Local Plan 2011-2031 Proposed Submission Draft

Reference: Local Plan Consultation 2011-31 North Herts District Council - Proposed development GA1 (Roundwood) and GA2 (SP18).
I write in connection with the above planning application. I have examined the plans and I know the site well. I moved into Weston a year ago & have settled into the area. We wish to strongly object to the proposed development of the above areas and find the Local Plan to be unacceptable.
Herein are our comments and objections relating to this planning application:
1. Unchecked Urban Sprawl
Weston is a small settlement within the Green Belt, where development proposals should be considered very carefully: infilling could ruin the character of the village & it's beautiful surrounding area, full of woodland and historical rural buildings, some Listed. Furthermore, Back Lane which runs to Weston, is a buffer from the increasing urban spread of Stevenage and Great Ashby. It is a tranquil, peaceful place and an estate development & school would overwhelm it. This Plan would simply allow the urban spread of Stevenage and Great Ashby to continue unchecked.
2. Protecting the Biodiversity of the area
There area is also rich with diverse animal habitats for endangered Red Kites, Bats and Barn Owls. These have a PROTECTED STATUS under Law (Directive 92/43/EEC/of 21 May 1992 on the conservation of natural habitats of wild fauna and flora. With the increasing urban sprawl into the countryside, these protections are more important than ever. I do not feel the Plan has adequately considered the impact on these animals.
NHDC should be mindful of their duty to conserve the wildlife in their jurisdiction.
The areas of GA1 & GA2 are also an important green spaces. These are enjoyed by many people from the local area and beyond. The area is full of well-worn footpaths and bridleways, which cross sites GA1 and GA2. These are in constant use by horse riders, ramblers, locals and organised walks etc.
The protection of Weston's Green Belt visual, historic and archaeological qualities should be given considerable support. Paragraph 64 of the National Planning Policy Framework states that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.
3. The Number of Proposed Houses
The Local Plan is proposing the development of 7700 (or a lessor figure, which has been recently been announced) in this area. I am very concerned that this small community will not be able to sustain such a large increase in numbers and corresponding cars, pressure on poor local amenities. It is a very large number compared to the existing dwellings and will alter the character of the area irreversibly.
The number of houses, is far greater than the local demand for housing in both areas. This has already been tacitly agreed, by the recent announcement by NHDC -that fewer houses will be necessary. This shows the lack of planning and local sustainable interest with the Local Plan.
4. Lack of Infrastructure
Pressure for the development of these areas are considerable, mainly for housing Stevanage and Great Ashby commuters, but has been successfully resisted in the past where a common sense approach was taken.
The reasons for rejecting those schemes also included the inadequacy of the lanes apart from the main trunk roads to the area, which cannot accommodate even small increases in traffic, and because road widening would destroy ancient field boundaries.
The area is served by busy rural roads like Back Lane and Church Lane (GA1 and GA2). These roads are often single track in many locations and already heavily congested due to recent new developments already in the area.
There is no mention of improving access on these roads or Calder Way. This concern is evidenced by the A1 East of England interim report (June 2016). There is no viable plan in place in the Proposed Local Plan for this lack of access and poor infrastructure.
The traffic assessments prepared for the GA1 development did not take into account the flow of traffic at peak times, the reduction of traffic flow due to local farm vehicles or simply the hazards faced with increased traffic in such narrow roads, where it is often difficult to pass without one car reversing large distances. How will the traffic flow in these conditions?
Furthermore, with the Council's recent cancellation of the last bus service through this area, this could limit opportunities for the residents of the new development to travel by public transport. More cars, traffic and congestion in Weston and Gravely, are inevitable if this Proposal Local Plan goes ahead.
5. United Local Support Against the Plan
Weston Parish Council have strongly objected to the development of GA1 and GA2 and have found considerable support amongst the local residents: They have asserted that the proposed developments are particularly ill-considered: it is on a greenbelt land used by many villagers and tourists for recreation and walking dogs, and building here would both diminish the striking views. New developments are necessarily modern in design and this style design is out of keeping with the Weston village's and surrounding areas strong historic character. While design issues might be solved by conditions or revised proposals, these could not remedy the siting problem.
6. Lack of Infrastructure and burden on local Access roads
The proposed developments of GA1 and GA2 to the North East of Stevenage are poorly positioned in terms of infrastructure and local amenities. I think that a properly considered development plan is vital for the continued growth and prosperity of the local area, businesses and residents. I would support the building of a new Garden City or further development should be around brown field sites and surrounding areas. The green Belt is important and should be conserved.
7. Our Right to quite enjoyment of our home.
Both GA1 and GA2 have grossly underestimated the individual impact these large developments will have on our quiet enjoyment of our home. The GA1 and GA2 development would lead to a loss of privacy, loss of view and will certainly impact on the peaceful enjoyment of our home and garden.
The likely effect of the development on the residential amenity of neighbours has not been given thoughtful consideration.
The proposed developments will be visually overbearing, cluttered and out of scale with existing homes in the area. It is an inappropriate design for this part of the rural area. Such a large development would be totally out of keeping with the neighbouring properties, which are mainly smaller cottage style houses and small farm dwellings and miscellaneous existing developments in the vicinity. Furthermore, the inevitable loss of existing views from neighbouring properties would adversely affect the residential amenity of neighbouring owners.
As well as the increased noise, destruction of our views and quite enjoyment of our land, there is also the consideration of our safety. Parking would be a problem on our land. With the lack of turning opportunities on Back Lane, increased traffic will inevitably give rise to the dangerous situation with cars trying to turn on blind corners causing noise, pollution and dust at all times of the day and night. This additional concentration of traffic and roadside parking will cause traffic problems and create a safety hazard for other motorists.
We invite you to visit our home to verify that these objections are valid.
8. Impact on Tile Kiln Farm
Tile Kiln Farm and woods has significant historical significance and local importance. GA1 and GA2 would grossly affect my life and where I live. Tile Kiln Farm compromises of Listed Buildings and adjacent fields. I strongly believe that these two proposed developments would adversely affect the setting of the Listed Buildings.
Whilst living in a Listed Building, the Council rightly, put severe restrictions on any changes to the site. It is only fair that they do the same. I therefore strongly feel that NHDH have a duty to consider this impact.
9. Lack of Planning and Investigation into West of Stevenage site Location
I fully support another more suitable location on the West of Stevenage,
There is no need for this kind of open market housing in the GA1 and GA2. North Herts District has more than several years' supply of housing land to meet the requirements in an alternative area - West of Stevenage which is closer to transport links, recreational and shopping facilities. This site is well served by Junction 7 and 8 of the A1(M), a busy town centre, bus and rail links and retail park. It will also benefit from the newly constructed east-west A505 link to Luton and Cambridge.
This alternative would provide a suitable location which ensured that the Council fulfilled its obligation to provide affordable homes for local people.
Summary
Therefore, we ask that North Herts District Council refuse this Planning Application for GA1 and GA2 and encourage the planners to resubmit a more viable and sustainable Plan.
Should you require any additional information, clarification of any comments made, or would like to arrange a visit to our home; do not hesitate to contact us.
If this application is to be decided by Councillors, please take this as notice that I would like to speak at the meeting of the committee at which this application is expected to be decided. Please let us know as soon as possible the date of the meeting.

Reference: Local Plan Consultation 2011-31 North Herts District Council - Proposed development GA1 (Roundwood) and GA2 (SP18).
I write in connection with the above planning application. I have examined the plans and I know the site well. I moved into Weston a year ago & have settled into the area. We wish to strongly object to the proposed development of the above areas and find the Local Plan to be unacceptable.
Herein are our comments and objections relating to this planning application:
1. Unchecked Urban Sprawl
Weston is a small settlement within the Green Belt, where development proposals should be considered very carefully: infilling could ruin the character of the village & it's beautiful surrounding area, full of woodland and historical rural buildings, some Listed. Furthermore, Back Lane which runs to Weston, is a buffer from the increasing urban spread of Stevenage and Great Ashby. It is a tranquil, peaceful place and an estate development & school would overwhelm it. This Plan would simply allow the urban spread of Stevenage and Great Ashby to continue unchecked.
2. Protecting the Biodiversity of the area
There area is also rich with diverse animal habitats for endangered Red Kites, Bats and Barn Owls. These have a PROTECTED STATUS under Law (Directive 92/43/EEC/of 21 May 1992 on the conservation of natural habitats of wild fauna and flora. With the increasing urban sprawl into the countryside, these protections are more important than ever. I do not feel the Plan has adequately considered the impact on these animals.
NHDC should be mindful of their duty to conserve the wildlife in their jurisdiction.
The areas of GA1 & GA2 are also an important green spaces. These are enjoyed by many people from the local area and beyond. The area is full of well-worn footpaths and bridleways, which cross sites GA1 and GA2. These are in constant use by horse riders, ramblers, locals and organised walks etc.
The protection of Weston's Green Belt visual, historic and archaeological qualities should be given considerable support. Paragraph 64 of the National Planning Policy Framework states that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.
3. The Number of Proposed Houses
The Local Plan is proposing the development of 7700 (or a lessor figure, which has been recently been announced) in this area. I am very concerned that this small community will not be able to sustain such a large increase in numbers and corresponding cars, pressure on poor local amenities. It is a very large number compared to the existing dwellings and will alter the character of the area irreversibly.
The number of houses, is far greater than the local demand for housing in both areas. This has already been tacitly agreed, by the recent announcement by NHDC -that fewer houses will be necessary. This shows the lack of planning and local sustainable interest with the Local Plan.
4. Lack of Infrastructure
Pressure for the development of these areas are considerable, mainly for housing Stevanage and Great Ashby commuters, but has been successfully resisted in the past where a common sense approach was taken.
The reasons for rejecting those schemes also included the inadequacy of the lanes apart from the main trunk roads to the area, which cannot accommodate even small increases in traffic, and because road widening would destroy ancient field boundaries.
The area is served by busy rural roads like Back Lane and Church Lane (GA1 and GA2). These roads are often single track in many locations and already heavily congested due to recent new developments already in the area.
There is no mention of improving access on these roads or Calder Way. This concern is evidenced by the A1 East of England interim report (June 2016). There is no viable plan in place in the Proposed Local Plan for this lack of access and poor infrastructure.
The traffic assessments prepared for the GA1 development did not take into account the flow of traffic at peak times, the reduction of traffic flow due to local farm vehicles or simply the hazards faced with increased traffic in such narrow roads, where it is often difficult to pass without one car reversing large distances. How will the traffic flow in these conditions?
Furthermore, with the Council's recent cancellation of the last bus service through this area, this could limit opportunities for the residents of the new development to travel by public transport. More cars, traffic and congestion in Weston and Gravely, are inevitable if this Proposal Local Plan goes ahead.
5. United Local Support Against the Plan
Weston Parish Council have strongly objected to the development of GA1 and GA2 and have found considerable support amongst the local residents: They have asserted that the proposed developments are particularly ill-considered: it is on a greenbelt land used by many villagers and tourists for recreation and walking dogs, and building here would both diminish the striking views. New developments are necessarily modern in design and this style design is out of keeping with the Weston village's and surrounding areas strong historic character. While design issues might be solved by conditions or revised proposals, these could not remedy the siting problem.
6. Lack of Infrastructure and burden on local Access roads
The proposed developments of GA1 and GA2 to the North East of Stevenage are poorly positioned in terms of infrastructure and local amenities. I think that a properly considered development plan is vital for the continued growth and prosperity of the local area, businesses and residents. I would support the building of a new Garden City or further development should be around brown field sites and surrounding areas. The green Belt is important and should be conserved.
7. Our Right to quite enjoyment of our home.
Both GA1 and GA2 have grossly underestimated the individual impact these large developments will have on our quiet enjoyment of our home. The GA1 and GA2 development would lead to a loss of privacy, loss of view and will certainly impact on the peaceful enjoyment of our home and garden.
The likely effect of the development on the residential amenity of neighbours has not been given thoughtful consideration.
The proposed developments will be visually overbearing, cluttered and out of scale with existing homes in the area. It is an inappropriate design for this part of the rural area. Such a large development would be totally out of keeping with the neighbouring properties, which are mainly smaller cottage style houses and small farm dwellings and miscellaneous existing developments in the vicinity. Furthermore, the inevitable loss of existing views from neighbouring properties would adversely affect the residential amenity of neighbouring owners.
As well as the increased noise, destruction of our views and quite enjoyment of our land, there is also the consideration of our safety. Parking would be a problem on our land. With the lack of turning opportunities on Back Lane, increased traffic will inevitably give rise to the dangerous situation with cars trying to turn on blind corners causing noise, pollution and dust at all times of the day and night. This additional concentration of traffic and roadside parking will cause traffic problems and create a safety hazard for other motorists.
We invite you to visit our home to verify that these objections are valid.
8. Impact on Tile Kiln Farm
Tile Kiln Farm and woods has significant historical significance and local importance. GA1 and GA2 would grossly affect my life and where I live. Tile Kiln Farm compromises of Listed Buildings and adjacent fields. I strongly believe that these two proposed developments would adversely affect the setting of the Listed Buildings.
Whilst living in a Listed Building, the Council rightly, put severe restrictions on any changes to the site. It is only fair that they do the same. I therefore strongly feel that NHDH have a duty to consider this impact.
9. Lack of Planning and Investigation into West of Stevenage site Location
I fully support another more suitable location on the West of Stevenage,
There is no need for this kind of open market housing in the GA1 and GA2. North Herts District has more than several years' supply of housing land to meet the requirements in an alternative area - West of Stevenage which is closer to transport links, recreational and shopping facilities. This site is well served by Junction 7 and 8 of the A1(M), a busy town centre, bus and rail links and retail park. It will also benefit from the newly constructed east-west A505 link to Luton and Cambridge.
This alternative would provide a suitable location which ensured that the Council fulfilled its obligation to provide affordable homes for local people.
Summary
Therefore, we ask that North Herts District Council refuse this Planning Application for GA1 and GA2 and encourage the planners to resubmit a more viable and sustainable Plan.
Should you require any additional information, clarification of any comments made, or would like to arrange a visit to our home; do not hesitate to contact us.
If this application is to be decided by Councillors, please take this as notice that I would like to speak at the meeting of the committee at which this application is expected to be decided. Please let us know as soon as possible the date of the meeting.