MM286 - Page 177 Policy KB2 (ED147)

Comments on the local plan in relation to Knebworth Village are set out below.

1. Transport infrastructure issues
It is positive that NHDC has finally recognised the issues with traffic and transport infrastructure in Knebworth and that the inspector has also acknowledged this.

However NHDC has not reflected all the inspector's comments in the modified plan, which required that both individual and cumulative impacts of developments should be considered. Therefore the text at KB1, KB2 and KB4 should be amended as follows:
Transport Assessment to consider the individual and cumulative impacts of sites KB1, KB2 and KB4 upon key junctions and rail crossing points for all users, including walkers and cyclists, and secure necessary mitigation or improvement measures

It is right that the developers should contribute towards good quality solutions to the transport problems. These should be accessible and also safe, i.e. they should not create environments which encourage antisocial behaviour such as underpasses (Policy D1 b vii) or which are difficult to access such as footbridges.

If the impacts cannot be sufficiently mitigated the development should not be allowed to proceed.

If the new secondary school is built on site KB4 this will also increase the requirement for enhanced walking and cycling facilities and improvements. The modified plan should acknowledge this.

The inspector also required NHDC to propose an amendment to KB3 to include criterion re. parking to ensure that there is no detrimental impact on the High St. As planning permission was given for a much larger development with very limited parking for staff, residents and visitors, and work on the site is now in progress, what actions will NHDC take to deal with the inspector's concerns? Removal of short stay parking would be detrimental to the retail facilities on the High Street.

2. Schools
The part of KB4 site north of Watton Road is probably the best site for a secondary school as it is adjacent to Stevenage, and away from the A1(M).

The new primary school is still very close to the A1(M), which is scheduled to be widened to three lanes between junctions 6 and 7. Presumably the inspector was aware of the A1(M) proposals when evaluating the school siting.

3. Landscape and access to open spaces
It is positive that the plan for KB1 now acknowledges the need for a 'Detailed scheme layout to be informed by site-specific visual impact assessment to mitigate Green Belt impacts to the fullest reasonable extent.'

However the Sustainability Report Appraisal Appendices also makes recommendations about sites KB2, KB3 and KB4 which have not been included in the modified plan.
* KB2 - 'Require a site specific landscape assessment' (page 496)
* KB3 - 'Site specific assessment to ensure compliance with policy NE10' (page 499)
* KB4 - Require a site specific landscape assessment' (page 500) Comments on site KB4 (page 340) describe the importance of this landscape and state that there should be consideration of the landscape when designing the build. This should be reflected in the modifications.
These recommendations should be included in the modified plan for site KB2, KB3 and KB4.

4. GP and medical services
In the hearing session for Knebworth, held on 27 March 2018, the Council noted a request from the Inspector to provide clarification on the new GP surgery that has been granted planning permission in the village (Note: This does not appear on the public schedule of actions).

NHDC assert that the revised GP provision does meet the needs. However the development on the KB3 site has removed one of the two pharmacies, causing capacity issues at the remaining pharmacy. The development on the KB3 site is 70 assisted living flats for elderly people with high needs, who will impact materially on demand for the surgery and pharmacy. This is the third such site in the village. NHDC does not recognise these facts in its amendments to the plan. Does NHDC's finding take account of this change to the demographic and loss of a pharmacy and does the GP surgery agree it can cope?

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I would like to add comments to the Modifications.

1. There is currently concern regarding increased traffic pollution. The A1M , between Welwyn and Stevenage, is to have the traffic capacity increased and the plan to build on the eastern side of the motorway may be harmful to the health of any new residents and school children. In addition any extra traffic movements under the local railway bridges will be hazardous.

2. I believe that the plan should be revised with a view to developing all housing on the eastern side of the village, utilising the B197 between Knebworth and Stevenage for the increased traffic movements.

3. EDUCATION. In July 1974 I attended the Inquiry, File No.: APP/2152/A/73/12725 regarding potential development on the eastern side of Gipsy Lane, which subsequently became the Orchard Way development. At the inquiry, in order to reduce the housing density, agreement was reached between the inspector and the developer (ratified by Hertfordshire County Council ) that an area would be set aside for a new school. (Findings of Fact para 23 vi.). Subsequently Hertfordshire County Council overruled the inspector, and in spite of insufficient capacity in the existing primary school, built Bellamy Close, presumably pocketing the proceeds in the process.

I would therefore suggest that any land identified for education should be RING FENCED.

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