Policy SP19: Sites EL1, EL2 and EL3 - East of Luton

We previously highlighted historic landfill featuring on site EL1 but this has not been referred to in the site specific policy SP19.

The development of these sites would have a severe negative impact on the surrounding areas in many ways. I have serious concerns regarding the road infrastructure and its ability to cope with such an increase in traffic. The roads from the proposed development site to the M1 are a bottle neck in the area with no alternative routes to the motorway, the same can be said for access to the A505 along Wigmore Lane as the tight country lanes are woefully inadequate in supporting any amount of traffic to these main roads. An increase in traffic would push more cars past schools in the area as people utilise "rat runs" to avoid the arterial roads to the motorway and A505.

The proposed developments would add further strain to many other amenities and public services in the area, these issues include local doctor surgeries where making an appointment is near on impossible without a two week wait. Where appointments can be made on the day they become fully booked within ten minutes of the phone lines being opened at 8:00 a.m. The only large supermarket area(ASDA) is completely saturated with customers at the weekends and evenings with it being impossible to get parked most weekends at peak times. The area simply cannot cope with developments of this size and nature.

The proposed developments go against the National Planning Policy Framework(NPPF), the proposed developments fall short of items listed in sub paragraph 80 within section 9 "Protecting green belt" of the NPPF:
"80. Green Belt serves five purposes:
●to check the unrestricted sprawl of large built-up areas;
●to prevent neighbouring towns merging into one another;
●to assist in safeguarding the countryside from encroachment;
●to preserve the setting and special character of historic towns; and
● to assist in urban regeneration, by encouraging the recycling of derelict and other urban land."
I believe the proposal contravenes this government guidance. The NPPF clearly states that green belt should not be built on except in very special circumstances, unmet housing needs are stated as being unlikely to satisfy the "very special circumstances" test to allow development on green belt land.
This area is very important to the local community, it serves as an open space retreat from the industrialised sprawl of Luton, people walk their dogs, go running, cycling, take their children through the fields and footpaths exploring.

I believe that the proposed development will cause chaos on the roads which are already overcrowded. The policy also states that Luton has an unmet need. Luton actually has a number of brownfield sites which could be developed. There are also a number of empty and unused properties in Luton, the council should look to make sure they are put to use or sold if they are in a position to do this.

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I want to participate in the Examination Stages for NHDC Local Plan 2011-2030, and wish to change parts of the plan.

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I object to this part of the local plan as I do not feel that there is sufficient infrastructure in the way of roads and amenities currently to meet the current needs of the area in question. There is no clear plan for anything like the sort of upgrade to chalk hill road which would have to be one of only two ways out of this estate should it be built. There also seems no clear plan regards where these people to live here would shop as the nearest supermarket already struggle's to cope and has been turned down when applied for planning permission to expand. Also while this is a north Herts plan the people most affected will be the residents of Luton.

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I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure:The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development/business park/light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -

I object to the proposed building of new homes at the East of Luton, this is due to the fact the there are enough other sites in Luton where property can be built including the ongoing project at Napier Park. There is no need to build on green belt land. There is also the site at junction 10A of the M1.

The infrastructure including roads and amenities struggle to cope with the number of residents as it stands. This is going to deteriorate as the airport expands, I object to the building of new homes as the roads will not be able to cope and there will be a negative impact on quality of life for local residents.

The East of Luton is also used for leisure facilities including walking and bird watching. There are also bats in the area. I object to the building of new homes as it would have a negative effect on the local wildlife.

I hope you consider my objections.

I would like to express that I am totally against the building of new houses around Cockernhoe and Mangrove Green.

Luton is already heavily congested every single day and by building so near to Luton, all you would be doing is increasing it.

There is plenty of land in other areas of Hertfordshire! Why on earth do you have to come on the boarders of Bedfordshire?

PLEASE KEEP OFF OUR AREA.

The destruction of the green belt goes against national policy. Brownfield plots should be utilised for the unmet housing needs rather than breaking greenbelt and destroying rural communities. Attempting to offset by making the land between Cockernhoe and Hitchin green belt is preventing further development there, for example a new garden city, which go much further in meeting future housing requirements. The tenets of the NPPF do not seem to have been followed in either the proposal to destroy existing Green Belt or the proposal to create new Green Belt (e.g. consideration of the consequences the proposed new Green Belt would have on sustainable development).
I've also been informed a Luton councillor also objected to the proposal stating that it does not meet their housing requirements as any housing development would be on the wrong side of town.
Insufficient traffic infrastructure. Queues along Crawley Green have already notably increased in recent months (presumably as a result of ongoing works at the airport) to the point now leave additional time to get to the station on time. Airport queues having been backing up to the M1. Surveys not being carried out correctly, the current housing proposal for this land is based on a road that doesn't exist and hasn't been proposed while assumptions are being made on 1 car per household. The expansion of the airport and the additional traffic this will bring has not seemingly been taken into consideration either.
Public services are already overstretched. School children are being bused to Hitchin due to a lack of school places in Wigmore, policing is already inadequate as typically come from Hitchin rather than Luton due to council boundary. (Took over an hour for police to arrive to a call out witnessed). With just Asda nearby there are insufficient supermarket facilities to meet needs of new development. Queues back up traffic to the roundabouts, to enter the supermarket and buy fuel (blocking Wigmore lane) while queues at check-out take 20+ mins.
Our neighbour has recently been informed they will be required to install a water meter due to Cockernhoe being in a deprived water area, yet it can seemingly support another 660 (potentially 2,100) houses. Surely this will massively increase the risk of drought and water restrictions in the area.
All visitors comment on the area, the countryside and the wildlife. A walk with friends visiting the area for the first time were amazed by the wildlife, rabbits, pheasant, birds of prey and the 'largest herd of deer they'd seen outside of Richmond park'. All of this seen within an hour. Have even seen owls during the day while walking to the pub.
One of the nicest things about Cockernhoe and surrounding area is the village life and social aspects of the community. The pub and memorial hall run many social occasions and everyone has been very welcoming since moving into the village, with this community life now under threat if the number of houses rises by over 1,000%. The current Green belt is very effectively serving its purposes to maintain the character of Cockernhoe village (check restricted sprawl / prevent merging with neighbouring town / safeguarding the countryside from encroachment)
The single access road already gets cars waiting to pass, the country lanes are not suitable for so many more cars (there would be many more than 1 per house - conservatively from government statistics about 1.3 cars per household could be expected but from local experience in Cockernhoe it is over 2 cars per household)). The additional traffic would be a threat to the walkers and cyclists in the area, both activities we do regularly (this would affect both local cyclists and also those following the Chiltern Way). There are also horses and tractors regularly in the area.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

.There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure:
Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for! the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
We are not creating a sustainable environment by compromising all of the surrounding green areas. We as ! individuals must take action.

Putteridge Bury is my local area and I would be devastated to see this area built on. From family walks, picnics and evening jogs, this place has been a big part of my life and still is. I don't believe we can educate the younger generation on how to save our planet, by removing all of our green areas and teaching them different forms of wildlife from a textbook or iPad.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

.There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure:
Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for! the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
We are not creating a sustainable environment by compromising all of the surrounding green areas. We as ! individuals must take action.

Putteridge Bury is my local area and I would be devastated to see this area built on. From family walks, picnics and evening jogs, this place has been a big part of my life and still is. I don't believe we can educate the younger generation on how to save our planet, by removing all of our green areas and teaching them different forms of wildlife from a textbook or iPad.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure:The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development/business park/light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
There are better locations that are brown field sites in Luton that should be developed to meet their needs.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!). The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure: The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development / business park / light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
This will destroy the village communities of Cockernhoe, mangrove green, tea green, Darley Hall, Wandon End and Breachwood Green. Luton had already encroached far enough into the green belt and this expansion would swallow up these communities into Luton which is unacceptable.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

.There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure: The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development/business park/light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community.

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
No way can the current roads in the Wigmore area or country lanes in the surrounding area cope with such an increase in traffic volume. Wigmore Lane is always gridlocked during peak times. There is already insufficient public transport in the area to cope with demand. Local schools in Wigmore and Ashcroft have already had major extensions to cope with increase of current pupil levels and are still at maximum capacity before any more housing developments. The Asda supermarket already struggles to cope in supporting the immediate area and surrounding villages from which people come to do their grocery shopping.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure: The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development/business park/light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
It will damage the wildlife population and put additional strain on an infrastructure that is already struggling.

I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure: The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development/business park/light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
I keep my horses in cockernhoe and ride around the area the traffic is bad enough now without any more being added if these houses are needed in Luton then build them in Luton further afield from green belt land Cockernhoe is a village and a lovely place but if more houses were to be built it would change this drastically.

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I strongly object to the outline North Hertfordshire Local Plan 2011- 2031 especially the sites EL1, EL2 and EL3 which affect the areas of Cockernhoe, Mangrove Green, Tea Green, Copthorne, Rochford Drive, Putteridgebury, Wandon End, Wigmore and Brick kiln Lane, for the following reasons: Please tick all of the issues that concern you (all if necessary!) .The 'New Neighbourhood Planning Infrastructure Bill 2016' states that it supports the Government's ambition to deliver one million new homes, whilst protecting those areas that are valued most, including the Green Belt. This area is Green Belt and the application does not meet the 'Very Special Circumstances' required to build on it as stated in paragraph 80 and 83 of the National Planning Framework and also the House of Commons briefing note on Green Belt. The Green Belt boundaries should not be amended in response to individual planning applications (The National Planning Policy Framework, Paragraph 83).

There are 205 dwellings in Cockernhoe, Mangrove Green and Tea Green currently. An additional 2100 dwellings will be an increase of 1124%. This development is completely out of proportion to all other developments in the district - these villages and communities will cease to exist.

1.Of these additional dwellings 150 are for North Herts, the remaining 1950 are to meet Luton's supposed unmet needs , a number which hasn't been qualified when challenged.

There is no planned improvement to the already stretched roads/infrastructure: Crawley Green Road and Eaton Green Road are backing up over 750 metres at their junctions with Airport Way during the rush hour, without the addition of a further 5000+ vehicles. The roads through the airport are often gridlocked and with the growth of passengers at Luton Airport, currently 12.75 million (2015) with a projected increase year on year to 22 million by 2030 this is set to worsen. Stockingstone and A505 suffer equally.

There is no planned improvement to the already stretched roads/infrastructure: The traffic Survey carried in 2015 was not done to industry standards i.e. for a month and also the results of this survey showed a negligible or nil effect on local congestion when the results, and thus the underpinning of the proposal, were based on a road that doesn't exist, hasn't been proposed and has been stated by the council that there is no money to develop.

There is no planned improvement to the already stretched roads/infrastructure: In the shorter term, the projected airport development / business park / light industry, will attract a further 7,000 employees (ref. LBC). The roads cannot cope with this increase in vehicles.

There is no planned improvement to the already stretched roads/infrastructure: The two country lanes with insufficient passing places which lead out of the site into North Herts are already being used as dangerous rat-runs. This will increase as residents seek to access the M1 via Lilley Bottom and Lilley, and seek to access Hitchin/Stevenage through Offley.

2.The paths and woodlands are used by villagers and people from neighbouring Luton as a leisure area for walking/running/cycling. These will be destroyed despite the national push to encourage people to keep fit.

3.In the presentation of the local plan Councillor Levitt stated that "the development plays a key role in supporting the growth of our economy planning for the right type and number of homes, in the right place to create sustainable communities" How can a development only linking north Herts by two single track lanes be considered as a sustainable community?

4.There is sufficient brown field land in Luton to accommodate 'Luton's Unmet Need' at the same housing density as this proposed development.

5.Teeming wildlife, owl, bats, deer, etc., will be displaced. Wildlife corridors are no substitute

In addition to the above the reason I feel most strongly that this development should not go ahead is -
This is unsustainable and short-sighted!

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I wish to object in the strongest possible terms to the proposed building of @ 2100 homes in the Cockernhoe / Tea Green area.
This proposal would decimate beautiful green belt land and destroy these two villages The already crowded infrastructure would be totally grid locked during rush hours.
I would urge you to re examine this proposal and dismiss it as it's totally ill thought.

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