Policy SP16: Site NS1 - North of Stevenage

I have lived and worked in North Herts for the last 40 years. I have worked in the health service at the local Lister Hospital, Stevenage for 25 years and now work in primary care in Knebworth, and live in Graveley near Hitchin. I understand well the needs of the community and the increasing and ageing population in the area and demands on the hospital and community services. I also travel daily & am aware of the daily struggle along clogged up roads between the north and south of Stevenage.
The proposal is for 15,950 houses to be built in North Herts under the plan. Use of green belt land to meet housing needs is inconsistent with national policy & only permitted in exceptional circumstances. Development of green belt land will cause untold damage to the environment & cannot be justified by Unmet housing need at this stage when other options have not been investigated thoroughly.
The proposed Travellers site in proximity to Graveley village is inappropriate use of Green Belt land. This site will have significant impact on Graveley Village as this site will be in close proximity via a short walk to housing developments in Ashwell Common and also a village school. These Travellers sites are only allocated to places where there is a known buffer area between Site & residential area.
Graveley has been ear-marked for 916 new homes. Most of the parish of Graveley is green belt. the village is of historic interest with an ancient church & number of listed & historic buildings. With the proposed building the village will be just 400 metres away from the new Stevenage development. This will result in the inevitable coalescence with Stevenage & the loss of yes another unique Hertfordshire village.
The traffic flow at present on to the the B197 from the side roads - namely Oak Lane and Church Lane in the mornings is continuous particularly in term-time and between 8-9am and between 5-6pm. The traffic is nose to tail all through Stevenage old Town or on the AIM going North or South at these times. If building work starts or house numbers increase, inevitably traffic will increase. The village & surrounding area cannot take this traffic increase. The arguement that this is the responsibility of Herts Highways will not help this situation as Herts Highways is already underfunded & cannot cope with existing road network/improvements needed/work requirements.
Lister Hospital has serious capacity issues already,and the hospital is expected to grow over the next few years to reflect this growing population need. It will need ease of access for ambulances/emergency vehicles and also parking will need to increase to accomodate the extra facilities. This was the reason why Lister won over QE2 - because there was supposed to be more space/easy access for future planning/expansion. if houses are built & traffic increases, this will severely compromise the hospital's functioning.

Proposed large-scale development on the local green belt will drastically change the character of our area and impact my quality of life. In focusing development almost entirely around the area's main towns and Stevenage, planners are extending urban sprawl, destroying countryside and valuable agricultural land as well as the setting and special character of several communities such as Baldock and Graveley all of which are contrary to NPPF 80.
The NPPF also makes clear that, once established, green belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. Meeting assessed housing need has been adjudged by Government not to meet the exceptional circumstances criteria.

There is not enough emphasis on prioritising development on brown field sites. This should be given much greater emphasis. NHDC should be pursuing a policy of Brownfield Sites First.
Further development around Great Ashby, especially at Roundwood would result in unacceptable increases in traffic coming down a very narrow road (Church Lane). Part of Church Lane is single track and it also constitutes a section of the Hertfordshire Way Walking Route so putting the ramblers at much greater risk.

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I would like to formally raise objection to the local plan to build 1700 houses on Forster Country between Stevenage and Graveley. My specific reasons include:

The proposed site for development is close to our property and will not only affect the value of my property but will replace outstanding countryside bordering Stevenage that I believe should be preserved. There is land within Stevenage such as the former Kodak site off of Gunnelswood Road / Bessemer Drive that could be better used for development and would improve the town. Additionally the land opposite Stevenage Borough Football club offers opportunity for development .

If you have 1700 homes to build they should be spread around the town rather than take a beautiful piece of heritage countryside. More than that I question whether you need to build 1700 homes. I understand that growth projections for Stevenage have already been satisfied by housing and with Brexit and a potential reduction in immigration surely the demand for housing will be affected and new growth estimates will need to be done.

With the A1 being 2 lane from North to South Stevenage and regular traffic issues at key periods around the A1 / Hitchin roundabout adding further traffic will only create a larger problem without major motorway development.

I am writing to you to register my objection to any plans for building a housing development in the Forster Country north of stevenage as this area is the green area next to our residence and represents an important part of our life and our choice to live here.

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Whilst I would prefer 900 homes were not built on the fields between Stevenage and Graveley, I accept that housing must be built. My comments on the proposal would be around the provisions of traffic along Church Lane/Back Lane. Coupling this build site with that approved/proposed for Great Ashby, it is unrealistic to allow this to continue to be a through road for traffic. The road is already used beyond its means and there are several points where traffic comes to a stand still. Traffic often uses this road in the morning to bypass Stevenage from Great Ashby into Graveley and causes a lot of traffic. It can often take 10 minutes to get out of Church Lane into Graveley. This situation will only deteriorate with so many additional houses.

We just moved into our new home in Newbury Close, Stevenage in February. One of the attractions for us moving here was the close proximity of the unspoilt rural landscape known as Forster Country. It is an area of land much appreciated by those who live here for exercise, dog walking or just to appreciate an old English landscape. My wife and I feel it would be a travesty if this World renown land was surrendered for new housing.
We are against any idea of developing this land for new housing.

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we would like to strongly object to the building plans for work on the Forster land behind Rooks Nest fields.
In Stevenage there is little land left for wild life and walking, please add us to all the public that are already against it.

The plans proposed will destroy the views within Forster Country and remove a significant part of the countryside accessible from North Stevenage

With regard to the future plans for the proposed building of a very large number of houses in the area of Lister Hospital, The North Road, and Graveley, would it be possible for me to view the plans for the proposed future road lay-out ?

I make this request this as I am very concerned about the huge amount of extra traffic that will be generated by the many hundreds of extra cars using this area.

At the moment, all the roads surrounding Lister Hospital, including the roads leading to the M1, and the horrendous roundabout at Junction 8, are used to full capacity, with ambulances sometimes struggling to find a way through the solid traffic waiting at lights and roundabouts, and wasting valuable time. Health and Safety should be one of the uppermost factors when implementing the new road system.

Another factor to be considered is the fact that the exit to Lister car park is onto the North Road, and the exit to the large Supermarket onto the Hitchin Road, adding to inevitable gridlock.

Planners must truly consider whether this area can cope with such a huge great development.

Further to my email of November 17th, I should like to add the following comments.
This morning, I had a leaflet from Miller Homes, posted through my door, laying out their plans for the housing development of the land adjacent to my home in north Stevenage. How, I wonder, are they able to deliver these plans before the plans have been officially passed? Perhaps you could enlighten me !

Once again, I must emphasise to planners the obvious dangers of building such a huge housing development so very close to Lister Hospital. It is clear that the infrastructure of the whole area cannot sustain such a huge number of cars as the new development of 800 + houses will produce, remembering that ambulances are in constant (speedy) use of the extremely busy North Road and surrounding roads. Added to this, the planners need to take into account the fact that the exit from Lister Hospital car park onto The North Road, is directly opposite the envisaged development, with its obvious exit roads. This could create an extremely dangerous situation.

I hope these comments will have serious consideration.

I would like to support this proposal keeping in mind the requirement for
new homes in Stevenage and better chances for first-time buyers to achieve
their dream of buying a new house.

At the same time, I would like to request the concern bodies to address the
issues raised and try to find a solution before approving the proposal
rather than saying NO to the proposal itself.

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The LEP generally supports the designations of all 6 Strategic housing sites but considers that small scale employment related activities should be considered for the at least some of the sites, particularly the larger allocations SP14 and SP19; it should also promote the development of sustainable transport modes to serve such development

Development of site NS1 will cause harm to the setting, and significance, of Chesfield Park. This is a historic designed landscape of Local Importance. Light pollution, noise and visual intrusion from housing developments will all adversely affect the park. This does therefore not comply with paragraph 7 'environmental role' of the NPPF definition of sustainability

Use of this site would cause the major injury to walking routes in Hertfordshire not just to Graveley and Stevenage residents but walking groups in general especially those walking between east and west of the railway.

Destruction of green belt land should not be permitted. Building on the area north of Stevenage would constitute urban sprawl,invalidating the entire purpose of the green belt, effectively joining Stevenage to Graveley. This would be of significant detriment to both communities. Infrastructure in the area would not be able to cope with an additional 900 homes, it is not fit for purpose currently, an extra 1000-2000 cars will not help this situation. An upgraded junction will not solve the fundamental road infrastructure issues in the area, and the connecting roads. The existing farmland provides an excellent natural resource for wildlife, and the residents of the surrounding areas. No provision can be implemented that can account for the loss of this habitat and green space.

Policy SP16: Site NS1 - North of Stevenage:
Paragraphs 4.195 to 4.201:

The policy and paragraphs are supported. This is because Croudace recognises the potential of land at North Stevenage, in both Stevenage Borough and North Hertfordshire District as being suitable and sustainable to deliver a comprehensive and integrated strategic urban extension which could contribute to meeting the housing needs of both authorities.

Croudace has been promoting this approach at North Stevenage for some years (i.e. involving land in both Stevenage Borough and North Hertfordshire District), in association with a group of land owners and house builders representing adjoining interests within Stevenage Borough. Croudace has an Option over the land included within the NS1 designation in North Hertfordshire. The combined strategic urban extension scheme could be integrated through the use of a Master Plan covering the land located in both Stevenage Borough and North Herts District to ensure the seamless delivery of a sustainable urban extension that would contribute to meet the housing needs of both authorities.

Croudace will be submitting supporting technical evidence with these representations (which will include masterplanning, highways and access, drainage and landscaping) (i.e. sent by email due to document sizes) to confirm that there are no technical constraints that would prevent the allocation and early development of the NS1 site.

Further, whilst the objective is to ensure the seamless delivery of an integrated strategic urban extension combining the land in both Stevenage Borough and North Hertfordshire District, it is relevant to note, in relation, in particular, to the timing of the delivery of the NS1 development, that the NS1 site would have its own highway access in the form of a new junction onto Graveley Road/North Road and could therefore be brought forward for development at a time to suit North Hertfordshire District Council's housing needs, without jeopardising integration with the development of the land in Stevenage Borough through the use of a combined Master Plan approach. This flexibility may be important to ensure that the housing needs of North Hertfordshire can be met in an appropriate and timely way, meeting local needs.

In relation to Items (a) and (b) of the policy, Croudace is liaising with the promoters of the adjoining land within Stevenage Borough and is working towards an illustrative Master Plan which will be submitted with the planning application for the NS1 site. The Master Plan will illustrate how the land in both Authority areas will be developed in an integrated way. The Master Plan does not need to go through any separate external process of approval such as Development Brief, prior to the submission of a planning application, as it will fall to the applicant to demonstrate, as part of the planning application process, how the two areas of land in the separate administrative areas will be delivered as an integrated design solution.

That does not, of course, rule-out informal discussions between the land owners and house builders in both areas and both Local Planning Authorities, to ensure an appropriate approach and provision of infrastructure such as roads, drainage, open spaces, education provision, local shops and facilities, greenways, footpaths, etc. Croudace would welcome such discussions.

In relation to Item (e) of the policy, whilst Croudace does not object in principle to the identification of a small number of self-build plots as part of the development, it would want to first see the evidence for the need for such land to be set aside, and agree with the Council how long such plots should be kept available if the up-take of the plots proves to be limited. Also, how are the plots to be integrated into a wider design solution. A solution where such houses are built to noticeably different designs and styles may be visually incongruous.

In relation to Item (f) of the policy, Croudace would be prepared, following the adoption of the Local Plan, to enter into discussions with the Local Planning Authority and the land owner in respect of an advance structural planting scheme in order to establish a strong defensible landscape along the northern boundary of the site.

In relation to Item (e) of the policy, whilst Croudace does not object in principle to the identification of a small number of self-build plots as part of the development, it would want to see the evidence of need for such land to be provided, and agree with the Council how long such plots should be kept available if the up-take of the plots proves to be limited. Also, how are the plots to be integrated into a wider design solution. A solution where such houses are built to noticeably different designs and styles may be visually incongruous.

I wish to object to the proposed development north of Stevenage as I don't believe these plans are justified, nor are the positively prepared.

In terms of infrastructure, I have four areas of concern; the first being the increased levels of traffic and congestion as a result of the proposed development. The roads in Stevenage are already insufficient for the amount of vehicles using them, particularly during peak times where queuing and delays are unavoidable. Increasing the number of road users through the proposed development will only make this issue worse. Although the plans include the addition of looped road, this will not solve the issue of cars exiting though Great Ashby, placing further demands on an already strained road network.

My second concern is that of rail capacity. Currently, our commuter trains are heavily oversubscribed during peak times. There has been a 71% growth in passenger numbers to Kings Cross from the north since the year 200 (+3.5% average growth year on year), and a 187% growth in passenger numbers too Moorgate from the north (+7.3% average growth YoY). Based on this, I don't believe we will have the capacity to support the needs of the proposed 900 households, in addition to the other developments across Stevenage. I understand there are currently plans to build an additional platform at Stevenage station; however I am not convinced that this additional capacity will remain viable in the longer term if we continue to tack additional homes on the edge of Stevenage and allow our town to continue to sprawl. I also understand that the planning document addresses the increase in commuters:

"Trend-based forecasts reflect these patterns and anticipate continued increases in out-commuting from North Hertfordshire over the plan period. Unchecked, this would lead to increased pressure on transport infrastructure that is already under strain at peak periods. This Plan therefore makes employment provision at above modelled levels."

My concern here is that the model used for these predictions is from 2014. Given the more recent changes to the economic landscape it's fair to assume that this model is no longer robust and is likely to be inaccurate.

My third area of concern is around the additional strain placed on the Lister Hospital as a result of the additional new homes. Since the redevelopment of the QE2 in Welwyn Garden City, the Lister's A&E department has faced increased pressure. In Q2 2016 NHS figures show that the Lister's A&E department has failed to meet targets for admission, transfer or discharge in fewer than four hours, and that 16.8% of patients were left waiting in A&E for more than four hours. Although SBC literature suggests that the Lister will receive an extension, I don't believe this will be sufficient to deal with the increased demand caused by additional local residents, given that the hospital is already not coping with current patient levels.

My final concern on infrastructure is in regards to water and wastewater. Simply, the proposed plans highlight issues with capacity in water treatment. I have seen no details or plans as to how this issue will be addressed and so I believe this will need to be defined before plans can move forward.

In terms of justness, I believe that the current proposals are both socially and environmentally unsustainable as a result of encroaching on greenbelt. The purpose of greenbelt is to prevent urban sprawl, in addition keeping settlements distinct and safeguarding the countryside. By proceeding with the proposed development, in conjunction with those proposed by SBC, Stevenage will effectively sprawl and join with Graveley, impinging on the village's unique nature. Maintaining boundaries is vital in developing a sense of community, where residents have a clear sense of the feeling and character of their neighbourhood. This particular development would also overshadow Forster Country, an area of historical and cultural significance for local residents.
Environmentally, these developments will also build across precious countryside, creating a negative impact for local wildlife, as well as stripping away the broader benefits of green space. I understand that greenbelt can be built on in exceptional circumstances; however demand for housing is not, in itself, and exceptional circumstance, and additional reasoning has not been made apparent.

Unwanted development on green belt. NHDC have not shown "Exceptional Circumstances" to build HS1.

The A1M is already at a standstill by 0645 most mornings and Stevenage train station has already got noticeably busier in the last five years (I'm a rail commuter). Where's the plan for dealing with the extra traffic? You can't just add another platform or extend driving into the hard shoulder and think it's all going to be enough - as it just pushes the problem further up north.
Not to mention the pressure on services such as the Lister hospital, schools, GPs and the Green Belt. DEVELOPMENT HAS TO STOP SOMEWHERE!!!!

Can you please tell me why I have received a leaflet from housing companies for the land north of Stevenage when the land is not even been approved yet, this smells of corruption and the council being in bed with these greedy housing companies and now looks to me that the council are after the backhand rebate from the government even though this is land that we know should not be built on. The roads in this area really cannot take the kind of traffic from the amount of housing you are planning to build and you know this also you will be ruining peoples lives who have paid a big premium to live in this part of OLD Stevenage and you are taking away the only beauty spot left in this town. You are also taking away a part of heritage that has been part of this land for a long time and that you have been happy to advertise this fact with signs etc when it suited you to do so. There are massive amounts of land on the other side of the a1 where you can build tens of thousands of houses with a direct safe link into Stevenage but instead you have trying to ruin vital residents of Stevenage lives and land. Please can you tell me why it is so hard to contact somebody with such a big project you should have a 24hr hotline link on your main website with peoples and residents concerns and updates but no its really difficult but I feel sure that is the way you want it. I would like someone who is on the council on the planning committee to contact me with some answers.

Any proposed development on Forster Country is totally unnecessary as the current plans for Stevenage & NHDC already accommodate the required growth for the area - any further development would incur vehement opposition from local residents

I am writing to express my objection to the proposed housing project Adjacent to Granby Road/ Gravely.

Re: Objection to North of Stevenage Development.

I wish to register my objection to the proposed development of land designated as area H03 to the North of Stevenage up to Graveley village for the following reasons.

1) Loss of Green Belt and village separation.
These proposals effectively consign Graveley to be swallowed up by greater Stevenage, with the loss of the green belt that provides mitigation from pollution, useful agricultural land, and leisure opportunities.

2) No Clear Need for development.
Recent population projections predict that the local population growth will require only 6000 houses in North Herts and Stevenage up to 2031. This quantity is already built or planned, so it is apparent that the current proposal is based on out of date information, or is being driven by commercial considerations, both developers and government incentives -not by need.

3) The Impact on "Forster Country".
The Stevenage planners appear to be letting slip a wonderful opportunity to allow a beautiful and well known part of the countryside become a celebrated part of the town, that could enhance all residents lives in the same way that Fairlands Valley Park has done for the last 70 years. Although the recently released plans show part of the area preserved as "St Nicolas Meadow" it does not compensate for the loss of the green belt and is only half the size of Fairlands.

4) Area Not Suitable For Residential Development
The area designated as H03 is traversed by high voltage cables, the potential of which to cause harm to health of those living is still being debated. Why risk it when the area can continue to be beneficial as a provider of leisure facilities and agriculture?

5)Traffic Congestion.
It is clear after meeting the transport consultants that are advising the developer of area H03 (Miller Homes) that no particular plan is in place to handle the significant increase of traffic that will occur in Graveley Road and North Road. The Transport Modelling Report 2014 identifies problem locations in 2031 (table and figure 5.1), the nearest being HM17 at J8 on A1, and HM21.2 in Stevenage Old Town. However these are problem areas now and nothing has been identified for the North Road which is also problematic now. It is a fact that for three hours in the morning and the same at night the traffic into and out of Stevenage is continuous and heavy such that it is difficult already to get out of Granby Road in the mornings, and northbound is almost stationary in the evening. The addition of potentially 1700 more vehicles is not to be contemplated.

6)Water and sewerage.
In the last few years there have been a two or three large water pipe bursts in the main road through Graveley. This very much suggests that the capacity of these mains is at their limit, and trying to force even more water through will cause even more frequent bursts and disruption. The developers when questioned at the open day were not really interested, saying that it is up to Anglian Water, and they had not made any proposals.

Please note my objections to these misguided proposals. I can only hope that common sense will prevail and Stevenage will continue to be a worthwhile town to live in.

Please find below my comments for the local plan consultation.

Local plan process:
1. I am afraid that I lack confidence that the council has rigorously analysed housing need in North Herts. The council's own original estimation of needed housing numbers was well below the number that is now identified and it appears that the council has simply abdicated from the requirement to assess its own housing need in favour of simply following the government guidance - until recently, when the government reduced the guidance number, but the council did not downwardly adjust its own numbers.
2. It is also evident that the council did not make any in depth assessment of the land most suitable for development. The methodology (to invite suggestions from landowners and others (including, of course, developers) coupled with the fact that there was only one such invitation, amounted to an unreflective approach to identification of land which did not make any real attempt to save green belt land and which inevitably resulted in easy/profitable sited being put forward at the expense of sites that would be more difficult to develop but have less impact on the environment. This has resulted in a number of specific problems with the sites proposed.

Site specific issues
1. A number of sites lack clear, defensible green belt boundaries. This is particularly true of the site off North Road Stevenage, where the proposed boundary goes over the middle of the hill, but is also true of the Baldock development and of the site between Graveley, Weston and Great Ashby.
2. A number of the proposed development coalesce villages with neighbouring settlement. The guidance advises against this and I understand that a recent court decision has upheld the principle of non coalescence.
3. Several of the developments are very large in relation to the settlements they are adjacent to. These will have a huge impact on these settlements, making it very difficult to achieve community cohesion in these areas. These sites are the ones adjacent to Wymondley, Baldock and Knebworth.

General issues
I am concerned that there has been no comprehensive assessment of traffic that takes into account traffic through, as well as within, North Herts. There is already significant congestion around Stevenage, Hitchin and on to the A1(M) and the increase in housing can only exacerbate this. Without a comprehensive assessment it will not be possible to consider the traffic impact and possible plans for amelioration.

I am not in favour of building houses between North Stevenage and Graveley (Area NS1) for the following reasons: -

1. The proposed access roads will add greatly to congestion around North Road/Lister Hospital, especially at peak times. The introduction of "smart motorway" working on A1(M) is not within the control of NHDCC or the developers. To propose this as a solution is therefore uncertain and there will be huge a increase in traffic cutting through Stevenage to Junction 7. North Road has parking on both sides dangerously narrowing the road and preventing safe cycling and causing additional delay, particularly around Alleynes School. When I take the 55 bus from North Road to Stevenage centre it sometimes fails to stop due to heavy traffic and often is delayed at peak times making it unreliable.

2. The current plan joins Graveley to Stevenage which will completely alter the village nature of Graveley.

3. The destruction of green belt or arable land is not acceptable. The land is needed for sustainable food production and to act as green lungs for the production of oxygen, which we all need to survive.

4. The infrastructure is not available to serve 1,700 new homes. Road access is insufficient from North Road and Graveley High Street. The additional sewage and drainage required will overload the existing network - we already suffer backups of sewage which frequently overflows into our garden. High voltage electricity pylons pass through the area causing interference and other problems.
5. The need for additional housing in this area is not proven. Many new dwellings are being developed within Stevenage town centre and other brownfield sites are available within Stevenage and the surrounding towns. People moving from London are creating a demand but why should we put up with problems that London should solve? More commuters will further crowd overloaded roads and railways into London.

6. The destruction of part the area known as Forster country is unacceptable. This is an amenity which I currently enjoy, walking for exercise and to relaxation. I also use the paths to access my local church (St Nicholas). The creation of the St Nicholas country park area does not fully address this issue.

7. The construction of housing will lead to transport congestion (road and rail), loss of amenity, overcrowding, loss of green belt and arable land.

I hope that you will take my views into consideration.