Agenda item

The meeting reconvened at 20:40 (8:40 pm).

The Principal Planning Policy Officer submitted a report regarding the Hertford and Ware Employment Study and inviting the Panel to agree that it can be used as part of the evidence base for the new Local Plan and as a material consideration in the determination of planning applications.

Members were advised that the Hertford and Ware Employment Study was the third in a series of reports covering the employment position in the main towns. The Executive had already approved reports in Bishop’s Stortford and Buntingford, and this report covered the closely related settlements of Hertford and Ware.

The Principal Planning Policy Officer said that using desktop research, officer employment site visits and feedback from local market agents, the employment study provides an updated assessment of the employment market in Hertford and Ware. Members were advised that the report made recommendations about the types of land and jobs that were likely to be required.

The Principal Planning Policy Officer advised that the study area was defined to be large enough to accommodate the planned development north and east of Ware. The study updates the previous 2016 study and recognises changes in the towns employment sectors. This includes major new development in Hertford, losses of employment land at Mead Lane in Hertford and Crane Mead in Ware.

Members were referred to societal changes due to Covid and Brexit and also in the use classes order, which allows greater flexibility for business to change between employment, retail and community uses without planning permission. There were also some crossovers between the retail and town centre study work presented under the previous agenda item.

The Principal Planning Policy Officer said that the report covers the conclusions and recommendations of the study at paragraphs 3.5 to 3.12 covering key points and these were summarised for the panel. Members should note that there was a typographical error in the policy context section where the planning period for the Sele Neighbourhood Period was set out as starting in 2021 as opposed to 2018.

The Principal Planning Policy Officer said that when considered alongside other studies within the evidence base, including all the town employment studies, a district wide employment demand assessment and land supply work, the Hertford and Ware Employment Study would effectively support decisions about the future economic strategy for both towns.

Members were being asked to agree that the study becomes part of the evidence base for the new local plan and was a material consideration in the determination of planning applications.

The Panel chair welcomed the report and said that she was pleased to see that large GSK site has been revitalised with River Labs taking over the spare space on the site. She said that although the site had contracted slightly, she was pleased to see that the employment space on the land had been protected.

The Panel commented on the small independent and professional companies in Hertford. Members of the Panel referred to the commentary in the study that office stock was ageing and might not meet energy requirements and there was a recommendation for the council to work with businesses in that regard.

The Principal Planning Policy Officer said that the government had proposed tightening up the energy efficiency proposals on the basis that rental properties had to meet higher energy efficiency ratings. She said that the consultation proposed that this would happen in 2030, but this had not yet been finalised.

Members were advised that this matter could affect office uses in the town centres in the district. The panel discussed the impact on the older estates such as Caxton Hill, Dicker Mill and Mead Lane in Hertford and Crane Mead in Ware.

In response to questions regarding commuting patterns and creating balanced communities with balanced needs, the panel was advised that the AECOM report relied on 2011 census data because the 2021 census had been significantly affected by COVID-19 and changing working practices.

The Panel also discussed office vacancy rates and referred to the rate in Hertford which had jumped from a typical rate of 2 to 3% to a level of 20%, largely attributed to the vacating of County Hall. Officers confirmed that prior to the County Hall vacancy, the fluctuations had followed normal patterns of vacancy, where you might see slight fluctuations.

Members were advised that although Hertford and Ware was the biggest market in East Herts, relatively speaking the market is quite small. A few vacancies would affect the data, and the recent large increase did reflect the significant vacancy level attributable to Hertfordshire County Council vacating its office accommodation at County Hall. Members were advised that vacancy levels would likely return to levels more consistent with historic trends.

Members not on the panel expressed concerns about the continuing loss of employment space, particularly through the conversion of office buildings to residential use. It was suggested that the council should continue to explore opportunities to support and attract employment sectors, including those linked to culture and emerging technologies, and work collaboratively with local partners to help retain and grow employment opportunities across the district.

Councillor Crystall proposed, and Councillor Dumont seconded, a motion that the Executive be advised that (A) the Hertford and Ware Employment Study be agreed as part of the evidence base to inform the new East Herts Local Plan and as a material consideration for Development Management purposes in the determination of planning applications and (B) any minor amendments to the content of the Hertford and Ware Employment Study be delegated to the Director for Place, in consultation with the Executive Member for Planning and Growth.

After being put to the meeting and a vote taken, the motion was declared CARRIED.

RESOLVED - that the Executive be advised that (A) the Hertford and Ware Employment Study, attached as Appendix A, be agreed as part of the evidence base to inform the new East Herts Local Plan and as a material consideration for Development Management purposes in the determination of planning applications.

(B)   any minor amendments to the content of the Hertford and Ware Employment Study be delegated to the Director for Place, in consultation with the Executive Member for Planning and Growth.