Table of Contents Sectiondwellings Subject Page

Planning Report Page 1 Former Shredded Wheat Factory DLA Ref 13/163C February 2014

Table of Contents

Section Subject Page

No

1 Introduction 2

2 Site & Context Appraisal 4

3 Relevant Planning History 7

4 Policy Context 8

5 Description of development 11

6 Consultations 23

7 Evaluation 24

8 Conclusions 42

Application by Spen Hill Developments Limited for

Erection of up to 850 (Class C3) dwellings, to potentially include up to 80 Class C2 care

dwellings, and/or Class C3 assisted living dwellings, Class A1 retail, Class A3/A4

restaurants/cafés/bars/pubs, Class D1 community use and healthcare floorspace and

Class D2 gym/dance/exercise studio. Demolition of all buildings and structures except the

original 1920's silos, production hall, grain store and boiler house. Refurbishment and

change of use of the retained listed buildings to provide 2 Class C3 residential units, a

Class C1 boutique/budget hotel, Class B1(a) offices, a Class A4 pub/bar, a Class D1

crèche and a Class D2 gym/dance/exercise studio. Provision of external space for leisure

and recreation to include a linear park, external games/play areas, allotments and a skate

park. Creation of internal estate roads, paths, vehicle and cycle parking. Highway works

comprising the widening of footways and the provision of cycle ways to Broadwater Road

and Bridge Road, works to Hyde Way, works to nearby junctions and the erection of a

new footbridge from Bridge Road leading into the scheme. Phase 1 to include the

highway works - no matters are reserved. Phase 2 - layout, scale and means of access are

submitted for consideration.

At Former Shredded Wheat Factory site, Broadwater Road, Welwyn Garden City

Planning Report of David Lane BA (Hons) Dip TP, Dip TP, MRTPI, FRSA

DLA Ref: 13/163C February 2015

Planning Report Page 2

Former Shredded Wheat Factory DLA Ref 13/163C February 2014

1.0 INTRODUCTION

This report relates to proposals to redevelop the Former Shredded Wheat Factory Site and

adjoining land at Bridge Road/Broadwater Road, Welwyn Garden City. The proposals are

for the redevelopment of the site for mixed uses comprising up to 850 Class C3 dwellings,

to potentially include up to 80 Class C2 care dwellings, and/or Class C3 assisted living

dwellings, Class A1 retail, Class A3 café/restaurants and Class A4 pub/bars, Class D1

healthcare and community uses and a Class D2 gym/dance/exercise studio; the demolition

of the non-original silos and factory buildings (post 1926) and the refurbishment and

change of use of the original silos, production building, grain store and boiler house to

provide Class B1 (a) offices, a Class C1 hotel, 2 Class C3 dwellings, a Class D1 crèche

and a Class D2 gym/dance/exercise studio; the provision of landscaping to include a linear

park, a external games/play area, skate park, allotments, green walls and roofs and a

neighbourhood square. The highway works include widening footways and the provision

of cycleways to Broadwater Road and Bridge Road, together with works to Hyde Way and

the erection of a new footbridge from Bridge Road leading into the scheme.

1.1 Scope

This document comprises a Planning Report, prepared in compliance with the guidelines

produced by the Commission for Architecture and the Built Environment (CABE) in 2006.

Sections 2 to 4 consider the physical, economic, social and historical context of the site,

identifying the relevant local, regional and national planning policy framework; Section 5

sets out the proposal in relation to the factors identified by the CABE guidelines; Section 6

details any consultations undertaken prior to the submission of the application. These

sections inform the evaluation of the proposal in Section 7 against the identified planning

policy framework. The overall conclusions are set out in Section 8.

1.2 This report should be read in conjunction with the following documents submitted

with the application:

Report Title Date Author

Design and Access Statement February

2015

EPR Architects

Heritage Statement February

2015

KM Heritage

Landscape Design Statement

including a Lighting Masterplan

February

2015

Bradley Murphy Design

Ltd

Arboricultural Implications

Assessment

February

2012


Ltd

Townscape and Visual Impact

Assessment

February

2015


Ltd

Transport Impact Assessment February

2015

Transport Planning

Associates

Travel Plan February

2015

Transport Planning

Associates

Archaeological Desk Based

Assessment

January

2015

Cotswold Archaeology

Ecological Assessment February

2015


Ltd

Statement of Community

Involvement

February

2015

Webber Shandwick

Flood Risk Assessment and

Drainage Strategy

February

2015

ICIS

Affordable Housing Viability

Assessment

February

2015

Savills

Acoustic Report January 2015 Sharps Redmore



Air Quality Assessment February

2015

MLM

Sunlight and Daylight

Assessments

February

2015

GL Hearn

Factual and Interpretative

Geotechnical Report

February

2015

Delta Simons

Phase 1 Environmental

Assessment

February

2015

Delta Simons

Sustainability Statement February

2015

Cudd Bentley

Code for Sustainable Homes

Pre-Assessment

February

2015

Cudd Bentley

BREEAM Pre-Assessment

Report

February

2015

Cudd Bentley

Energy Statement January 2015 Cudd Bentley

1.2 Summary

The report will identify the issues raised by the redevelopment proposals and how the

applicants propose to address these. It will show that the proposals:

Achieve the primary objectives of Garden City Principles in their functionality and

design;

Are compliant with national and local policy, in particular the Broadwater Road West

SPD;

Meet an identified need for housing units within the Borough and prevent the need

for further encroachment into the Green Belt to meet this need;

Identify and appropriately protect the heritage assets on the site, restoring and

bringing back into productive use those assets of greatest significance;

Are designed with sustainability, inclusivity and accessibility as primary objectives;

Promote high quality design at densities appropriate to the site location and

objectives of the SPD;

Will have no adverse traffic or other environmental impact;

Promote greater physical, social and economic links between Peartree Ward and

the town centre and west side of Welwyn Garden City;

Provide parking appropriate to the Council’s standards and the location of the site.

Access by sustainable transport methods is promoted;

Will benefit Welwyn Garden City through the regeneration of this redundant yet

strategic site;

Will not prejudice the redevelopment of other adjoining sites;

Provides for a package of community and planning benefits appropriate to the

overall development offer.



2.0 THE DEVELOPMENT SITE & CONTEXT APPRAISAL

2.1 Location

The development site is located to the east of Welwyn Garden City town centre. It

comprises a former cereal production factory to the north of Hyde Way and (largely cleared)

industrial and factory uses on the southern side. The site is redundant and has been vacant

from 2008. The development site, i.e. excluding the highway works to Bridge and

Broadwater Roads, is 8.865 ha in size and forms the major part of the Broadwater Road

West development site. The Former Shredded Wheat factory buildings (including the silos)

are Grade II listed.

Fig 2.1: Location Plan

Fig 2.2 Site looking south from Hyde Way

Fig 2.3 Site looking East towards Broad Court



Figs 2.3 and 2.4 Listed Factory facing railway (above) and Hunters Bridge (below)

Fig 2.5 Listed Silos from Hyde Way

2.2 The surrounding area is mixed in character. Broadwater Road is largely in

industrial/office use on the eastern side and to the north of the site but more mixed to the

south, with residential development (Taylor Wimpey site) abutting the southern boundary

and the large BioPark office and laboratory building to the south-west. Welwyn Garden

City town centre is immediately west of the adjoining East Coast Mainline and an existing

pedestrian route extends across the site via Hyde Way and a footbridge over the tracks.

This footbridge provides access to the railway station and Howard Centre mall. The Pall

Mall warehouse and distribution centre is also located to the south-west of the site.

Access to this site is currently provided via the Network Rail access from Bridge Road. A

detailed site and context appraisal is provided within the accompanying Design and

Access Statement prepared by the Architects, EPR.



2.3 Access

The site is served by the Network Rail access road, off Hunters Bridge, by Hyde

Way and a number of access points, currently not in use, from Broadwater Road.

2.4 Local Facilities

The site lies adjacent to Welwyn Garden Town Centre, separated from it by the

railway. The centre provides for most shopping and service needs including a

department store, shopping mall, independent retail shops, supermarkets, doctors,

dentist, chemists, cinema and a variety of pubs, restaurants and cafes. Within 2 km

of the site are a variety of primary and secondary schools, the nearest school being

Peartree Primary School in Peartree Lane. This is readily accessible to the

development site via the public footpath that runs from Broadwater Road, just to

the south of the site, to Peartree Lane. Formal public sports facilities are available

within 1km at Gosling Sports Centre, water sports within 2km at Stanborough and

indoor swimming within 4km at the Hatfield Swim Centre.

2.5 Accessibility

The development site is highly accessible by a variety of modes of transport as set

out below and in greater detail in the accompanying Transport Impact Assessment

and Design and Access Statement.

2.6 Road Network

The application site is very well related to the road network, close to the A1 (M)

and which connects to the M25.

2.7 Public Transport

The site is well served by local buses. The nearest bus stops are located within 2

minutes of the site on Broadwater Road. The Transport Assessment provides a

full summary of the bus route details and from which it can be seen that the site

is well served by a number of regular and frequent busses linking the site to the

surrounding towns and villages. .

2.8 Welwyn Garden City Station abuts the site and is on the mainline between

London Kings Cross and Peterborough and Cambridge. This line links Welwyn

Garden City to Kings Cross in 23 minutes.



3.0 RELEVANT PLANNING HISTORY

3.1 Application Site

There has been only one significant development proposal since the site became

redundant. In 2010 proposals were put forward for the redevelopment of the site to include

the conversion of the 1920’s production hall to offices, the conversion of the silos to a

heritage centre and café and the redevelopment of the remainder of the site for a mix of

uses in total comprising:

13,957 sqm of office floor space

344 residential units

A supermarket of 4,646sqm

800sqm of additional retail floor space

1,000sqm of café/restaurants

A 3,225sqm leisure centre

A 950sqm doctor's surgery

A 4,200sqm care home

A YMCA facility of 5,800sqm

A 3,200sqm hotel

909 cycle spaces

1,108 car parking spaces

The application was refused permission in January 2012 for 7 reasons that can be

summarised as follows:

1. The retail assessment failed to demonstrate an adequate sequential approach to

retail development.

2. The retail store would have a significant adverse impact on investment in and the

vitality and viability of Welwyn Garden City town centre.

3. Unacceptable in urban design terms.

4. The proposal failed to make the most efficient use of land for housing and/or to

deliver the Pall Mall site in accordance with the SPD.

5. Adverse impact on highway safety, capacity and the free flow of traffic.

6. The overprovision of car parking for the supermarket, and the failure to promote

wider sustainable transport measures.

7. The failure to meet the minimum car parking standards for the residential units.

There are a number of minor historic planning applications and advertisement consents

on this and the adjoining land relating to the commercial uses. None are of any

consequence to the current proposals.



4.0 POLICY CONTEXT

4.1 The Development Plan

The development plan for this site comprises the Hertfordshire Waste Local Plan 2012, the

Hertfordshire Minerals Local Plan March 2007 and the Welwyn Hatfield District Plan 2005,

the following relevant policies from which have been ‘saved’:

GBSP2 – Towns and Specified Settlements

SD1 - Sustainable Development

R1 – Maximising the use of Previously Developed Land

R2 - Contaminated Land

R3 - Energy Efficiency

R4 - Renewable Energy Sources

R5 - Waste management

R10 - Water Conservation Measures

R11 - Biodiversity and Development

R19 - Noise and Vibration Pollution

R18 – Air Quality

R27 – Demolition of Listed Buildings

R29 - Archaeology

M1 - Integrating Transport and Land Use

M2 - Transport Assessments

M3 - Green Travel Plans

M4 - Developer Contributions

M5 - Pedestrian Facilities

M6 - Cycle Routes and Facilities

M8 – Powered Two Wheelers

M9 – Bus and Taxi Facilities

M14 - Parking Standards for New Development

IM2 - Planning Obligations

D1 - Quality of design

D2 - Character and context

D3 - Continuity and Enclosure

D4 - Quality of the Public Realm

D5 - Design for Movement

D6 - Legibility

D7 - Safety by Design

D8 - Landscaping

D9 - Access and Design for people with disabilities

D10 - Public Art

D11 - Design Statements

TCR1 – Retail in Town Centres and Edge of Town Centres

TCR3 – Out of Centre Retail Development

H1 – New Housing Development

H6 - Densities

H7 - Affordable Housing

H10 - Accessible Housing

OS3 - Play Space and Open Space in residential development

EMP2 – Acceptable Uses in Employment Areas

EMP3- Mixed use Development at Broadwater Road West

4.2 The Council have consulted on an Emerging Core Strategy, produced in

November 2012. This forms the basis for a Draft Local Plan released for

consultation in January 2015. The site is identified in the Local Plan

Consultation as suitable for a mixed housing and employment use in

accordance with the SPD that exists for the site.



4.3 The following SPD’s are also relevant to this proposal:

Broadwater Road West Supplementary Planning Document, December 2008

Supplementary Design Guidance, February 2005

Interim Parking and Garage Standards August 2014

Planning Obligations, February 2012

4.4 The District Plan, under Saved Policy EMP3, identifies the site for mixed use development,

consisting primarily of employment, housing, leisure and rail-related uses. The site is also

subject to the (adopted, 2008) Broadwater Road Supplementary Planning Document (BWR

SPD) which identifies the site as an area of opportunity for mixed use development. It sets

out a framework for the sustainable regeneration and redevelopment of the site. The BRW

SPD establishes the broad amounts, type and mix of development that should be delivered

on the site, as well as identifying design and layout constraints, and other requirements that

need to be addressed as part of the redevelopment process.

4.5 The SPD sets out a vision for the site and key objectives as follows:

“The Councils vision for the site is ‘To deliver an energetic and pioneering scheme of

development which integrates the spirit of the garden city with the very best of high

quality 21st Century design, seizing the opportunity to enhance the local environment

and create a sustainable, supported neighbourhood of an appropriate scale, which

successfully integrates with the local community.’

This vision is based on the following objectives:

To create a sustainable neighbourhood with an appropriate mix of uses for its

central location;

To establish strong connections between the east side of town, the site and

through to the town centre;

To use the industrial heritage as cue for form, character and identity - re-use

listed structures and ensure sympathetic development;

To explore innovative and sustainable uses drawing on the natural,

infrastructure and spatial assets of the site;

To create urban grain capable of supporting appropriate uses while reflecting

the town centre morphology;

To consider accommodating large scale uses which would best be located

near the centre as the opportunity to do this is unlikely to arise again;

To support live-work proximity;

To define the amount of employment land/floor space that should be provided

for; and

To enhance biodiversity.”

4.6 In terms of the detailed land use strategy, the SPD sets out in Figure 5.2 the mix of uses

the development site is identified for:

Residential

Leisure

Re-use of listed structures

Community uses

Open space

The broad masterplan highlights the following spatial priorities for the SPD site:

Perimeter blocks fronting Broadwater Road

Employment uses to the west of the site, adjoining the railway (Pall Mall);

A new ‘civic square’ serving local neighbourhood needs;

Improved connectivity to the town centre via the footbridge;

Residential neighbourhood south of Hyde Way;

Inclusion of community uses;



Pedestrian and cycle avenue running between the Roche building and the

silos.

The SPD identifies that at least 920 dwellings could be delivered across the whole site, 720

of these from the Spen Hill site. The Council’s Strategic Housing Land Availability

Assessment (SHLAA, October 2009) considered that the BRW SPD site had the potential to

deliver 1,066 dwellings through higher densities. It anticipated a total of 19,000 sqm of

employment floor space across the whole of the SPD site.

4.7 The SPD acknowledges the constraints of the site and identifies the following list of

aspirations that redevelopment of the site could achieve:

Improve the footbridge link to the Howard Centre, to improve pedestrian links with

the town centre;

Enhance the east/west link across the site via Hyde Way;

Maximise the site’s accessible location and good road and public transport

4.8 National and Regional Government Guidance

4.9 The National Planning Policy Framework, particularly Sections 2, 4, 6, 7 and 12

are relevant to this proposal.

4.10 The Planning Policy Guidance is also relevant, in particular:

Air Quality

Conservation and Enhancing the Historic Environment

Design

Environmental Impact Assessment

Health and Wellbeing

Noise

Open space, Sports and Recreation Facilities, Public Rights of Way and Local

Green Space

Planning Obligations

Renewable and Low Carbon Energy

Travel Plans, Transport Assessments and Statements



5.0 DESCRIPTION OF DEVELOPMENT

5.1 The application seeks to demolish the remaining buildings standing south of Hyde Way as

well as the non-original former Shredded Wheat factory buildings. The buildings to be

retained are the original 1920’s production hall, silos, grain house and boiler house. The

retained buildings would be put to new uses and the remainder of the site redeveloped for

a mix of uses including residential, community uses, hotels, offices, crèche, small shops,

café/ restaurants and pubs/bars and parkland. The detailed breakdown of the uses

proposed is as follows:

Up to 850 Class C3 dwellings, to potentially include up to 80 Class C2 care

dwellings

572sqm of Class A1 retail floor, comprising a small convenience shop and a bicycle

sales/repair shop

1,928 sqm of Class A3/A4 restaurant/cafés and bars/pubs

6,370 sqm of Class B1(a) offices (production building conversion)

757 sqm of Class D1 community floor space

2,554sqm of Class C1 boutique hotel/budget hotel (silo conversion)

834 sqm of Class D1 health care

650 sqm of Class D1crèche (within production building)

703 sqm of Class D2 gym/dance/fitness studio (part in grain house and part new

build

External games/play areas

Allotment gardens

Skateboarding park

Public linear park

New footbridge link to Bridge Road

Facilitation of the refurbishment of the Network Rail footbridge

Replacement and additional cycle parking provision in Hyde Way

1,376 parking spaces

Further information on these uses is provided below; however the exact offer and

eventual occupiers will depend on further discussions with the various stakeholders.

5.2 Phasing

The application is submitted in outline with all of the reserved matters for Phase 1 also

submitted. This includes works to the highway within Phase 1A. Phase 2 is submitted in

outline with only appearance and landscaping reserved for consideration at a later date.

Phase 1 (the northern part) of the development will include all of the proposals north of

Hyde Way and the Class A1 and A3 units in Block 1 to the immediate south of Hyde Way,

as shown on the plan below.



Phase 1 comprises:

Residential – 365 dwellings

Community building – 757 sqm

Gym/dance/fitness studio – 703 sqm (part listed building conversion of the grain

house)

Offices - 6,370 sqm (listed building conversion of the production hall)

Creche – 650 sqm (listed building conversion)

Café/restaurant and bars/pubs – 1,743 sqm (part listed building conversion)

Retail – 572 sqm

Boutique hotel/budget hotel – 2,554sqm (silo conversion)

Healthcare facility – 834sqm

External games/play area

Allotments

Footbridge to Hunters Bridge

Skate park/wheel park

Improvements to the Network Rail footbridge

619 residential parking spaces

140 commercial parking spaces.

Phase 2 would comprise some 462 residential units with communal podium gardens, the

linear park and some 617 parking spaces. The layout, scale and massing of Phase 2 is

included for approval but the detailed external appearance, landscaping and internal

layouts (and hence the precise numbers of units) are reserved matters.

5.3 Residential

The residential units are proposed predominantly as apartments, with some terraces of

town houses, at the following ratios, based on the current proposed of up to 850

dwellings.



The unit breakdown across the site is proposed as follows:

Unit size No. of units % of total

1 bed Flat 259 31.3%

2 bed Flat 309 37.4%

3 bed flat 135 16.3%

3 bed house 35 4.2%

2/3 bed duplex 89 10.8%

This provides an overall breakdown of the following dwelling size ratio across the site as a

whole:

1 bed units: 31.3%

2 bed units: 37.4%

3 bed units: 20.6%

2/3 bed duplex units 10.8%

It is proposed that a proportion of the dwellings could be built and occupied as up to 80 Class

C2 care dwellings within a care home for persons aged 55 and over that need care. This

could vary in its range from assistance with daily living to specialised dementia and end-of-

life care.

The homes would all be built to both the GLA floor space standards and Lifetime Homes

Standards, to ensure that these are of a generous size and capable of accommodating

residents’ needs as they age.

The scheme is ‘tenure blind’ and at this stage no units have been specifically allocated as

affordable housing provision. It is intended to submit the proposals to a viability assessment,

to be independently verified, to establish the level of affordable housing the scheme can

provide.

5.4 Parking

The development would provide a total of 1,376 parking spaces, breaking down into 1,236

spaces for the residential development and 140 for the commercial elements. All of the

commercial parking is provided within Phase 1 within the area over-sailed by Block 2. The

residential parking is split between the two phases - 619 spaces within Phase 1 and some

617 spaces within Phase 2. This equates to an overall provision of 1.5 spaces per

residential unit, which will be allocated depending on the size and nature of the dwelling.

The parking strategy is detailed in Section 3 of the accompanying Transport Impact

Assessment.

With the exception of a small number of on-street car parking spaces, the residential car

parking will be provided beneath the proposed buildings, generally these will be at grade

but with some basement car parks. Parking for motor bike and other two wheeled

vehicles will be made. A car management plan will be prepared and implemented to

ensure that only permitted vehicles are able to park within the residential car parks. The

main principles of the plan will be:

Parking spaces will be allocated to individual properties;

All resident vehicles will need to be registered with a management company;

Any unregistered vehicles will only be permitted to park within visitor spaces for a

limited time period before being fined, unless booked in by a resident; Fly parking will

be controlled by the management company;



An automatic number plate recognition (ANPR) system will be used to monitor all

vehicles arriving and departing;

Car club parking spaces will be provided;

Through the use of the proposed ANPR system there will be no requirement to gate the

car parks;

The detailed provision for the residential units is in accordance with the following table:

The distribution of the residential spaces will be as follows:

Block 1 - 32 spaces

Block 2 - 141 spaces

Block 3 - 0 spaces

Block 4 – 0 spaces

Block 5 - 0 spaces








5.5 Cycle Parking Provision

Due to the site's central location, public cycle storage in this area is extremely well used.

The existing storage facilities located along Hyde Way are approximately 50 cycle hoops,

providing in the region of 100 spaces. The proposals include their re-provision of these

and an increase in the amount of secure cycle parking across the site, in accessible and

busy locations for use by the public, to 176 cycle parking spaces. The proposals locate

public cycle storage facilities along the length of Hyde Way, supplemented by additional

spaces located under the existing footbridge, adjacent to the proposed skate park and

community building.

In addition to the public cycle spaces, secure, private cycle storage facilities have been

included in the design of each of the residential blocks within the parking areas below the

dwellings. Parking for 41 two wheeled vehicles will also be provided.

5.6 Highways

Access to the site will be primarily from Broadwater Road. In total there will be six

junctions onto the surrounding highway network, five onto Broadwater Road and one onto

Bridge Road.

Home Type Parking Provision

per Home

No. of

Homes Total No. of Spaces

Duplex, 2 and 3 Bed 2:1 89 178

3 Bed 2:1 170 340

2 Bed 1:1 309 309

1 Bed 0.71:1 259 184

Total 1,011

Spaces for rent by residents 74

Visitor Spaces – 10% 124

Car Club Spaces (3 per car parking block) 27

Total 1,236



Bridge Road - The existing Bridge Road access will be retained, providing delivery access

for the hotel and access to the car parking associated with the hotel and commercial

elements of the scheme, as well as the residential units in this block.

Hyde Way - The Hyde Way junction will become a raised table junction, with the western

side of Hyde Way within the development being a shared surface. A turning head will be

provided to formalise the ‘kiss-and-ride’ which occurs during the morning peak hour. To

promote the free flow of traffic along Hyde Way in the evening peak, formalised parking will

be provided. It is intended that these spaces will have a maximum duration of stay of 15

minutes during the peak periods, to act as a kiss-and-ride only, but during the off-peak

periods the wait time will be increased, to enable the use of these spaces by the cafes and

restaurants within the proposed development. Along the centre of Hyde Way will be a taxi

rank.

Broadwater Road - The existing carriageway would be narrowed and a 4m foot/cycleway

would be provided on the west side of the carriageway across the site frontage. The overall

traffic calming measures proposed along Broadwater Road would be extended to include

Bridge Road and Hunters Bridge so that the characteristics of the road are changed from

being vehicle dominant to an area which is more attractive to pedestrians and cyclists.

5.7 The proposals include works to Bridge Road and Broadwater Road to create greater

pedestrian and cycle priority. This will include a shared surface ‘octabout’ at the Bridge

Road/Broadwater Road junction, to replace the traffic lights alongside the traffic calming

measures along Broadwater Road. The proposed ‘octabout’ will operate along the same

principals as a roundabout, albeit on a less formal basis, as the intention is to introduce

informality to the junction, which will result in slower vehicle speeds. Bridge Road will be

reduced to single lane traffic along its length with the provision of a landscaped pedestrian

refuge and informal pedestrian crossing points.

5.8 Community Offer

The community building will be a flexible space for community use. In addition it is

intended to be the base for the management of the total community offer, to include the

external games/play area, allotments and skate park/wheel park. In addition to the direct

community provision, the scheme offers the public linear park, a new footbridge link to

Bridge Road, the facilitation of improvements to the Network Rail footbridge (This is

subject to consent and agreement with Network Rail who own the bridge), the restoration

of the listed buildings and the provision of floorspace for a new health care facility. In

addition, financial contributions towards other identified infrastructure needs will be made,

subject to viability, to include the standard HCC tariff for education and youth facilities.

5.9 Retail, Café/Restaurants and Bar/Pub Offer

This is an integral part of the provision of a civic square and a hub of community and

commercial activity. The main retail element will be a local convenience store, designed to

serve the most immediate needs of the scheme only, as well as a small cycle sales/repair

shop.The food and drink offer will comprise a small number of

cafés/restaurants/bars/pubs, again as part of the anchor elements of the new civic square.

It is intended that, particularly those elements that are part of the conversion of the listed

buildings, incorporate outdoor seating and lead to the establishment of an ‘activity hub’ at

the heart of the scheme.

5.10 C2 Dwellings/Care Home

It may be that up to 80 of the dwellings could form a Class C2 care home within which

most of the individual units will have a front door and a kitchenette or could provide Class

C3 assisted living dwellings.



5.11 Listed Buildings

The detailed proposals for the listed buildings are set out in detail in the Design and Access

Statement and Heritage Statement. The design approach by the Architects to the heritage

assets on the site can be very briefly summarised as follows:

“The proposed demolition plans focus on the buildings which we believe have compromised the original vision of Louis de Soissons’ 1920’s factory complex. The expansion of the Factory with cheaper structures has, over time diluted the principles behind the process driven industrial design. With this demolition, we believe the retention of the 1925 Production Hall, 1925 Grain House, 1928 eighteen no. silos, and Boiler House will restore the character of Welwyn Garden City’s principle landmark”.

The following buildings are proposed to be demolished:

1 Connection between the 1920’s Production Hall and Grain House 2 1939 27 no. Silos 3 1939 Factory Building 4 1950’s Production and Administration Block 5 1957 – 1959 Warehouse 6 1920’s Garage



5.12 Production Hall

The production hall will have two main uses: a crèche and office workspace. The office

workspace is envisaged as a business centre, to attract a variety of start-up and smaller

companies. The application seeks consent for the refurbishment of the external shell of the

building with, minimal structural interventions to the interior, which was stripped of all plant

and machinery upon vacation of the site.

Externally, the works proposed include the repair and repainting of the concrete and

rendered elements; the removal the 1960’s green galvanised panels and the re-instatement

of the original proportions of the windows on the upper floors and original tiled divisions and

the replacement of inappropriate non-original windows. The original external main entrance

on the eastern elevation will be reinstated, in addition to the creation of an entrance to allow

disabled people access to the upper ground floor. A new secondary entrance on the

western façade, also with access for people with disabilities, will be created at ground level.

A third entrance will be introduced to the north facade to provide access to the lower ground

floor as an independent crèche unit. At lower ground, to the east of the crèche and

workspace, the sunken outside space, which featured in the original Louis de Soissons

design, is reinstated. The area will provide an outside play area for the crèche and a break-

out space for the office.

Internally, the proposals will renovate the existing stair within the projecting bay to the east side

of the building and the secondary stair to the south-west. The approach to these areas will

require the removal of the internal partitions and toilets. A new fire escape stair core will be

added to the west façade, providing access to all floors and secondary entrance. A feature stair,

with a rooflight above, will be introduced through the centre of the building, to provide vertical

circulation to all floors as well as daylight to the centre of the deep floor plates. A central feature

core, containing lifts and stairs, will run through all floors of the Hall. Half-height toilet pods will

be located around the central spine of the building, allowing office users to view over and see

the entire uninterrupted workspace. The retained fire escape stairs at the north and south end

allow access throughout the building. The east stair will only provide access to the lower three

floors of the building. The internal layout for both the crèche and workspace has been

maintained in an essentially open form and it is anticipated that any future ‘fit out’ needs will be

limited to fixtures and fittings unlikely to need listed building consent.



5.13 Silos

The silos are of a unique construction and are monumental in their appearance.

Consequently these are a symbol of the heritage of the site and a landmark for the former

use. A key challenge has been to find an appropriate commercial use that will ensure the

silos are retained in productive use and properly maintained in the future. The proposal is to

convert the silos into a boutique or budget hotel. These uses only require small window

interventions that have been incorporated into the recesses to retain and emphasise the

vertical character of the silos. The proposed hotel use also enables the cellular

configuration of the silos to be retained as bedroom pods, with adjoining en-suite

bathrooms. At ground level, the silos would accommodate a bar / lounge area ancillary to

the hotel. A separate entrance to a lift will provide dedicated access to the top floor, where

two residential apartments will be formed within the concrete barrel vault. The side walls

of the top floor area would be stripped back to the frame structure so significant glazing

can be incorporated, as appropriate, for the residential use. The barrel roof will be

insulated and covered in copper, to enhance its overall appearance.

In front of the silos (to the south) facing onto the civic square, is a single storey

replacement of the existing poor quality garage. This will accommodate a café/restaurant

facing onto the square. The roof of this building will also be a copper barrel, similar to

that proposed to the top of the silos.

5.14 The Grain House and Boiler House

The grain house on the front of the silos (to the north) will be converted into a

gym/dance/exercise studio and the boiler house into an bar/pub. Within the centre of this

group of buildings will be a courtyard, for use by the bar/cafe, restaurant/bar/pub and

hotel as an outside seating area.



5.15 Detailed design

This submission is accompanied by a full and detailed Design and Access statement from

the Architects, EPR. This outlines the design approach and ethos. Please refer to this for

more detailed design considerations. The design approach is summarised as follows:

“Our Vision

Our vision for the site is closely guided by Ebenezer Howard’s original ‘Garden City

principles’ but with a modern interpretation; greenery, open space and a sense of

community will feed through all aspects of the masterplan, offering a new approach to

patterns of living and working that reflect the aspiration of a healthy life style for today.

Masterplan Proposals

The current masterplan proposals are a culmination of an extensive consultation

process with the LPA and many other statutory and non-statutory stakeholders. The

masterplan celebrates the site's heritage, putting the original 1920's listed buildings at

the heart of this new development, whilst also providing a significant amount of new

residential properties in this extremely sustainable location, as well as a number of

other non-residential and community uses, which are seen as being entirely

complementary to those already established in the town centre of Welwyn Garden City.”

5.16 Landscaping and biodiversity

The application is accompanied by a detailed landscaping scheme, which includes a

Landscape Design Statement. Please refer to this document for a detailed description

and assessment of the landscape proposals. The landscape scheme has evolved

alongside the masterplan. It is underpinned by a number of key ‘Garden City’ principles

including sustainability in its broadest sense, encompassing the opportunity to create

and support a growing community, alongside the recognition of the importance of

beautiful spaces. The scheme comprises a combination of hardscaped public realm,

green infrastructure and public open space, communal gardens, allotments and a series

of streetscapes and combined cycle and footways, giving a net gain in vegetation and

ecological habitat. The principal objective of the landscape design has been to create a

sequence of spaces which complement the built form, maximise the public open space

opportunities of the site and combine to create a green setting within which the

development can sit comfortably.

The landscape masterplan comprises four main types of landscape and open space:

Public Realm

Green Spaces

Streetscapes

Play



Please see the landscape masterplan extract on the following page.

5.17 The ‘civic square’, as required by the SPD, creates an urban space at the centre of the

scheme providing a congregational point for people moving east to west and those moving

north to south. Public gardens in front of the listed production hall offer a formal setting of

lawns and quiet pools for workers and residents. The linear park provides a green multi-

functional space, allowing people to move north to south through the scheme and will

comprise species rich grassland, managed lawns and ornamental specimen trees, as well

as integrated natural playspace. Podium level communal gardens create amenity space for

residents; these are different from one another in character but will include doorstep play,

seating, lawns and tree cover alongside opportunities for water capture. A series of

allotments and community gardens are also provided as part of the community offer and will

include a variety of different sized allotments, managed gardens, composting and irrigation

facilities. At upper levels, planting to private terraces and communal roof gardens create a

consistent green edge to the development, and the use of climbing plants to walls, climbing

plants to structures and vertical living walls provide green landscaping at higher levels

throughout the development. A series of streetscapes increase the permeability of the

development for pedestrians, and these streets incorporate tree planting, framing views in

to the linear park and formal green frontages to dwellings. The landscape design seeks to

bring a sense of structured informality to the scheme, retaining a sense of symmetry that

references the existing town centre whilst offering a sequence of more flexible, informal and

multifunctional spaces.




5.18 Employment

In the absence of any tenants for the commercial floorspace, there can be no exact figure

provided for the number of jobs created by the development proposals. However, I note

below an estimate of the some 500 jobs created by the scheme.

Sqm Staff Nos

1. Retail 572 20

2. Restaurant/café/bar/pub 1,928 100

3. Community 757 5

4. Boutique/budget hotel 2,554 60

5. Healthcare 834 20

6. Office 6,370 250

7. Creche 650 30

8. Gym/dance/exercise studio 703 6

9. Site Management -- 4

------- ------

Jobs Total 14,368 495


6.0 CONSULTATIONS

6.1 Over the last 16 months the proposals have been the subject of extended

discussions with the local community, local authority and other stakeholders. This

has included two public exhibitions and meetings with Members and Officers.

Details of these and consequent outcomes for the proposals are detailed in the

Statement of Community Involvement (SCI) that has been submitted with the

application. In brief, Spen Hill worked with the following groups to inform them

about the proposed development and to obtain their feedback on the initial ideas

for the scheme:

Welwyn Hatfield Borough Council (Councillors and Officers)

Hertfordshire County Council Officers (Councillor and Officers)

MP for Welwyn Hatfield

Welwyn Garden City Society

Welwyn Garden City Heritage Trust

Welwyn Garden City Town Centre Partnership

Welwyn Hatfield Times

Broadwater Road residents

Welwyn Garden City 4 Us (Town council campaign)

Howard Centre management

The wider local community

6.2 Spen Hill and the Borough and County Councils have entered into a planning performance

agreement to ensure that consistent, regular dialogue on the proposals can take place. This

has enabled two Borough Councillor workshops, ongoing highway workshops independent

design reviews and a development consultation forum with the Borough Council.

6.3 Two public exhibitions have been undertaken, further details of which are set out

in the accompanying SCI. The consultations culminated in a scheme being

prepared for a formal pre-application submission, the feedback on this

submission. Following the public exhibition and during the course of discussions

with Members and Officers, the scheme has evolved including by:

Increasing the car parking ratio for the residential units from 1 car space per

dwelling to 1.5 car spaces per dwelling.

Increasing the visibility of the retained listed buildings, by reducing the mass

of the proposed buildings that provide their setting.

Providing a skate park.

Providing a health care facility.

Reducing the massing of the proposed buildings to Broadwater Road.


7.0 EVALUATION

7.1 Based on the analysis set out in Sections 2 to 7, I consider that the application

proposal raises the following 3 issues, which I will consider in turn below:

1. Principle - Whether the proposal is in accordance with Policy EMP3, the Broadwater

Road West Supplementary Planning Document (BRW SPD) and Policy EMP3 of the

Welwyn Hatfield District Plan 2005.

2. Layout & Design – Whether the proposal secures a high quality and inclusive design

which takes the opportunities available for improving the character and the quality of

the area and the way it functions and in particular

a. Adherence to Garden City principles

b. Detailed design

c. Impact on the heritage assets;

d. Other environmental impact on surroundings

3. Highway Safety & Access - in particular;

a. Would it be accessible by a choice of means of transport;

b. Would it generate unacceptable levels of car traffic or prejudice

road safety.

7.2 Issue No 1: Principle

The site is a vacant brownfield site in a highly sustainable location and which is, in

principle, suitable for a mixed use redevelopment. The policy approach

established by the District Plan and SPD documents acknowledge this and

accordingly the site forms the larger part of the Broadwater Road West

redevelopment site identified as suitable for mixed use redevelopment. Part of the

site has already been redeveloped, comprising the Taylor Wimpey redevelopment

on the southern part of the site. The Pall Mall warehousing site to the west,

abutting he railway is neither within the applicants control nor within the current

application site but is within the SPD area.

7.3 District Plan - Policy EMP3 states:

“Policy EMP3

The site within Employment Area EA1 is defined as an opportunity area of

plannedregeneration for mixed use development comprising primarily employment,

housing, leisure and rail related uses. Development of the site shall be in accordance

with the criteria in Policy EMP2 and other relevant policies of the Plan relating to the

uses proposed. Development shall also comply with a Development Brief to be

approved by the Council as a supplementary planning document. The Development

Brief shall include the minimum quantum of Class B floor space to be provided on site.”

7.4 Broadwater Road West Supplementary Planning Document

This reflects the uses established in Policy EMP3 but goes into further detail about the

balance of land uses and broad layout of the site summarised on the following page.


7.5 SPD Land uses – The mixed use of the site and spread of land uses identified in the

District Plan and SPD for this part of the site are achieved in the following way:

Residential - up to 850 dwellings. In addition and whilst not specifically identified

as a requirement in the SPD, the Council have requested an element of Class C2

residential use with care provided. The current proposals can accommodate

this type of use but the application is framed so that the Class C2 care

element is an alternative to Class C3 use as the occupier demand is currently

unknown. In any event, all of the units are designed to Lifetime Homes

Standards and so will be capable of continued occupation as people age,

rather than having to move into a care home.

Leisure – External games/ play areas, allotments, skate park, hotel,

gym/dance/exercise studio, linear park. Provision is made for a full age range

from the small playgrounds within the linear park, suitable for younger

children, the skate park, gym/dance/exercise studio and external games/play

areas suitable for older children, youth and adult use, through to the hotel. The

quantum of provision is discussed in more detail in the Landscape Design

Statement and below.

Re-use of listed silos – Residential, boutique or budget hotel. The applicant

has balanced the approach to the retention and re-use of heritage assets with

the need to ensure the future of these assets can be realistically sustained in

a way that positively contributes to the development. This issue is addressed

in detail in the accompanying Heritage Statement and below.

Community uses, - community building, external games/play areas,

allotments, linear park and gym/dance/exercise studios. A significant element

of community use is included within the proposals. The Council has

suggested that the gym/dance/exercise studios would be more useful as more

flexible fitness floor space and so, as no uses have yet been identified by the

applicants, this floor space is identified as Class D2 floor space, giving

greater flexibility to the eventual use.

Open space – linear park, gardens, allotments, external games/play areas and

play facilities. The Council have suggested that the main external games/play

should be designed as a more informal play space for youth provision, rather


than as a specific sports pitch. Whilst, it is considered that a more formal MUGA

use can be more effectively managed and would provide for a wider range of

users, in any event the detailed layout of this facility can be negotiated and

controlled by a condition of any planning permission.

The proposed non-residential uses breakdown is as follows:

BLOCK USE CLASS ORDER SQ M

1 A1 retail 540

2 A1 retail 32

1 A3/A4 care/restaurant/bar/pub 280

2 A3/A4 café/restaurant/bar/pub 558

2 D2 community building 757

2 D2 gym/dance/exercise 72

3 D1 health care 834

4 B1(a) offices 6,370

4 D1 crèche 650


5 D2 gym/dance/exercise 631

5 C1 boutique budget hotel 2,554



TOTAL 14,368

Totals By Use Class

BLOCK USE CLASS SQ M

1 AND 2 A1 – Retail 572

1, 2, 5, 7 AND 8 A3/A4 café/restaurant/bar/pub 1,928

4 B1(a) offices 6,370

5 C1 boutique hotel/budget hotel 2,554

2, 3, 4 AND 5 D1/community building, health care, crèche and D2 gym/dance/exercise

2,944

TOTAL 14,368

7.6 In addition, employment and other commercial uses (small scale retail, pub/bars/

restaurants/café, a crèche and gym/dance/exercise studios) are also present within the

scheme. The SPD specifically encourages the inclusion of a crèche. Whilst the SPD

primarily targets the land adjoining the railway (outside of the Spen Hill site) for

employment generating uses, 6,370sqm of office floor space is proposed, which makes

appropriate and best use of the retained listed buildings and significantly contributes

towards the employment floor space targets for the SPD site overall. The other

commercial uses ensure a viable and vibrant neighbourhood at a level that supports the

vision of a sustainable community and provides focus for the civic square that will

complement, rather than compete, with the adjoining town centre. The level of provision

of Class A uses is specifically proposed below the threshold at which the NPPF suggests

there is potential to detract from the vitality and viability of the town centre. To ensure no

further increases to this level of provision any planning permission could impose

conditions to withdraw permitted development rights for changes, so preventing a higher

concentration of retail uses and to prevent the insertion of mezzanine floors.

7.7 The scheme layout allows for access to the remaining part of the SPD site yet to be

redeveloped; the adjoining Pall Mall land, through the existing Network Rail access and

through the body of the development itself. The proposed layout, the positioning of the

buildings and uses ensures that the redevelopment of the Pall Mall site is not prejudiced.

7.8 Management of Communal Facilities

The development will be controlled by a management company, funded by a service

charge levied on the entire scheme. The company will control, service and maintain all of

the communal areas, including the open spaces, car parks and common parts as well as

maintaining the external envelopes of the buildings. This is to ensure that the entire

scheme is maintained to a very high standard, reflecting the quality of the architecture

and landscaping.


7.9 SPD Masterplan – The design ethos, approach and achievements in relation to the SPD

requirements are analysed in detail in the accompanying Design and Access Statement

and Townscape and Visual Impact Assessment. However, in summary, the broad shape

of the development of the site sought by the SPD is achieved as follows:

Perimeter blocks fronting Broadwater Road – the development achieves a

formal perimeter around the site with appropriate soft landscaping, including

‘vertical landscaping’ provided by green walls, green and brown roofs, balcony

planters, climbers and other methods.

Employment uses to the west of the site, adjoining the railway (Pall Mall) –

some employment use is included in the Spen Hill proposals, potentially

allowing for a more flexible use of the Pall Mall site. In any event, the proposals

do not prejudice the form or access to the development of this site.

A new civic square - by providing two small shops, bars/pubs and café/

restaurants, serving local neighbourhood needs, a level of activity and vibrancy

is ensured within the civic square, which provides for local and complementary

needs to the main town centre provision;

Improved connectivity to the town centre via the railway footbridge – upgrading

of the bridge (subject to consent and ownership constraints) will be provided

for. Improved connectivity to the footbridge is provided by the scheme through

the network of new pedestrian and cycleways and the accessibility by lift from

the podium adjoining the café/restaurant as well as providing visual

supervision for users;

Residential neighbourhood south of Hyde Way – Phase 2 of the scheme

provides a new residential neighbourhood focussed on the linear park;

Inclusion of community uses – the community building, external games/play

areas, community allotments are a central focus of Phase 1;


Pedestrian and cycle avenue running between The Roche building and the silos –

included within the proposals. The potential for access links to be made through to

the adjoining Taylor Wimpey site to the south is facilitated by the proposed layout.

However, the shape and requirements of the adjoining development are already set

by the planning permission granted and implemented on that site and which did not

provide for links to the Spen Hill site. Consequently, whilst the provision of a link is

facilitated by the Spen Hill proposals, the implementation of such a link is not within

the gift of the applicants.

7.10 Issue No 2: Layout & Design

Garden City Design Principles

This submission is accompanied by a detailed Design and Access statement from the

Architects, EPR and which outlines the design approach to this scheme. The design

approach is summarised as follows:

“Our high level aspirations for the redevelopment of the Broadwater Road site are to:

• Create an inclusive mixed community within a community;

• Offer patterns of living and working for now and the future;

• Retain the original 1920’s listed buildings to provide a unique Heritage focus to the

development;

• Greenery and open space to characterise the whole development;

• Density commensurate with a 20 acre brown field site adjacent to the railway station and

town centre;

• Improve connectivity to both east and west of Welwyn

Garden City’s town centre;

• To provide café and restaurant focused amenities and community buildings that

complement existing Welwyn Garden City town centre facilities; and

• Make provision for people to grow their own produce”

These aspirations are achieved by the proposed scheme. In particular the pioneering

approach to traffic management and the integral sustainability, achieved by the

landscaping, mix of land uses, good accessibility and sustainable technologies, embody

the Garden City principles.

7.12 Heritage

The proposal seeks to retain the most important aspects of the Shredded Wheat Factory,

from an architectural and historic perspective. The original complex of buildings, as

created in the 1920’s, represented a significant pioneering development that was

unashamedly modern and radically different from any previous factory buildings. It was

also consciously different from the style of architecture being adopted elsewhere. The

expansion of the factory after this period was not of the same quality and generally

detracted from the importance and setting of the original buildings. The scheme proposes

the demolition of all of the post-1920’s buildings and the reinstatement of original parts

and features lost over time. The restored original building will be a clear statement, as

Louis de Soissons intended, to reflect changing attitudes in society to our approach to the

working environment.

7.13 The interventions to the listed buildings, to bring them into a new use, are designed in a

way to minimise any visual impact. The principle spaces within the buildings are still

legible; it is particularly appropriate that the production building, constructed as a new

workplace building in the 1920’s, will revert to its original intended use but tailored to the

working practices of today. Additionally, the ancillary buildings around it will provide

facilities for hospitality and leisure. The heritage importance of the original factory


buildings is a key component of the proposals, becoming a centre piece that is celebrated in

a series of key views and the principal spaces.

7.14 A detailed Heritage Statement is submitted with the application. This assesses, in detail, the

heritage assets and their significance; an assessment of the impact of the proposals on the

assets and their setting and provides a detailed justification for the balance struck in the

proposals between the economic, social and environmental issues arising. Please refer to

this document for detailed considerations. The Heritage Statement concludes:

“7.1 The proposed scheme will repair, restore and help secure the future of the most

significant parts of the former Shredded Wheat complex in sustainable and viable uses,

and this represents a great benefit in heritage terms. The proposal overall will deliver

substantial public benefits to the community and the works to the listed buildings are an

integral part of that.

7.2 The proposed development will not harm the character or appearance or the

setting of the adjacent Conservation Area, which very clearly ‘turns its back’ on the site

with the Howard Centre development and railway line. Where there are glimpsed

views of the site from within the conservation area, no harm to its setting will be

caused by the proposals.

7.3 It is recognised that the removal of much of the ‘later’ factory buildings will not

affect the special interest of the listed complex but that the demolition of the later silos

will cause some harm to its significance. However it is agreed that this is ‘less than

substantial’ harm and that this harm is outweighed by the substantial benefits offered.

These benefits relate not just to giving the remaining factory complex a future use, but

also the wider public benefits to be delivered by the whole scheme.

7.4 Overall, the scheme offers a unique opportunity to re-invigorate the site and

better reveal the significance of the original buildings. For this and the reasons

given in the report, the proposed scheme complies with the law, and national and

local policy and guidance for listed buildings and conservation areas.”

7.15 Detailed Design

The accompanying Design and Access Statement by the Architects provides a

detailed design analysis of the proposals.

7.16 The architectural design of the individual buildings responds to the context within the site

and beyond. In summary, EPR have developed an approach that draws on many of the

characteristics of the local context. The existing brick houses throughout Welwyn Garden

City display an attention to detail that has provided a strong influence. The proposed

buildings have a formal simplicity to them, with architectural effort focused on details that

enhance the quality of the scheme and relate to the existing context.

7.17 The building volumes are articulated with setbacks to the upper levels to open up views

and reduce their visual weight. The varied roof heights and steps in elevation planes

help to give individual definition to the building plots and the opportunity for upper level

gardens and terraces. The entrances to the buildings, whether communal or private, are

well considered and generous in proportion and provide welcoming, safe and legible

access throughout the scheme. The windows are typically full height, to provide good

levels of daylight into the homes and their placement and alignment varies to suit each

building and add further interest and individuality to the facades. The simple, refined

architecture is reliant on the quality of the materials and a well-considered limited palette

of high quality brickwork has been selected. Where buildings meet the ground, a more

robust brick, to increase durability and water resistance, is proposed. The windows will

be formed from high quality anodised aluminium with decorative and functional


balustrading. Increased articulation and detail is concentrated at ground and first floor,

which serves to strengthen the base of the buildings and give greater visual interest at

street level.

7.18 In response to the design issues raised in the pre-application feedback. Blocks 2 and 3

have been amended by decreasing their height so as to increase views from the footbridge

of the podium allotments and through to the retained listed buildings. This has been

achieved, in part, by replacing the hotel, once proposed to the Bridge Road frontage and

heritage centre by residential accommodation.

7.19 Townscape assessment

The application is accompanied by a detailed Townscape and Visual Impact Assessment

(TVIA) of the proposed development. The TVIA provides an assessment of the likely

significant townscape and visual effects resulting from the proposed development. It firstly

identifies the baseline townscape and visual position and secondly, assesses the degree

to which changes to townscape and views arising as a result of the proposed development

would affect the townscape and visual amenity of receptors. It concludes:

“The site is located within the industrial zone of Welwyn Garden City on the former

Shredded Wheat factory site. The site lies wholly within local townscape character area

Broadwater Road Industrial Area (Area 3), comprising over 50% of its total geographical

area. The site contains grade II listed buildings of the former Shredded Wheat factory, of

which the 1920’s elements of the silos and production hall form a visual landmark within

the area, provide a sense of place and form some of the oldest industrial development

within Welwyn Garden City. The Heritage Statement finds the 1924 – 1926 parts of the

listed buildings within the site to be of highest significance, architecturally and historically.

The site is located on brownfield, former industrial land, bound by highway and railway

infrastructure. It features an existing pedestrian connection running east west through the

site along Hyde Way which connects over a pedestrian footbridge towards Welwyn

Garden City town centre. Due to the decline in industry and manufacturing over the last

century the site has fallen into disrepair, affecting the quality of the site and immediate

townscape setting. The majority of views into the site are from roads, railway station

and pedestrian routes adjacent to, or within very close proximity of the site.

Opportunities for views into the site from a distance of greater than a few hundred

metres are very limited as the site is visually screened by layers of existing intervening

built form within Welwyn Garden City and vegetation. A long distance view from Hatfield

House and Gardens, (a registered Historic Park and Gardens and grade 1 listed

building etc.), is currently experienced of the silos, which are discernible through

vegetation to the right of the Biopark.

The final masterplan proposals are a culmination of an extensive consultation process

with the Local Planning Authority, English Heritage and many other statutory and non-

statutory stakeholders as part of an iterative design process. The masterplan celebrates

the site’s heritage, retaining the original 1920’s listed buildings at the heart of the new

development, alongside the provision of a significant amount of new residential

properties in this highly sustainable location. The masterplan aims to ensure the long

term prominence and monumentality of the original 1920’s listed buildings, incorporated

as part of the proposals, whilst minimising potentially adverse effects through a careful

response to key views of the listed built form. The proposals will introduce a number of

non-residential and community uses, including play provision and allotments, and will

deliver new public realm, green open space and a range of planting typologies along

with significant highways improvements. These combine to deliver a bespoke,

sustainable and high quality design, provide a long term resource and contribute to the

integration of the development in the wider Welwyn Garden City.”


7.20 In response to specific concerns on townscape issues raised through the pre-application

process, particularly views of the listed buildings to be retained, it should be acknowledged

that the SPD sets out a development framework, design guidance and parameters to assist

in the interpretation of the vision. The SPD states “the proposed urban grain of the site

should be characterised by large block, continuous building lines and active frontages”. The

SPD goes on to illustrate the Council’s development framework for the site, which shows a

block arrangements. Section 6.13 of the SPD states “Perimeter block forms should

predominate and should be based on the layout shown in Figure 6.1.”

7.21 It is worth noting that whilst the final development proposals have been influenced and

shaped by the SPD’s development framework and block structure, the end result is

different. If the development was built entirely on the SPD’s block structure, views towards

the retained 1920’s listed built form would be restricted from visual receptors to the west of

the site, including Bridge Road, Osborn Way and Welwyn Garden City railway station.

When compared to the application scheme, it is considered the SPD block structure results

in a larger impact on visual receptors, located in proximity to the west of the site, due to the

arrangement of the perimeter blocks restricting views towards the retained 1920’s listed

built form. The EPR masterplan represents a well-considered interpretation of the SPD

guidance that fulfils the objectives set out in that document

7.22 Layout

An attractive, high quality design is proposed that responds to the complicated

constraints and context of this site. The proposal makes best use of this previously

developed, sustainable site without compromising the character of the surrounding

area or heritage assets. This has been addressed in more detail above and in the

townscape and heritage assessments. The layout essentially follows the perimeter

block format promoted by the SPD.

7.23 Form and Density

The proposed building heights for the development are an average 5 storeys, varying

from a minimum of 3 storeys to a maximum of 8 storeys in limited and strategically

positioned locations. The massing strategy undertaken by EPR Architects has resulted

in proposed buildings within the centre of the development, where new buildings and

open space provide the setting for the retained listed 1920’s silos, being lowered in

height to generally no taller than 5 storeys. The taller elements of the scheme have

been located to the perimeter of the site, stepped back from the road edges to provide

opportunities for landscaping and tree planting to soften the edge of the development.

The tallest proposed buildings are limited to specific locations to the north of the site,

where there is an opportunity for taller built form to announce the scheme at the

important ‘gateway’ junction of Bridge Road and Broadwater Road, and for this taller

built form to be seen within the context of the rising Hunters Bridge. Broadwater Road

and the internal road to the western boundary of the site incorporate 7 storey built form

to further define east-west gateways into the site.

7.24 The development proposals introduce a scale of built form that is not inconsistent with

the scale and mass of built form nearby, such as the BioPark, the Howard Centre and the

larger office buildings on Broadwater Road. Whilst the height of the proposed buildings is

in places taller than 1930’s and 1950’s buildings previously located on site, through mass

modelling, the Architects have ensured that the heights of the proposed built form and

kept lower than the retained listed silos, to ensure their presence within the townscape

skyline is retained. Consequently, the proposals provide the opportunity to positively

enhance the physical and visual townscape quality, experience and approach within and

surrounding the site. Whilst the proposed development results in the limited loss of views

towards the listed built form from some vantage points, new views of the original listed

built form are being created; the introduction of high quality built form, landscape and the

refurbishment of the retained listed built form all represent a positive visual change to the


existing townscape. It is considered that the proposals can be accommodated within both

the localised and wider townscape and visual context without adverse effect, and are

supportable from a townscape and visual perspective.

7.25 Sunlight and Daylight

Sunlight and daylight has been assessed for the dwellings internally and in relation

to existing adjoining properties and a detailed Sunlight and Daylight Assessment is

submitted with the application. It confirms that the relationships are satisfactory. A

particular concern was expressed by Officers to ensure that the rear gardens of the

proposed terraced housing were not unduly overshadowed by the adjoining blocks.

The report confirms that the proposals would comply with the BRE guidelines in this

respect also. The report concludes as follows:

“Effect on surrounding residential properties

7.1.1 Our analysis demonstrates that the proposed development of the Broadwater

Road Site would not affect the daylight and sunlight amenity received to the

surrounding residential properties when assessed in accordance with the guidelines

given in the adopted Welwyn Hatfield District Plan: Supplementary Design

Guidance and more specifically, with the guidelines set-out in BRE Report.

7.2 Light received to proposed habitable rooms

7.2.1 Our analysis shows that the vast majority of the rooms assessed in the

townhouses would meet or exceed the guideline values given in the British

Standard for daylight and sunlight amenity.

7.2.2 We therefore submit that our analysis demonstrates that the townhouses

within blocks 6 and 7 would receive adequate light when assessed in

accordance with the guidelines set-out in the BRE Report.”

7.26 Landscaping and Open Space The applications are accompanied by a Landscaping Design Statement. In summary the

design objectives for the landscape strategy are underpinned by the Garden City

principles and the Local Authority’s vision for the Broadwater Road site, which have both

shaped and influenced the masterplanning process. The site offers an opportunity to

provide a high quality, mixed use scheme creating a vibrant new community at the heart

of Welwyn Garden City, helping to redefine the former Shredded Wheat Factory site and

provide much needed housing, community facilities and additional open space. The brief

for the public realm and landscape strategy has evolved as part of the masterplanning

process and centres around a modern interpretation of the Garden City. Specific

objectives for the design of the public realm include the aspiration to:

Establish a strong sense of place - responding to the industrial heritage context and

setting of the listed built form, to capture creatively and culturally the unique history

and heritage of Welwyn Garden City that make the place special and unique.

To establish a series of connected and integrated routes - a safe and accessible

development, containing clear and legible pedestrian and cycle routes which

establishes wider connections between Peartree Ward in the east and the town

centre in the west.

To increase biodiversity and sustainability - the landscape design proposals will

cater for and enhance the ecological credentials of the site by providing new

strategic networks of green infrastructure and habitat creation which results in a net

gain to biodiversity.

To create beautiful and imaginative landscape spaces - the public realm and

landscape must be user friendly, beautiful, elegant and have a timeless quality that

promotes a true sense of place.

To create a multifunctional environment, Inclusive flexible spaces with an

appropriate mix of uses and activities from day-to-night are provided


To deliver a high-quality landscape setting to support sustainable settlement growth - a

landscape sustained through the integration of productive landscapes and

environmental systems that consider themes such as sustainable urban drainage,

energy conservation and microclimate enhancement, urban food production, play and

recreation.

To deliver the social, recreational and cultural facilities and services the community

needs - access to high quality open spaces and opportunities for sport and recreation

can make an important contribution to the health and well-being of communities,

therefore the landscape proposals should provide open space for children’s play, older

youth groups and teenagers.

In Welwyn Garden City, the quality and contribution of the landscape to a development is

fundamental to its success in terms of placemaking. The landscape strategy has been

developed as part of an iterative masterplanning process, ensuring that the landscape and

setting characterises the development just as much as the built form. Garden City principles

have underpinned the design throughout the process, with two key aspects influencing the

design at every level: the importance of sustainable communities and the recognition of the

importance of beautiful spaces to live within.

The design has been developed with the community at its heart, to create beautiful spaces that

foster a sense of ownership from both the new residents and those within the wider community.

The movement of pedestrians, cyclists, residents and visitors have all been considered inthe

design and layout of the landscape and public realm. The result is a flexible, usable sequence

of connected green space that can integrate with and forge new links between the east and

west.

The heritage context of the site and the importance of the silos and factory has also influenced

the layout, with framed views and the use of certain spaces and forms bringing a cultural focal

point to the scheme. Soft landscape combines a range of planting typologies to create a

multifunctional habitat mosaic. Planting is introduced on the ground plane, in the form of

vertical and stepped landscape and through the use of green and brown roofs, creating

functional and usable green space at both upper and lower levels. Hunter Allotments and

Hunter Gardens provide opportunities for sustainable food production and community

gardening, managed as part of the community centre at the heart of the development.

Hardscaped public realm offers a number of recreational and leisure opportunities,

introducing The Weave, Louis de Soissons Gardens and Goodman Square as spaces for

walking, seating, dining and offering outdoor exhibition space and both informal and formal

play space, all punctuated by soft landscape, colour, scent and water.

The landscape strategy has developed with and in response to key stakeholders and

consultees and is stronger for it. The scheme delivers a bespoke, sustainable and high

quality landscape designed to characterise the development, provide a long term landscape

and ecological resource and contribute to the integration of the development in the wider

Welwyn Garden City.

7.26 Access to open space and recreation provision

The site is well served by informal open space and formal play provision for all ages in accordance

with the table below. This represents 81% of the site area (albeit roof terraces are included within

the semi-private figure).


7.27 The public open space available within the site is approximately 50,000sqm. This

excludes the open space recreational provision as part of the external games/play

area and the skate park. In terms of formal play provision the Landscape Design

Statement sets out the following levels of provision:

The spatial analysis of the site and Welwyn Garden City, carried out as part of the assessment

of the site context, identified a lack of children’s play facilities within the town centre and close to

the site. Open space and play provision within the site has been considered in the context of

local need and in accordance with Policy OS3 of the District Plan. The proposals for the site

provide a range of high quality play spaces for a variety of different age groups within the

schemes public realm and podium gardens and within the Hunter Allotments / community

building area. It is considered that this level of provision is suitable in form and nature to meets

the needs of the development and provides a new and exciting open space and play resource


for local people in the wider neighbourhood.

7.28 Drainage Strategy

The application is accompanied by a detailed Drainage Strategy for the site. This has been

developed taking in to account the Welwyn Hatfield District Council SFRA (Strategic Flood

Risk Assessment) and site specific FRA, in accordance with the NPPF (National Planning

Policy Framework). The existing site drainage (both surface water and foul) discharges in

to the public sewer at an unrestricted rate via several discharge points around the site.

Taking the opportunity to maximize the benefit of redevelopment, the proposed surface

water drainage design reduces the discharge to ‘greenfield’ run-off rates and is based on

the rainfall of a 1 in 100 year event, plus 30% for potential climate change. The reduction

is achieved by the wide-scale use of SuDS techniques to reduce and delay surface water

flows. Methods used include the large areas of soft landscaping at ground level combined

with green roofs, providing the facility for evapo-transpiration and infiltration. The podium

levels are enhanced further by the use of a geo-cell layer beneath the planting for

rainwater detention with remaining capacity requirements catered for by deeper geo-cell

systems under hard landscaping and attenuation tanks.

The ground conditions at the site are not suitable for a completely ‘closed loop’ system via

soakaway, as the underlying chalk has been found to suffer from at least two dissolution

features (‘sink holes’). However, the systems incorporated into the design represent a

highly sustainable approach, significantly better than the existing conditions.

Foul water drainage also incorporates attenuation via storage, in order to mitigate against

the restricted capacity of the downstream sewer network that is known to exist. The

drainage design allows for a 24 hour storage capacity, with controlled (timed and flow rate)

discharge.

7.29 Sustainability and Energy

This submission is accompanied by a Design and Access Statement from the

Architects, EPR and a Sustainable Design and Energy Statement by Cudd Bentley.

These detail the design approach and ethos. Please refer to these for more detailed

considerations. An approach of good passive design of the buildings in order to reduce

energy consumption, blended with the utilisation of low carbon technology in the form of

combined heat and power units (CHP) means that this will be a highly energy

sustainable development. Renewable energy will also be generated through the

integration of photovoltaic (PV) panels on many of the buildings. All new homes will be

designed to Code for Sustainable Homes (CfSH) Level 4 and all new non-residential

buildings aspire to a BREEAM rating of ‘Excellent’. Sustainable design has been

integral to the approach and includes the following specific initiatives:

Green and brown roofs;

Living walls;

Passive building design and CHP’s;

Use of PV panels;

All dwellings designed to CfSH Level 4 and Lifetimes Homes standards;

All new non-residential buildings designed to achieve BREEAM Excellent rating

Electric vehicle charging

Water capture and grey water recycling.

Water management is a key part of the proposals, with opportunities for water capture

from roofs to be reused for irrigation and grey water recycling across the scheme. The

community allotments not only allow for residents to grow their own food, but offer a

sustainable central communal resource that brings social, economic and environmental

benefits. The play areas and skate park will provide opportunities for young people to

exercise, so promoting healthy living. Meanwhile the open spaces will contribute to the


greening sustainability of the town itself – breathing new life into Welwyn Garden City and

improving the wellbeing of its residents.

In transport terms, the site is extremely well connected, being located directly adjacent to

the railway station and the bus station. The highly accessible location of the site in respect

of public transport is set out in the accompanying Transport Assessment. The proposals

also provide charging points for electric vehicles and significant levels of secure bicycle

storage for both the public and for residents. The development will improve the

accessibility of the town to residents from the east of Welwyn Garden City, through the

pedestrian and cycle links provided as part of the scheme, disability access to the station

footbridge and in the crossing priorities on Broadwater Road.

7.30 Issue No 3: Highway Safety & Access

This issue is considered in detail in the comprehensive Transport Assessment and

accompanying Travel Plan of Transport Planning Associates, submitted with the

application. This report concludes that:

“the redevelopment proposals represent a sustainable development which would

enhance the characteristics of Broadwater Road and Bridge Road by reallocating

highway land from vehicles to pedestrians and cycles. The proposed

redevelopment will have a limited impact on the local highway network in terms of

the operational capacity of local roads and junctions.”

7.31 The redevelopment proposals include an innovative approach to the management of the

traffic generated by this development by the introduction of a comprehensive junction

remodelling at Broadwater/Bridge Road. The scheme would reallocate existing highway

land along Broadwater Road and Bridge Road so that there is greater provision for

pedestrians and cyclists. The existing carriageways would be narrowed to enable wider

foot/cycleway to be provided. The intention is to change the characteristics of the roads

from being vehicle dominant to an area which is more attractive to pedestrians and

cyclists.

7.32 The existing signalised crossroads of Broadwater Road / Bridge Road and Bessemer

Road will be altered to a shared space ‘octabout’, which will operate along the same

principles as a roundabout, albeit on a less formal basis, as the intention is to introduce

uncertainty for drivers which will result in slower vehicle speeds.

7.33 This approach fits well with Garden City principles, being pioneering and a highly

sustainable approach, rather than a traditional and less sustainable ’predict and

provide’ solution. Putting people, rather than cars, at the heart of the access solution is

achieved without undue compromise to the capacity and flow of traffic on Broadwater

Road. The experience of the highway user and general environment will be improved

visually through the extensive planting proposals and in pollution terms through less

queuing traffic and consequential air pollution. Access from the east of town to the town

centre will be a much improved and easier flowing experience.

7.34 The Traffic Assessment shows that the proposed development will result in significantly

lower traffic flows accessing and egressing the site compared to the traffic flows which

would result from an SPD compliant scheme. Notwithstanding this, it is also intended to

undertaken minor improvements at the Broadwater Road / Chequers roundabout and

the Broadwater Road / Stanborough Road roundabout to minimise the impact of the

proposed development.


7.35 Parking

The parking strategy is set out in detail above and within the Transport Assessment. The

proposals provide 1.5 car parking spaces for every one residential unit across the entire

site.

Additionally, 140 spaces have been provided in Blocks 2 and 3 to serve the proposed office

workspace, crèche, healthcare unit and boutique/budget hotel and 17 parking spaces have

also been provided along Hyde Way, through the introduction of chevron parking along both

sides of the road. These spaces will serve the café/restaurant/bars/pubs clustered around

the civic square, as well as providing a short-term pick-up and drop-off opportunity close to

the railway station. The proposed redesign for Hyde Way also makes provision for a new

taxi rank, as well as significant cycle parking provision above that existing.

A travel plan for the site has also been prepared. Through the promotion of a range of

measures and initiatives, Spen Hill are committed to reducing the reliance of residents on single

occupancy journeys by car for travel and a summary of these is provided below;

Promotion of car share scheme;

Promotion of Car Club;

Facilitation of electric car charging; and

Secure cycle parking provision.

Other Matters

7.36 Ecology BMD was commissioned by the applicants to undertake an Ecological

Assessment of the site. Their report is submitted with the application and should be referred

to for detailed consideration of the issues. In summary the report shows:

Designations. No statutory or non-statutory designated sites of nature conservation

importance are situated within the site. The nearest statutory designated site is

Sherrardspark Wood Local Nature Reserve, which is situated 875m north-west of the

site. The nearest non-statutory designated site to the development site is Twentieth Mile

Bridge Allotments County Wildlife Site, which is situated 220m south-southwest of the

site. Neither is directly or indirectly affected by the proposals, either during the

construction or operational phases of the development. As such, no specific safeguards

or mitigation measures are considered necessary, beyond adoption of standard best

working practices as part of the development.

Habitats /Species of Principal Importance for Biodiversity. The site does not

contain any definitive Habitat(s) of Principal Importance in England. Three faunal

species listed as being ‘Species of Principal Importance in England’ were recorded within

the site during the survey work undertaken. However, it is considered highly unlikely that

any local populations of these three species are reliant upon the site, with the vast

majority of the small /very small slow-worm population now translocated outside of the

development footprint as part of the approval of alterations to the Network Rail Access

road within the site.

Habitats. A number of semi-mature trees and an area comprising grassland /ruderal

/scrub mosaic are present situated within the north-western section of the site and along

the northern embankment and south-western site boundary. These features are

considered of raised ecological value within the context of the site. The Assessment

recommends that these features are retained wherever possible, or compensated for

when lost to facilitate the proposals. In this regard a number of safeguards /mitigation

measures regarding the trees are detailed in the Assessment, whilst compensation

measures are detailed for any semi-mature/ mature trees that are lost to facilitate the

proposals.


Invasive Plants. Japanese knotweed, rhododendron and cotoneaster are present within the

site. These species are all non-native, invasive plant species, which are listed in Schedule 9

of the Wildlife and Countryside Act 1981 as illegal to plant them in the wild or otherwise

cause them to grow in the wild. Therefore, a number of recommendations for the eradication

of these species from the site as part of the proposals are detailed within the Assessment,

with a chemical treatment programme for japanese knotweed currently on-going at the site.

Fauna. The vast majority of the site provides only limited opportunities for protected faunal

species. Nevertheless, the northern embankment, north-western habitat mosaic, and the

south-western boundary habitats do provide some opportunities for bats, birds, common

mammals, reptiles and invertebrates. Therefore, mitigation measures/precautionary

safeguards are detailed at Section 6 of the Assessment regarding the presence /potential

presence of these species, where appropriate.

Peregrine Falcon. A single pair of peregrine falcons were recorded nesting at the site

during the spring of 2014. A mitigation strategy has been put in place to provide alterative

nesting habitat for this species at the site during the development works. This comprises a

purpose built nesting platform providing optimal nesting opportunities for this species.

Reptiles. A small population of slow-worms was recorded at the site during the spring of

2014. The vast majority of this population has been translocated outside of the development

footprint, with reptile exclusion fencing installed to prevent re-colonization of this habitat. As

such, it is considered that ‘reasonable measures’ have been completed in order to

safeguard this species at the site.

Enhancements. Opportunities for ecological enhancement within the site, as part of the

proposals, include the provision of new habitats, which are to be planted following

ecological design principles and managed sympathetically to maximise their potential to

faunal species. In addition, recommendations are made for the installation of bat boxes

/bricks /tubes /access tiles, a hedgehog nesting dome, bird and insect boxes, a reptile

hibernacula, a stag beetle loggery, and a purpose-built nesting platform forpPeregrine

falcons on the site.

Based upon the evidence obtained from the ecological survey work undertaken to date

and the desktop study, and subject to the implementation of the safeguards and

mitigation /compensation measures set out above there are no overriding ecological

constraints. Furthermore, it is considered that, subject to the implementation of the

ecological enhancement measures detailed that the proposals will result in an

ecological gain at the site when compared with the current situation.

7.37 Contamination The site was surveyed based around an extended Phase 1

methodology and a Phase 1 Environmental Assessment has been submitted with the

application. The purpose of the Assessment was to undertake an appraisal of

environmental ground risk issues with respect to land which may be contaminated, as

part of a predivestment assessment of the Site. The assessment has been undertaken

in the context of the Site being redeveloped with a mixed commercial/residential end-

use. In summary it states:

The majority of the Site is underlain by superficial deposits of the Kesgrave Catchment

Sub-group comprising sand and gravel. The north-western part of the Site and the

southern edge are indicated to be underlain by the Lowestoft Formation, comprising

diamicton (boulder clay). The entire Site is underlain by bedrock of the Lewes Nodular

Chalk Formation and Seaford Chalk Formation, which is classified as a Principal

Aquifer. The Site is located within a Total Catchment (Zone 3) groundwater source

protection zone (SPZ3).

Historical Information The Site was developed from greenfield in the 1920s with limited

alterations and changes in land use since that time. The north of the Site has been


occupied by a cereal factory, the centre of the Site by a plastics factory and later a

confectionary factory and the south of the Site was originally developed as a film studio,

before being occupied by a tobacco factory and later a Polycell factory. Rail sidings were

also present until the 1960s. The principal sources of contamination identified at the Site

relate to the former above and below ground solvent and fuel tanks, Polycell liquids

production area, effluent disposal and boiler houses.

Site Investigation and Findings

Several phases of investigation have been completed at the Site by Delta-Simons and

others which have identified significant solvent (VOC) contamination of the groundwater in

the underlying chalk aquifer and localised soil contamination associated with the former

tank farm in the Polycell factory. Widespread, or significant contamination has not been

identified elsewhere at the Site, however, it is acknowledged that Site investigation is

incomplete. Japanese knotweed has previously been identified in the north-west of the

Site and is understood to have been treated.

Remediation Works Remediation works have been undertaken in the area of the Polycell

tank farm, to remove 13 underground tanks and impacted soils for on-site bioremediation.

A ‘pump and treat’ groundwater remediation system was installed to remove free product

followed by an on-going period of monitored natural attenuation of the dissolved phase

contamination. Results to date indicate the remediation scheme has been successful in

removing the primary sources and has resulted in significant reductions in dissolved phase

Recommendations Prior to the redevelopment of the Site, additional site-wide

investigation of the shallow soils, including ground gas and soil vapour monitoring is likely

to be required to confirm, through standard planning conditions, that the Site is suitable for

the proposed commercial and/or residential end-use. In addition, monitored natural

attenuation of the groundwater in the south of the Site, is scheduled to continue until

September 2015.

7.38 Noise

Noise survey data has been used to assess the noise climate on the site and is

assessed in an accompanying Acoustic Report submitted with the application. The

report, in summary concludes as follows:

“Internal noise level criteria have been proposed in line with the standards set out in BS

8233:2014 and the World Health Organisation guidelines and calculations of façade

glazing systems required to achieve the internal noise criteria set out have been

undertaken. General specifications are provided for the acoustic performance of the

window systems. A planning condition requiring further details to be submitted to and

approved by the Local Authority would be appropriate in this instance.

Ventilation to residential apartments will need to be provided via acoustically treated

vents in the window frame or walls, or via an alternative whole-building system.

Noise from the commercial elements, along with plant and machinery noise emissions,

can be controlled by way of planning condition where appropriate.

The development can, therefore, be designed to achieve acceptable standards for

future and existing residents, in accordance with national standards and Local Policies”.

7.39 Air Quality

An Air Quality Assessment was undertaken, using ADMS-Roads dispersion model, to

assess the impact of the ambient air quality on the proposed mixed use development at

the site. The assessment results were compared against the objectives set out in the

Air Quality Regulations (England) 2000, Air Quality Amendment Regulations 2002 and

the Environmental Protection UK guidance document entitled Development Control:

Planning for Air Quality (2010 Update). The Environmental Protection UK document

was produced as a guide for both consultants and local planners to assist with the use


of air quality assessment in the local development control process. Preliminary

discussions were held with an Environmental Health Technical Officer at WHBC, and the

methodology of the assessment was agreed.

The results of the assessment indicate:

• The annual mean nitrogen dioxide concentration limit of 40μg/m3 is not exceeded in

year 2020 at any of the receptors considered.

• The annual mean particulate matter (PM10) concentration limit of 40μg/m3 is not

exceeded at any of the receptors either before or after the proposed development

• The maximum percentage change for nitrogen dioxide and PM10 concentration

between the without and with the development scenarios for 2020 at the receptors

located around the site are 5.83% and 1.94% respectively.

Overall, it is considered that the impact of the proposed development on the ambient air

quality around the site will be slight/adverse, in accordance with guidelines published by

Environmental Protection UK (2010). As such it is considered that air quality does not

present a constraint to the granting of the planning permission.

7.40 Archaeology

An Archaeological Desk-Based Assessment of the site has been carried out. The objective

of the assessment was to identify the nature and extent of the archaeological resource

both within the site and its immediate environs. The Grade II listed former Shredded

Wheat Factory is located within the site. There is some potential for below-ground remains

associated with the factory to exist within the site, but any potential below-ground features

associated with the factory will date to the 20th century and are likely to be of limited, if

any, heritage significance. Recorded remains associated with the former factory comprise

railway lines which originally linked the factory to the Great Northern Railway Line. This

feature is an illustration of the operation of the Grade II listed factory, and has some

historical value. However, the significance of the tramline is not considered to influence or

preclude the proposed development.

The site of the British Instructional Film Studios, as well as other, later factory buildings,

is located within the site, as recorded by historic cartographic sources. These buildings

were demolished in the early 21st Century, and no surface remains survive within the

site. Any below ground deposits relating to these buildings are considered to be of very

limited, if any, heritage significance.

The potential for currently unrecorded archaeological remains within the

proposed development is considered to be limited. There is some evidence for

prehistoric and Romano-British activity in the local landscape, but there is no

specific potential for currently unrecorded remains within the site. Furthermore,

given the extent of previous impacts within the site as a result of 20th-century

development, any potential archaeological remains are likely to be heavily

disturbed.

In summary, recorded archaeological features within the site are of only limited

heritage value, and the potential for significant archaeological remains is

considered to be very limited. The assessment has not identified any recorded

archaeological remains considered to be of such significance to influence or

preclude development and the proposed development is not considered to be

contrary to national or local planning policy.


7.41 S.106 Contributions and Affordable Housing

The development will make provision for financial contributions to address

infrastructure needs generated by the development itself and to offset any

perceived shortfall in facilities resulting from the development that are not provided

on-site, subject to a viability appraisal of the proposals.

7.42 A response to the pre-application consultation has been received from Herts County

Council in respect of their likely requirements. A sum has been requested towards

education provision, being the cost of a new build single form entry primary school.

7.43 The SPD, and on which Hertfordshire County Council were consulted, makes no

requirement for any on-site education provision. In this context the County Council,

as the Local Education Authority, will require an off-site contribution and which

would be based on their standard ‘Toolkit’ approach adopted for development

control purposes by the LPA and which the County Council maintain is Regulation

122 CIL compliant. Using this ‘Toolkit ‘ approach and as 68.7% of the proposed

dwellings are either one or two beds and so will have a low child yield, the total HCC

contribution, to include libraries, childcare and youth facilities as well as education

facilities, will be no more than £1.5M. On the basis that this is a CIL compliant

requirement and subject to viability, this sum will be offered to Hertfordshire County

Council as an off-site contribution.

7.44 It is anticipated that this money could be used to extend or re-provide Peartree

Primary School either within the existing school site or on Hertfordshire County

Council land which adjoins that School and which is currently open land and an

open car park, zoned for employment purposes in the Welwyn Hatfield Local Plan.

This issue needs to be clarified in conjunction with the County Council. However,

any contribution over the ‘Toolkit’ approach may well be not be Regulation 122

CIL compliant. Indeed the sum that has been suggested by HCC relates to an

average Hertfordshire based build cost for the provision of a generic one form

entry primary school for 210 pupils and equates to a sum of £23,205 per pupil,

for example, whilst the ‘Toolkit’ contribution for a 2 bed market flat is only £816

rising to £1,292 for a three bed market flat. These figures are not reflected in the

figure of £4.9M suggested by HCC Development Services as the appropriate off-

site education contribution.

7.45 It is anticipated that the contributions to affordable housing and other financial

contributions will be agreed through negotiation following assessment of the

submitted financial appraisal in accordance with the provisions of the NPPF.

7.46 Affordable Housing

The proposals are submitted on a ‘tenure blind’ basis with no particular units

‘allocated’ for affordable housing. However, the proposals have been subject to

a viability assessment in order to determine the appropriate level of planning

contributions. It is expected that the viability assessment will be independently

assessed and form the basis for negotiations on the precise contributions to be

made.


8.0 CONCLUSIONS

8.1. The Proposal

This report relates to proposals to redevelop the site of the former Shredded

Wheat Factory, Broadwater Road, Welwyn Garden City. The development site,

located to the north and south of Hyde Way, comprises 8.87ha and the wider

application site, which includes part of the carriageways and footways of Bridge

Road, Broadwater Road, Bridge Road East, Bessemer Road as well as Hyde

Way, comprises 12.59ha.

8.2 The proposals comprise the following:

A) The erection of:

1. Up to 850 Class C3 dwellings, to potentially include up to 80 Class C2

care dwellings and/or Class C3 assisted living dwellings.

2. Class A1 retail.

3. Class A3/A4 restaurants/cafes/bars/pubs.

4. Class D1 community use, healthcare and a crèche..

5. Class D2 gym/dance/exercise studio.

B) The demolition of all of the buildings on the site except the original 1920s

silos, production hall, grain store and boiler house.

C) The refurbishment and change of use of the retained listed buildings to

provide:-

1. 2 Class C3 dwellings.

2. A Class C1 boutique/budget hotel.

3. Class B1(a) office workspace.

4. A Class A4 pub/bar.

5. A Class D1 creche.

6. A Class D2 gym/dance/exercise studio.

D) The provision of exernal space for leisure and recreation to include a

linear park, external games/play areas, allotments and a skate park.

E) Creation of internal estate roads, paths, vehicle and cycle parking.

F) Highway works comprising the widening of footways and the provision of

cycle ways to Broadwater Road and Bridge Road, works to Hyde Way,

works to nearby junctions and the erection of a new footbridge from

Bridge Road leading into the scheme.

G) Hard and soft landscaping.

8.3 The application is submitted in outline but also to include all of the reserved

matters for Phase 1, i.e. that part of the development site north of Hyde Way, but

also including the Class A1 retail unit and Class A3 café/restaurant unit in Block

1, to the immediate south of Hyde Way, as well as all of the off-site highway

works.

8.4 The emerging proposal has received wide publicity and has been discussed in

detail with the relevant stakeholders, including the Local Planning and Local

Highway Authorities and local residents. These consultations have had a

significant impact on the form of the application submitted.

8.5 The Principle of the Proposals

The principle of the proposals is acceptable:


The site is an underused, brownfield site in an urban, highly accessible

location;

The preferred use of the site by the Council is identified in the SPD which the

scheme reflects;

The scheme will satisfy an established need, identified by the Council, for

new residential units in the Borough to be accommodated on brownfield land

and in a sustainable location;

The scheme complies with the NPPF and NPPG.

8.6 Design and Layout

The proposals make the best use of this previously developed, sustainable

site within the context of the Council’s SPD and whilst reflecting the Town

and Country Planning Association (TCPA) Garden City principles by

providing:

A) A means to manage the community assets over the longer term.

B) A mix of dwelling housing types.

C) A range of employment opportunities.

E) Beautifully and imaginatively designed, high-quality dwellings with

open spaces.

F) Development that provides net biodiversity gains and using energy-

positive technology to ensure climate resilience.

G) Recreational and shopping facilities to cater for the needs of the

residents of the scheme.

H) An accessible site, with walking and cycling to be the most

attractive forms of movement within the scheme and to the town

centre.

The proposals retain, restore and enhance the setting of the original

1920s silos, production hall, grain house and boiler house.

An attractive high quality design is proposed that will make a significant

visual and architectural contribution to the area. It has been designed

sympathetically to its environs, respecting the established neighbourhood

whilst creating a sense of place.

In accordance with the SPD, the proposal would be very well related to its

context, creating a coherent sense of place, resulting in significant

improvements to the visual and residential amenities of the surrounding

area, particularly those residents to the south of the site and users of Hyde

Way.

The proposals achieve the principle and objectives set out in the SPD so

far as these relate to this part of the site.

8.7 Highway Safety and Access

Access and parking are appropriate to the site’s highly sustainable

location and reflect the need generated by the development.

There would be a benefit to highway safety, due to the nature and scale

of the proposed uses and highway works, in accordance with local and

national policies.


8.8 Summary

The development represents an opportunity to revitalise and regenerate this well

located site as envisaged by the Council’s SPD and the TCPA in their Garden City

principles. The proposals have been developed through detailed consultation with

local stakeholders and these have received widespread public support.

As a consequence the development scheme and the wider highway works will

deliver a high quality, new take on the Garden City which reflects the location of the

site, adjoining the railway station and town centre, which retains and restores the

original core of the 1920s listed buildings whilst delivering up to 850 much needed

new homes.

Documents

Table of Contents Sectiondwellings Subject Page