Local Plan 2011-2031 Proposed Submission Draft

I am writing to strongly oppose the development and over-residentialisation of sites in Codicote.
Codicote is an ancient village of historic interest, the character and preservation of which is of enormous importance.

Traffic
The main road through the village is lined closely on both sides with attractive, period cottages and houses and the road is further constrained by parked cars belonging to the cottages. There is never a time when the whole road is free of parked cars meaning that oncoming traffic has to wait and give way to others, thus compromising the traffic flow.

The High Street is the main thoroughfare between the A1 and Welwyn and Hitchin, Knebworth, parts of Stevenage and the surrounding villages and is regularly blocked by weight of traffic, especially during the rush hours. The road is already full to capacity, with traffic sometimes backing far back towards Hitchin. On some days, it can take me 45 minutes to do a 2.4 mile journey to the edge of Welwyn Garden City.

Public transport links are not good, buses are infrequent, there is no train station and no cycle paths. This means that most local people have to drive out of the village, along the High street to their place of work or a train station. The situation will become untenable with a possible 500+ more cars trying to make the same journey as I have to each day.

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. There are many serious accidents along the lanes, often caused by rush hour speeding. These lanes are shared by many horse riders and cyclists and are already extremely dangerous.

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. Each year, there is uproar from Codicote parents who cannot secure a place at the village school. Secondary schools too are at capacity.
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.'

Healthcare
Codicote is not served by its own doctors surgery but instead by Bridge Cottage Surgery in Welwyn. It is apparently already at capacity. Trying to book an appointment for me or my children is a frustrating experience. I can't imagine how much worse it could become with a possible 500 - 600 people using the service.

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.'

I object to all proposed developments in Codicote for all of the reasons mentioned above but more specifically...

Valley Road: This is an area of beauty and tranquility and is used by locals for dog walking, horse riding
Cowards Lane: Getting to and from this site would encroach on the already dangerous and congested St Albans Road, where children cross to get to the the local primary school. Many near misses have already been reported, which have been caused by cars parked and heavy lorries heading to and from the quarry. With the birth of many more houses in this area, the situation would become desperate.
The Garden Centre This provides local employment and a place for people to meet. It is popular with the local elderly community as is within walking distance.
Heath Lane I live off Heath Lane and already despair of the speeding traffic. It has a dangerous bend in the road as you enter the High Street and is already dangerous to cross to turn into or to cross over. With many more cars, this would become even more dangerous.

Overall, I cannot see how Codicote can possibly sustain many more homes. Surely a far more suitable alternative would be to build a new Garden City which can sufficiently support itself. If Codicote were to be developed as you plan it to be, it would become an unpleasant place to live with terrible congestion, queues, no school places, no appointments at the doctors, and could become a dangerous place for our children to grow up in. Codocote is already full!

I sincerely hope that NHDC will consider that Codicote is unsuitable for any further development.