KB3 Chas Lowe site, London Road

This site s critical to a successful new Village Centre. Why not designate it special status; a mixed residential/retail off-road precinct, somewhere to sit, get coffee and cake sort of thing! The Plan talks about the importance of Settlement Centres...here's a chance to put some meat on that proposal.

I am writing to you with my concerns in relation to the North Hertfordshire Local Plan.
My overriding concern relates to the development at site KB2. In February 2014, along with 18 other properties in Orchard Way and Broom Grove, my house, 48, Broom Grove, was flooded. The water flowed from the field which it is now proposed to be developed (KB2). Covering this field in concrete will increase the speed of run off and, therefore, increase the chance of flooding in the future. Does the plan have any measures that will improve the drainage of the area and reduce the chances, rather than increase them, of flooding in the future? I would be very grateful if you could respond to this question now. I intend to be at the public meeting in Knebworth Village Hall on the 23rd November and I hope all my other concerns will be raised then.

My other concerns.
Apart from a new primary school, there appears to be no plans to improve the local infrastructure despite a significant increase in the housing stock (31%).
Congestion is likely to become a lot worse for the following reasons.
With 3 of the developments on the edge of the village many of the new residents are likely to drive to the village centre.
With no plans for local employment expansion many of the new residents are likely to commute to work increasing parking problems near the station. I also note that Knebworth may be losing its direct link to Peterborough and overall there may be less trains stopping at Knebworth.
To get to the main road running through Knebworth from sites KB1 and KB2 the railway has to be crossed. There are 3 crossing points all of which are narrow.
To alleviate present congestion problems proposals had been made to turn the Chas Lowe site into a car park. Building 14 new dwellings on the site will worsen, rather than improve, congestion.
I believe that the A1 is soon to be widened between Stevenage and Welwyn. Whilst this work is going on more traffic is likely to go through Knebworth.

Whilst the A1 is being widened could a new junction be put in between KB1 and KB2 so that a lot less traffic has to go through the centre of Knebworth?

I believe there is a proposal to build a new town in Cambridgeshire close to the Hertfordshire border. Is this a possibility and if built would we need the proposed developments in Knebworth?

Hoping all my concerns will be taken into account, particularly the flooding one.

The Parish Council objects to the proposed development of this site for housing, principally because it would remove an important source of employment and business from the local economy. Proposed development of this site contravenes the District Council's own policy in the Local Plan (policy ETC2), which seeks to protect employment on non-allocated sites. Allocation for housing would actually reduce the amount of land zoned for commercial use in this part of North Hertfordshire.

The site is a key location in the centre of the village. In terms of its activity, it contributes much to the character of Knebworth. There is no analysis of justifiable alternatives in the Local Plan, to off-set the loss of this site to the local economy. There has been speculation about the future of Chas Lowe on this site, but the Parish Council believes strongly that there should be no loss of retail and commercial use on this key site in the centre of the village. It should be noted that policy SP4 and paragraph 4.37 of the Local Plan clearly support town and local centres, including Knebworth. It not clear how the District Council intends to deliver this policy in Knebworth or any of the other local centres.

In recent years there have been problems in this part of the village with flooding associated with poor surface water drainage. The Parish Council is concerned that the construction of housing on this site would exacerbate the risk of flooding, due to increased surface run-off.

large loss of employment for village people.
Huge losses to the local shops from incoming builders etc.
Terrible access onto the high street.

1. This plan has no considerations for the local economy with no proposals that support job creation in the village. At the moment Chas Low, the builder's merchants, on the KB3 site has a positive impact on the local economy - once this relocates this will be lost. The KB3 site should include retail/office premises - currently it is all housing.
2. KB3 has long-standing drainage issues, resulting in localised flooding, which the current plan does not address in detail.

The removal of the village's largest employer with replacement by residential housing will reduce the number of employment opportunities for local people.

It is bewildering how a plan to increase the size of the village by over 30% at the same time proposes to reduce the space for local businesses. It seems to underline that the plan ignores the need to increase employment opportunities and the needs of a significantly increased population. If neither of these requirements are taken into account, there will be yet more pressure for residents to get into their cars and negotiate the inadequate road infrastructure in order to go to the businesses and employment that they will need.

Whilst many will welcome the opportunity to reduce congestion in the centre of the village this plan takes no account of the total lack of any employment proposition. As such the specific section relating to KB3 further reduces the sustainability of Knebworth as a self-contained village supporting employmen. Further increasing housing stock in the centre of the village simply adds to the pressures proposed elsewhere in the plan replacing one set of access challenges with another. There is no evidence that developing the centre of the village takes into account any cooperation between the needs of locals (additional infrastructure) transport (servicing the needs of the new residents) utilities (water drainage et cetera) and the desire of the plan to deliver more housing.

Again, as there is no proposal for any commercial use it is evidence of a lack of strategy for Knebworth. The village centre will be changed and this will have an impact. The facilities of Knebworth are designated as a village centre in the retail hierarchy under policy SP4. Therefore, any development of the village centre needs to take this into account. At a bare minimum, some mixed use should be proposed

Needs careful planning on how roads for new dwellings will feed into the village without causing further congestion.

We need some shops, this site should be kept as at least part commercial to keep the life in the village.

Chas Lowe site: This proposal contradicts the retail policy for Knebworth that states development of commercial property should be for mixed used, residential and commercial. The village centre will be changed and this will have an impact. The facilities of Knebworth are designated as a village centre in the retail hierarchy under policy SP4. Therefore, any development of the village centre needs to take this into account

No mixed use proposed.

Knebworth facilities and employment needs to evolve. Current amenity facilities are lacking and it is a missed opportunity to not enhance and add to become an active and vibrant village centre.

Housing for housing sake is not a planning policy.

This site not only provides direct employment to the Village of Knebworth, but indirectly brings people to Knebworth, providing additional custom to the existing retail outlets and hence employment. Accordingly building houses on this site would not only reduce employment prospect on the site but have an effect on the Village retail outlets. The plan has no comments at all about employment opportunity in the village.

Conclusions
a Not positively prepared as it does not adequately consider the needs of the community with regard to employment.
b Not justifiable as all it provides is 14 houses.

Support but parking for residents and high street access must be considered

OK, so you are planning to increase the size of the village by 1/3, but reduce the employment offered. Chas. Lowe is currently a key commercial site in the village centre. An ideal site for mixed use.

Changing a large part of the current commercial heart of the village to residential would have a devastating effect on the economic sustainability of the village and employment for residents. The site currently not only brings external visitors who use the local businesses but is a valued source of local work and an asset for residents.

- Redevelopment of the site would be supported if it was proposed that it included some ground floor retail units and/or commercial units . A reduction in the number of retail units could be detrimental to the existing retailers with lower footfall.
- There is no Retail Plan for Knebworth.

The Chas Lowe site KB3 is a key retail site in Knebworth. In addition to bulk building materials they have a separate tool
shop; a paint and decorating materials shop; a plumber's merchants; and a bathroom showroom. These together provide a core retail function in Knebworth - they're the only shops where you can buy anything
useful (in fact anything other than food or chemists' goods.)

I support the requirement that any development of this site must include retail facilities.

It is neither justified not effective because:
- It would remove an important source of employment and business from the local economy.
- Proposed development of this site contravenes the District Council's own policy in the Local Plan, which seeks to protect employment on non-allocated sites as well as support village centre economies and retail use via SP4 and ETC2.
- Allocation for housing would actually reduce the amount of land zoned for commercial use in this part of the district
- The site is a key retail and commercial location in the centre of the village. In terms of its activity, it contributes much to the character of Knebworth. There is no analysis of justifiable alternatives in the Local Plan, to off-set the loss of this site to the local economy.

This site currently increases footfall in the village which benefits the village retail shops, cafes and pub. The change of use as planned will have a detrimental effect on the local economy and and local employment opportunities.

Employment opportunities will be reduced by the closure of the Chas lowe site. The village has already lost its remaining bank within the last year.

There has been no engagement with Knebworth residents on this aspect since the previous iteration of the plan.

I object to this as it will change the commercial nature of the village centre. This should be a mixed use site with commercial and residential properties proposed.

1. This plan has no considerations for the local economy with no proposals that support job creation in the village. At the moment Chas Low, the builder's merchants, on the KB3 site has a positive impact on the local economy - once this relocates this will be lost. The KB3 site should include retail/office premises - currently it is all housing.
2. KB3 has long-standing drainage issues, resulting in localised flooding, which the current plan does not address in detail.

This site is a major percentage of the high street and a change in use would remove a large and valued asset to the community. It not only offers employment but attracts outside visitors who also use other businesses within the village.

the High street has insufficient retail space and insufficient parking. Land such as this will only come available once and it should be zoned for LIGHT RETAIL AND TO PROVIDE PARKING FOR HIGH STREET

Chas Lowe is the business heart of the village: replacing it with houses will have a bad impact on revenue and employment in nearby shops and businesses.

While I would support the building of houses in existing built areas, I am concerned that we are losing a big employer which attracts business into the village and no attempt is being made to address this issue. A cohesive strategy must take account of employment opportunities.

The Chas Lowe site is poorly located for a residential development.

Pollution, noise and environmental, resulting from the significant traffic using the B197 daily does not make this an ideal residential site.

Access from London Road/Stevenage Road and through the centre of the Village would make this a substantial bottle-neck.

While we recognise the site must be developed we feel it is more suited to a new GP surgery or local retai needs, offering employment opportunities.

This site is a high employment site and should be kept for employment. any houses built on this site would have the difficulty to join the B197 due to the traffic congestion in the High Street and it would also exacerbate the risk of flooding due to increased surface water.

The replacement of Chas Lowe with housing will reduce the village to a housing estate. Chas Lowe brings a lot of business to the village traders. Since there are no proposals to develop employment within t he village the loss of this trade will mean many of the shops will have to close reducing services dramatically. In addition Chas Lowe reduces speed through the village. Without this there will be an accident and the road will become a bypass for the A1M