Local Plan 2011-2031 Proposed Submission Draft

North Herts DC Local Plan, Codicote
We are writing to strongly oppose the proposal for 315 new houses to be built in Codicote. We have lived in the village for more than 40 years and whilst appreciating that there is a need for additional housing in the area, the proposal to increase the size of Codicote with 315 new houses (a 35% increase within the village itself) is disproportionate and unacceptable. Codicote is an ancient village of historic interest. The character of the village is in jeopardy with these proposals.

Traffic
The High Street is a main thoroughfare between Welwyn and Hitchin and currently is frequently congested due to roadside parking and commuter traffic. This congestion is exacerbated through sheer weight of traffic and when there are incidents on the A1(M) when traffic diverts to the surrounding local roads.
The roads leading from Codicote to the surrounding villages are single track lanes at many points and are already totally unsuitable for either the volume or size of vehicles that use them.
Public transport is not comprehensive enough to be practical for the vast majority of residents. The proposal to build 315 houses in Codicote will bring an in the order of 550 additional vehicles to the immediate area.
There is little employment and any new residents are likely to have to travel to their work and they will probably travel by car further increasing traffic flows (77% of existing residents commute by car) Additionally the local school is already oversubscribed so children will be required to travel to other areas to attend school resulting in even more traffic. Already the school bus which travels to Welwyn Garden City is often delayed by traffic at Welwyn with the children arriving late.
There is a continuing campaign with regard to the number of heavy lorries from a nearby quarry which route through the village causing congestion, pollution and danger to pedestrians and other road users. More houses will inevitably bring nmore cars locally causing further issues.

Schools
The school provision is plainly inadequate for the large influx of children that this new housing will produce. Codicote Primary School is already over-subscribed from the current population.
Under the National Planning Policy Framework 2012, the Government states that 'key facilities such as primary schools ....should be located within walking distance of most properties. The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities.'
There will also be increased pressure on the secondary schools in the wider area and the necessarily increased transport links.

Green Belt
Codicote stands in the Green Belt and is therefore protected from development and expansion.
According to the National Planning Policy Framework 2012, the idea of the Green Belt 'is a ring of countryside where urbanisation will be resisted for the foreseeable future, maintaining an area where agriculture, forestry and outdoor leisure can be expected to prevail.' The Framework continues: 'Once an area of land has been defined as green belt, the stated opportunities and benefits include:
* Providing opportunities for access to the open countryside for the urban population
* Providing opportunities for outdoor sport and outdoor recreation near urban areas
* The retention of attractive landscapes and the enhancement of landscapes, near to where people live
* The securing of nature conservation interests
* The retention of land in agricultural, forestry and related uses
* Green belt in England is protected both by normal planning controls and against "inappropriate development" within its boundaries.'

Conservation
The Heath Lane proposal is directly adjacent to listed buildings (Codicote House and the Lodge Farm Development) and a conservation area. The proposal for 140 new homes here will overwhelm these buildings.

Alternative Proposals
Our local MP has issued a statement supporting the creation of a new Garden City within the District. This seems to be a far more sensible approach to the need for additional housing in the District and we would support this.