Local Plan 2011-2031 Proposed Submission Draft

Whilst I understand the need for additional housing stock across the UK and I'm not a NIMBY I do not believe the plan for additional housing in Knebworth has been properly considered. Points I would make are
Knebworth is built around one North/South Road the B197 London Rd (encompassing the Village High Street) with a number of East /West roads cutting across it. These are Deards End Lane, Station Road, Gun Road, Oakfields Avenue , Watton Road and Swangleys Lane.
All of the proposed sites (K1-K4) sit at the ends of these East/West roads. Relevant points are:
Station Road and Gun Rd both pass under railway bridges with the road narrowing and allowing only one car to pass safely at a time. Pedestrian access is via a narrow pavement on one side only which allows single file walking at best. Larger vehicles often mount the kerb when passing under the bridges. Deards End Lane goes over the railway but a slight slope and a sharp left hand bend in the road pretty much make this a blind spot. Again the pavement is narrow. The significant extra traffic arising from the new homes when built and particularly during the construction phase will significantly increase congestion and impact on safety
With the exception of Station Rd all the East/West roads are narrow allowing for a single narrow lane in each direction. All of them have cars parked on one side pretty much all the time which means you are regularly having to find space to pull into to make progress and not hit the cars coming towards you!
This situation will be considerably worsened and make life worse for current residents by the impact of the significant numbers of additional cars generated by the proposed additional 671 homes (easy to imagine a figure close to 1000).
The narrowness of these Roads, which are the only access routes to the planned development sites (K1-K4) means they are also inappropriate for use by the undoubtedly heavy volume and large sizes of construction traffic. As we see with occasional delivery lorries and a farm tractor, these construction vehicles will have to put two wheels onto the pavement/verge with consequent impact on pedestrian safety

The Plan makes comment that the Village High Street is only a pinch point when traffic is disrupted on the A1M. I believe they are being disingenuous here. I'm not sure when they did their modelling and what they consider acceptable levels of delay but they clearly didn't attend during rush hour (presumably they were on their way home!)
Knebworth High St which is not wide always has cars parked on both sides of the road as the provision of such parking is important to the continued viability of the shops (as recognised in the Plan). Even when traffic flows through the village it is rare that you are not in a short queue as the narrowness of the road means that people drive through at very low speeds as they're nervous of scraping against traffic coming the other way. If there is a bus, lorry, large van, 4 wheel drive or just a nervous driver it is impossible for traffic to flow two ways at the same time - again causing longer queues . It is in fact rare that there aren't cars queueing to get through
At rush hour, as you would expect the situation is considerably worse. The same issues are there as during the day but obviously exacerbated by the considerably increased numbers of cars on the roads. The tailbacks each night run to hundreds of yards meaning there are many stationary cars with engines running pumping out exhaust fumes.
Another issue which aggravates the situation is that a Tesco store about 3/4 mile north of the village has traffic lights controlling access to the site. Since those lights were installed North bound traffic has slowed considerably with traffic tailing back into the village. Hence traffic can't get quickly through the village and nor can it quickly leave.
The situation as currently exists therefore is already far from ideal for Knebworth residents
The Plan therefore will have a significant adverse effect on residents because:
1)Sight KB3 is within the confines of the Village High Street and only has access onto the High Street. Traffic entering and leaving that site will have a detrimental impact on traffic flow - particularly where they will have to try and turn across the line of traffic. I'm also concerned at the possibility of traffic accidents at this site.
2) I don't have the reference but there is a further planned development just outside the village on land owned by Odyssey Health Club - I believe for approx 80 new homes. Access to this site will require a new roundabout to be built on the B197 about half a mile north of Knebworth. This will inevitably slow traffic still further and lead to longer and slower tailbacks into Knebworth
3)Additional traffic generated by the proposed developments. No new employment proposals are included in the plan so a possible additional 1000 cars (assumed c1.5 cars per new home) will be exiting and coming back into Knebworth each day

Other points I'd make are where the Plan makes no, or insufficient provision.

Car Parking - already a serious issue as parking near Village High street or close to the Station are very difficult. The Local Authority have held a number of studies to see how to improve the situation but have found no solution
Employment - there is no provision or discussion about how all these new people are to be employed. Presumably therefore they will all have to leave Knebworth to work elsewhere. This will give the Village a 'Commuter Town' feel and work against the retention of the strong sense of community and identity that currently exists amongst residents
Doctors Surgery - whilst the Plan mentions that there is a planning request for a new Doctors surgery combined with a library this is merely because the existing surgery site has to be vacated and they need to move somewhere else within the village. There is no proposal for additional resource which is already insufficient for existing numbers let alone meeting the demand from the residents of the new homes. As an example I today (25th November) booked the first available appointment with the Knebworth Surgery and the earliest I could get to see a doctor was 6th December
Dentist - there are two dentists in the village but neither have any capacity to take additional NHS patients. Again no increase is included in the Plan
School -current village primary school is full at every intake. It is on a small site so has no room to expand. The Plan does include provision for a new Primary School with single class intake. This would be enough for 30 pupils per year with a max total of say 210. This additional capacity when judged against the proposed 671 new homes is insufficient
Police - whilst Knebworth is not a high crime area, I have not seen a police presence in the village for months - all I get is an e-mail warning me about latest crime trends. Current resource looks insufficient to provide a regular presence and again there is no proposal for additional cover
Knebworth Station - platforms are long and narrow and already prone to overcrowding. Potential additional numbers using the station will have to be carefully managed to avoid accidents. Again the Plan is silent
Green Belt - three of the sites are on Green Belt Land and are a threat to the openness of the landscape which surrounds the village
Highways - per comments above existing roads not sufficient to carry additional traffic volumes
Numbers - this is a 31% increase on existing housing volumes. Knebworth is a village with facilities to match not a small town

Overall
Is the Plan positive in recognising infrastructure constraints. NO
Does the Plan bring ongoing real benefits to Knebworth. NO
Does it deliver a sustainable solution. NO
Is the Plan as regards Knebworth justified and fair. NO