The Site is located to the south of Welwyn Garden City. It consists of agricultural greenfield land and covers approximately 30 hectares. Hollybush Lane divides the Site and runs in a north/south direction between Phases 3 and 4. Ascots Lane runs along the southern boundary of the Site, with Chequers (the A1000) running parallel to the western boundary of the Site.

Immediately to the north of the Site are the residential properties of Boundary Lane and Golden Dell, and to the east of the Site are residential properties in Bennett Close. To the south lies Mill Green Golf Course and to the west are agricultural fields and woodland.

The application is seeking to agree details of layout, scale, appearance, and landscaping for the construction of 243 dwellings (including affordable housing); a civic square; cafe; public open and amenity space; associated landscaping and ecological enhancements; internal highways, parking, footpaths, cycleways, drainage utilities and service infrastructure.

The proposed development resembles the illustrative masterplan which informed the approved hybrid application. The proposals have retained the principles established under the consent and built upon these to provide a development which strongly relates to the approved Phase 1 full application, providing a consistent approach to the development of the Site.

Accommodation Schedule

The development will deliver a mix of two, three, four and five-bedroom homes and apartments mostly in the form of two-storey properties, and a mixture of Social Rent, Affordable Rent, Shared Ownership and Market Housing. The proposals will provide 30% affordable housing overall (across Phases 1-4) in line with the hybrid planning permission. 

Design 

The development of Phases 2, 3 and 4 seeks to utilise the quality of detailing and materiality employed within Phase 1. The primary material will be traditional brick, followed by the use of render and weatherboard. There will also be a variety of roof pitches, building styles, materials and chimneys to add character and intrest to the street scene. The doors and windows will have surrounds, canopies and window heads to help achieve an aesthetically pleasing design and finish.

The scheme’s design will ultimately follow Gascoyne Estates’ Pattern Book and the design philosophy used throughout their development sites, which has been thoroughly thought out to respect the prevailing character and pattern of development in the surrounding area.

Landscaping

Boundary treatments, external surfacing materials and planting strategies have been combined with the built form materiality to reinforce the Site’s character areas. This includes the introduction of various new trees, hedges and planting.

The planting strategy has been designed in accordance with the Pattern Book for immediate interest and visual impact.

Access and Parking

Details of vehicular and pedestrian/cyclist access have been fixed through the Outline permission. The main access into the Site will be taken from the existing Hollybush Lane. This consists of two priority junctions which lead to new neighbourhood streets. The section between these two junctions will be restricted to pedestrian and cycle use only.

The proposed streets and lanes have been designed to connect into a network which will be easy to navigate, incorporating pleasant spaces for pedestrians and cyclists, while ensuring safe access for vehicles.

In terms of parking, the proposal will aim to provide a total of 460 car parking spaces, of which 399 will be allocated and 61 will be visitor spaces. The development will also include electric vehicle points which will be provided either within the curtilage of each dwelling or within communal parking areas. Cycle storage facilities will also be provided for each property.