meadow to the west has a large copse of trees and clusters of trees with an undulating landscape. 4.4 The green belt boundary bisects the site east to west. It does not follow any clearly defined features. Existing Buildings 4.5 Hangers and a number of single storey maintenance buildings are located to the south-east of the site. The hangers are disused and have fallen into a state of disrepair. Aircraft parking was located in this area, adjacent to the hanger. Access and Movement 4.6 The existing vehicular access to the site is from Panshanger Lane to the east. There is potential to provide additional vehicular access to the site from Bericot Way, Halifax Way and Herns Lane. Pedestrian and cycle links could be provided via the cul-de-sacs which border the southern edge of the site. 4.7 A public right of way follows the eastern boundary of the site from Henry Wood to Hertford Road. A second public right of way bisects the site to the west along the field boundary of Hilly Meadow, this footpath connects Hertford Road to the urban edge of Panshanger along a green link through the residential area. Key Views 4.8 Views of St.Peters Church, to the south of Tewin, are visible from various locations across the site. There is potential to structure the layout to provide vistas to this landmark and the rising land beyond Mimram River, marked by woodland groups. 1. Existing Hanger 2. View accross site to the west 12
KEY 70m 65m 60m 60m 55m Site boundary Green belt Existing trees/hedgerow 75m Herns Lane 50m Contours Key routes Potential vehicle access Hertford Road Potential pedestrian access 45m Public right of way Public footpath HCA Ownership 55m 60m 65m View to St.Peter s Church Borough boundary Residential adjacent to site 70m Mariposa Ownership Lysander Way 75m Bericot Way Halifax Way Moors Walk Welwyn Hatfield District Council East Hertfordshire District Council Panshanger Lane Site Analysis Plan 13
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5.0 Development Scenarios 15
5.0 Development Scenarios 5.1 Our vision for this site is to create a distinctive, high quality place and an accessible, legible and attractive environment for people to live and work within an overall connecting landscape framework. We have prepared a number of masterplan scenarios to illustrate the potential for this site. Herns Lane KEY Site boundary Potential residential area Potential airfield area 5.2 The key design principles that have informed these scenarios are: The creation of a new neighbourhood supported by an accessible, central, local centre and community facilities. Hertford Road Green belt Existing trees/hedgerow A primary school located to the east of the site accessible to new and existing residents. The creation of new parkland and recreational land, and the integration of existing walks and woodland, into a network of accessible open spaces. A network of safe streets and open spaces, footpaths and cyclepaths that connect through the neighbourhood and to the local centre, to encourage walking and cycling. Key views to integrate the neighbourhood into its wider setting. 120m safety zone Extent of Runway, Associated Parking and Buildings 30m safety zone Key routes Potential vehicle access Potential bus only and pedestrian access Potential pedestrian access Public right of way Scenario 1: Repositioned Runway 5.3 Scenario 1 illustrates repositioning the former Panshanger Aerodrome grass strip runway to the north of its existing location. The Concept Plan opposite shows the repositioning of the runway and associated buildings within the existing green belt, although this may require an adjustment to the green belt boundary. The potential aerodrome area, including safety zones, is 23.05 ha. Bericot Way Lysander Way Halifax Way 120m safety zone 5.4 The potential development area outside the green belt is 20.52 ha. The illustrative masterplan shows an indicative layout for the residential area comprising: Moors Walk a local centre (0.70 ha) a primary school (2.14 ha) public open space outside the green belt (3.56 ha) developable residential area (14.12 ha) Panshanger Lane 5.5 If the density is 35 dph this residential area could deliver circa 500 units. Scenario 1: Concept 16
Herns Lane Hertford Road KEY Site boundary Green belt boundary Residential block Repositioned Runway Bericot Way Lysander Way Halifax Way Bus/Cycle/Pedestrian Access Only Potential Primary School Panshanger Lane Scenario 1: Illustrative Masterplan 17
Lysander Way 5.0 Development Scenarios Scenario 2: No Runway 5.6 Scenario 2 illustrates developing land outside the green belt for residential use, excluding an aerodrome. 5.7 The potential development area outside the green belt is 29.02 ha. The illustrative masterplan shows an indicative layout for the residential area comprising: a local centre (0.70 ha) a primary school (2.52 ha) public open space outside the green belt (4.62 ha) developable residential area (21.18 ha) 5.8 If the density is 35 dph this residential area could deliver circa 700 units. Herns Lane Hertford Road KEY Site boundary Potential residential area Potential airfield area Green belt Existing trees/hedgerow Key routes Potential vehicle access Potential bus only and pedestrian access Potential pedestrian access Public right of way Green belt boundary Bericot Way View to Heaton Halifax Way Cliff Woods Moors Walk Panshanger Lane Scenario 2: Concept 18
Herns Lane Hertford Road KEY Site boundary Green belt boundary Residential block Bericot Way Lysander Way Halifax Way Bus/Cycle/Pedestrian Access Only Potential Primary School Panshanger Lane Scenario 2: Illustrative Masterplan 19
Lysander Way 5.0 Development Scenarios Scenario 3: Proposed amended green belt boundary 5.9 Scenario 3 illustrates the proposed amended green belt boundary. The NPPF states that the green belt should be defined clearly, using physical features that are readily recognisable and likely to be permanent (para.85). 5.10 The plan opposite proposes an amended green belt following clearly defined features and boundaries, Herns Lane to the west, Hertford Road and the woodland edge to the site to the north. Herns Lane Hertford Road KEY Site boundary Potential residential area Potential open space areas along edge to green belt Existing trees/hedgerow Key routes 5.11 The potential development area is 42.11 ha. Potential vehicle access 5.12 If the density is 35 dph this development area could deliver circa 1000 units. Potential bus only and pedestrian access Potential pedestrian access Public right of way Existing green belt boundary Proposed green belt boundary Bericot Way View to Heaton Halifax Way Cliff Woods Moors Walk Panshanger Lane Scenario 3: Concept 20
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