Local Plan 2011-2031 Proposed Submission Draft

Ref: Local Plan 2011 - 2013 Paragraphs 13.183 - 13.202
I would have liked to have filled in in your application form online but I had real trouble actually typing in the boxes. Most of the text was cut in half or the boxes disappeared when I tried to type. So please accept this email as my application.
According to the CPRE newsletter, Spring 2016, page 1, "Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt to development. Over 41,000 new homes. The size of Watford."
In August 2013, the planning application for 3.600 new homes, west of Stevenage, was withdrawn as not required and in the wake of BREXIT, immigration is to be reduced. If either or both of these states are true do we still need so many new homes? Is this Local Plan already out of date?
I wish to draw your attention to the proposed housing development for the village of Knebworth. The Local Plan acknowledges the fact that Knebworth is a village describing it as a Category A village because of its size, employment availability and facilities. 663 new homes will increase the size of Knebworth by 31%. As I understand it, this is the largest percentage increase planned for any other town or village in Hertfordshire. It will change the character of the village completely. This increase will impact on the existing services and infrastructure that are already struggling to cope. This proposed development does not take into account the approved plans for 80 new homes on the northern border of the Knebworth parish, adjacent to Stevenage.
There is no strategy included in the Local Plan to make the planners and construction teams for all the site to work together for the bettering of infrastructure and transport opportunities.
I suggest that the NHDC planning department ensures that all empty properties are occupied before allowing the proposed development to take place eg. House in Gun Road, Knebworth that has never been occupied in over 20 years. (see attached photos)
The infrastructure for Knebworth is already woefully inadequate. Twice recently there has been bad flooding forcing people to leave their homes. There are pinch points in Watton Road (access to KB4), the high street (B197), three narrow rail bridges with height or weight restrictions and blind bends (access to KB2 & KB3) which all cause congestion and road rage. The station, doctors' surgery and the primary school are also struggling to cope.

TRANSPORT
GOVIA, the local rail operatives are reviewing the possibility of reducing the rail service at Knebworth. With increased housing both within Knebworth and surrounding villages e.g. Codicote, Woolmer Green, even more pressure will be put on the station and its environs.
The railway station in Knebworth has inadequate parking facilities but still draws commuters from surrounding towns and villages, as they park on the streets near the station, thus avoiding parking fees. However the problems have never been resolved and residents regularly have to put up with commuter aggression and dreadful parking across their driveways so that they can't use their own vehicles. This leads to residents parking their own cars on the road to stop the inconsiderate parking from the commuters, thus increasing congestion and road rage.
To compound the daily misery of Knebworth commuters, GOVIA, the current franchise holders of the London to Edinburgh line, is reviewing the timetable with the view of reducing the number of trains that will stop at Knebworth and stopping the fast trains altogether This mitigates one of the reasons for increasing housing in Knebworth.
The residents of Knebworth experience daily congestion on the B197, especially but not only at peak times, making tail backs from Knebworth to Stevenage and from Knebworth to the Clock roundabout at Welwyn.
The A1M motorway was originally built as a bypass to Knebworth and other communities. The stretch of motorway from J6 -7 is the worst along the whole of the A1M for accidents and congestion, due to two lane carriageways. This means that, as soon as there is a problem on the motorway (high volume, accidents etc.), the B197, through Knebworth becomes the bypass for the A1M. With increased housing this only become worse.
FLOODING
The field identified for the KB2 housing project is a designated surface water run off for the A1M motorway. Recently this water has been so deep that it went up the thighs of one person in waders (see attached photos) and has flooded homes in Orchard Way and Broom Grove, so there has been an inquiry into this problem. The new houses will exacerbate this problem.
In addition, the Rye Meads Sewage Plant, which acts for Knebworth is already at full capacity. So where will it all go?
AFFORDABLE HOUSING
Although affordable housing would be an ideal dream, it has not proved to be a reality in Knebworth. Developers always state that affordable homes are not viable. In addition the affordable home provision was reduced in the Housing and Planning Act 2016.
GREEN BELT
As stated at the beginning of this letter Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt. Green Belt was instigated to prevent the coalescence of communities. As such, Green Belt land should only be removed in exceptional circumstances. This proposed housing does not constitute 'exceptional circumstances'. (http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/delivering-sustainable-development/9-protecting-green-belt-land/)

CONSERVATION
There are two main conservation areas within Knebworth. These are already suffering as rat runs with the aim of trying to avoid Knebworth's congestion as well as suffering from commuter parking.
One of the three bridges is a scheduled ancient monument (KB1). This bridge is already taking a regular hammering from all kinds of traffic that use it as a cut through or following satnavs. Lorries have been see to be reversing back off this bridge onto the B197 as they can't negotiate the tight bends or are over the weight limit.
COALESCENCE
The sites highlighted for new homes, especially KB2 and KB4 will cause coalescence between Stevenage, Knebworth, Woolmer Green and Welwyn making the B197 a built up ribbon development corridor.
Green Belt land was originally designed to prevent communities from coalescing. The railway line that delineates the border between Knebworth and Stevenage has already been breached as planning has been granted for 80 new homes on the Knebworth side of the track.

KB1 and KB2
As stated under FLOODING this land is a collection point for surface run off water from fields and the A1M motorway. (see attached photos)
All new residential traffic will have to join the already heavy traffic using the conservation area of Stockens Green, culminating in trying to cross the railway by using the bridge to Gun Road. This bridge is narrow making traffic drive in the middle, and a blind spot to traffic coming from KB2, as there is a right angled bend into the bridge. Added to this, during winter months, drivers also have to contend with driving into low blinding winter sun. The bridge is only 14 feet high which will cause problems for construction traffic. (see attached photos)
Traffic could also use the bridge at Deards End Lane, which has a blind bend at both ends and is a scheduled ancient monument or the bridge in Station Road. The latter bridge has been hit so many times by lorries that there are now very large fluorescent signs warning lorry drivers about how low it is.
Due to the design of all three bridges, traffic is forced to use the middle of the road, making for single lane traffic, when either crossing the Deards End Lane bridge or going through the Gun Road and Station Road bridges.
KB3
This site is, at the moment, the site of Knebworth's principle employer. Soon this builders' yard will be closed, making jobs redundant, and will be replace with 14 new homes. This is prime commercial land that is being changed to housing. One of the major statements within the NHDC proposal was the maintenance and expansion of local businesses. Not only is there a loss of a commercial site in the centre of the village there are already issues with bottle necking traffic. Also surface water drainage is a problem on the high street.
In addition to losing these jobs, the doctors' surgery is to be amalgamated with the library on the library site. The library is to be downgraded to Tier 3, which means it will be run by volunteers only. A pharmacy is to be included. As we have two pharmacies on the High Street now, with a third proposed in the surgery, it is quite likely that at least one, if not both of the street pharmacies will close. So along with paid library staff, pharmacy employees may also lose their jobs. CPRE states that no evidence has been put forward to show that new employment opportunities have been established in the village to match the amount of proposed housing. We are losing employment opportunities and facilities at a time when they should not only be kept, but increased and developed if the new housing goes ahead.
KB4
The National Planning Policy Framework (NPPF) principle states "the intrinsic character and beauty of the countryside should be recognised while supporting thriving communities". This has clearly not been considered during the construction of the NHDC Local Plan. It also says planning should ensure the protection of the countryside and agricultural land.
CPRE Newsletter Spring 2015 states, " Planning Authorities' duty is to give weight to the protection of the best and most versatile agricultural land". This is prime agricultural land. Planning permission was withdrawn in 2016, by the Secretary of State, for a solar farm, due to the high quality agricultural land and the outstanding beauty of the area.
During drop off / pick up times it is dangerous for carers and the children outside the local primary school, due to carers parking on bends in narrow Swangley's Lane. This has been highlighted by a local resident at a Parish Council meeting as an accident waiting to happen. Increased residential traffic, and prior to that, builders' traffic will only exacerbate the problem and the danger.
KB4 will bring coalescence between Stevenage and Knebworth at the Broadwater side of Stevenage and also, potentially, with Woolmer Green, where addition housing is planned by Welwyn Hatfield District Council but not accounted for by NHDC under the proposed housing for Knebworth.
To sum up, I appreciate that more housing is needed but the proposed developments appear to be a knee jerk reaction and not carefully thought through, not just for the existing residents but for the people who will move into Knebworth as a result of the increased housing available. Knebworth is a sought after village enjoyed by many, but this will be killed if the proposed housing goes ahead on such a grand scale.
In August 2013, planning approval was withdrawn for 3.600 new homes on land west of Stevenage, as the need was not there anymore.
When land is built on, it's lost to agriculture for ever. If we, as a nation, should need to feed ourselves without importation (eg. during a war) we will not have enough agricultural land available.

Many thanks for taking the time to read my thoughts, comments and concerns.

Ref: Local Plan 2011 - 2013 Paragraphs 13.183 - 13.202
I would have liked to have filled in in your application form online but I had real trouble actually typing in the boxes. Most of the text was cut in half or the boxes disappeared when I tried to type. So please accept this email as my application.
According to the CPRE newsletter, Spring 2016, page 1, "Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt to development. Over 41,000 new homes. The size of Watford."
In August 2013, the planning application for 3.600 new homes, west of Stevenage, was withdrawn as not required and in the wake of BREXIT, immigration is to be reduced. If either or both of these states are true do we still need so many new homes? Is this Local Plan already out of date?
I wish to draw your attention to the proposed housing development for the village of Knebworth. The Local Plan acknowledges the fact that Knebworth is a village describing it as a Category A village because of its size, employment availability and facilities. 663 new homes will increase the size of Knebworth by 31%. As I understand it, this is the largest percentage increase planned for any other town or village in Hertfordshire. It will change the character of the village completely. This increase will impact on the existing services and infrastructure that are already struggling to cope. This proposed development does not take into account the approved plans for 80 new homes on the northern border of the Knebworth parish, adjacent to Stevenage.
There is no strategy included in the Local Plan to make the planners and construction teams for all the site to work together for the bettering of infrastructure and transport opportunities.
I suggest that the NHDC planning department ensures that all empty properties are occupied before allowing the proposed development to take place eg. House in Gun Road, Knebworth that has never been occupied in over 20 years. (see attached photos)
The infrastructure for Knebworth is already woefully inadequate. Twice recently there has been bad flooding forcing people to leave their homes. There are pinch points in Watton Road (access to KB4), the high street (B197), three narrow rail bridges with height or weight restrictions and blind bends (access to KB2 & KB3) which all cause congestion and road rage. The station, doctors' surgery and the primary school are also struggling to cope.

TRANSPORT
GOVIA, the local rail operatives are reviewing the possibility of reducing the rail service at Knebworth. With increased housing both within Knebworth and surrounding villages e.g. Codicote, Woolmer Green, even more pressure will be put on the station and its environs.
The railway station in Knebworth has inadequate parking facilities but still draws commuters from surrounding towns and villages, as they park on the streets near the station, thus avoiding parking fees. However the problems have never been resolved and residents regularly have to put up with commuter aggression and dreadful parking across their driveways so that they can't use their own vehicles. This leads to residents parking their own cars on the road to stop the inconsiderate parking from the commuters, thus increasing congestion and road rage.
To compound the daily misery of Knebworth commuters, GOVIA, the current franchise holders of the London to Edinburgh line, is reviewing the timetable with the view of reducing the number of trains that will stop at Knebworth and stopping the fast trains altogether This mitigates one of the reasons for increasing housing in Knebworth.
The residents of Knebworth experience daily congestion on the B197, especially but not only at peak times, making tail backs from Knebworth to Stevenage and from Knebworth to the Clock roundabout at Welwyn.
The A1M motorway was originally built as a bypass to Knebworth and other communities. The stretch of motorway from J6 -7 is the worst along the whole of the A1M for accidents and congestion, due to two lane carriageways. This means that, as soon as there is a problem on the motorway (high volume, accidents etc.), the B197, through Knebworth becomes the bypass for the A1M. With increased housing this only become worse.
FLOODING
The field identified for the KB2 housing project is a designated surface water run off for the A1M motorway. Recently this water has been so deep that it went up the thighs of one person in waders (see attached photos) and has flooded homes in Orchard Way and Broom Grove, so there has been an inquiry into this problem. The new houses will exacerbate this problem.
In addition, the Rye Meads Sewage Plant, which acts for Knebworth is already at full capacity. So where will it all go?
AFFORDABLE HOUSING
Although affordable housing would be an ideal dream, it has not proved to be a reality in Knebworth. Developers always state that affordable homes are not viable. In addition the affordable home provision was reduced in the Housing and Planning Act 2016.
GREEN BELT
As stated at the beginning of this letter Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt. Green Belt was instigated to prevent the coalescence of communities. As such, Green Belt land should only be removed in exceptional circumstances. This proposed housing does not constitute 'exceptional circumstances'. (http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/delivering-sustainable-development/9-protecting-green-belt-land/)

CONSERVATION
There are two main conservation areas within Knebworth. These are already suffering as rat runs with the aim of trying to avoid Knebworth's congestion as well as suffering from commuter parking.
One of the three bridges is a scheduled ancient monument (KB1). This bridge is already taking a regular hammering from all kinds of traffic that use it as a cut through or following satnavs. Lorries have been see to be reversing back off this bridge onto the B197 as they can't negotiate the tight bends or are over the weight limit.
COALESCENCE
The sites highlighted for new homes, especially KB2 and KB4 will cause coalescence between Stevenage, Knebworth, Woolmer Green and Welwyn making the B197 a built up ribbon development corridor.
Green Belt land was originally designed to prevent communities from coalescing. The railway line that delineates the border between Knebworth and Stevenage has already been breached as planning has been granted for 80 new homes on the Knebworth side of the track.

KB1 and KB2
As stated under FLOODING this land is a collection point for surface run off water from fields and the A1M motorway. (see attached photos)
All new residential traffic will have to join the already heavy traffic using the conservation area of Stockens Green, culminating in trying to cross the railway by using the bridge to Gun Road. This bridge is narrow making traffic drive in the middle, and a blind spot to traffic coming from KB2, as there is a right angled bend into the bridge. Added to this, during winter months, drivers also have to contend with driving into low blinding winter sun. The bridge is only 14 feet high which will cause problems for construction traffic. (see attached photos)
Traffic could also use the bridge at Deards End Lane, which has a blind bend at both ends and is a scheduled ancient monument or the bridge in Station Road. The latter bridge has been hit so many times by lorries that there are now very large fluorescent signs warning lorry drivers about how low it is.
Due to the design of all three bridges, traffic is forced to use the middle of the road, making for single lane traffic, when either crossing the Deards End Lane bridge or going through the Gun Road and Station Road bridges.
KB3
This site is, at the moment, the site of Knebworth's principle employer. Soon this builders' yard will be closed, making jobs redundant, and will be replace with 14 new homes. This is prime commercial land that is being changed to housing. One of the major statements within the NHDC proposal was the maintenance and expansion of local businesses. Not only is there a loss of a commercial site in the centre of the village there are already issues with bottle necking traffic. Also surface water drainage is a problem on the high street.
In addition to losing these jobs, the doctors' surgery is to be amalgamated with the library on the library site. The library is to be downgraded to Tier 3, which means it will be run by volunteers only. A pharmacy is to be included. As we have two pharmacies on the High Street now, with a third proposed in the surgery, it is quite likely that at least one, if not both of the street pharmacies will close. So along with paid library staff, pharmacy employees may also lose their jobs. CPRE states that no evidence has been put forward to show that new employment opportunities have been established in the village to match the amount of proposed housing. We are losing employment opportunities and facilities at a time when they should not only be kept, but increased and developed if the new housing goes ahead.
KB4
The National Planning Policy Framework (NPPF) principle states "the intrinsic character and beauty of the countryside should be recognised while supporting thriving communities". This has clearly not been considered during the construction of the NHDC Local Plan. It also says planning should ensure the protection of the countryside and agricultural land.
CPRE Newsletter Spring 2015 states, " Planning Authorities' duty is to give weight to the protection of the best and most versatile agricultural land". This is prime agricultural land. Planning permission was withdrawn in 2016, by the Secretary of State, for a solar farm, due to the high quality agricultural land and the outstanding beauty of the area.
During drop off / pick up times it is dangerous for carers and the children outside the local primary school, due to carers parking on bends in narrow Swangley's Lane. This has been highlighted by a local resident at a Parish Council meeting as an accident waiting to happen. Increased residential traffic, and prior to that, builders' traffic will only exacerbate the problem and the danger.
KB4 will bring coalescence between Stevenage and Knebworth at the Broadwater side of Stevenage and also, potentially, with Woolmer Green, where addition housing is planned by Welwyn Hatfield District Council but not accounted for by NHDC under the proposed housing for Knebworth.
To sum up, I appreciate that more housing is needed but the proposed developments appear to be a knee jerk reaction and not carefully thought through, not just for the existing residents but for the people who will move into Knebworth as a result of the increased housing available. Knebworth is a sought after village enjoyed by many, but this will be killed if the proposed housing goes ahead on such a grand scale.
In August 2013, planning approval was withdrawn for 3.600 new homes on land west of Stevenage, as the need was not there anymore.
When land is built on, it's lost to agriculture for ever. If we, as a nation, should need to feed ourselves without importation (eg. during a war) we will not have enough agricultural land available.

Many thanks for taking the time to read my thoughts, comments and concerns.

Ref: Local Plan 2011 - 2013 Paragraphs 13.183 - 13.202
I would have liked to have filled in in your application form online but I had real trouble actually typing in the boxes. Most of the text was cut in half or the boxes disappeared when I tried to type. So please accept this email as my application.
According to the CPRE newsletter, Spring 2016, page 1, "Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt to development. Over 41,000 new homes. The size of Watford."
In August 2013, the planning application for 3.600 new homes, west of Stevenage, was withdrawn as not required and in the wake of BREXIT, immigration is to be reduced. If either or both of these states are true do we still need so many new homes? Is this Local Plan already out of date?
I wish to draw your attention to the proposed housing development for the village of Knebworth. The Local Plan acknowledges the fact that Knebworth is a village describing it as a Category A village because of its size, employment availability and facilities. 663 new homes will increase the size of Knebworth by 31%. As I understand it, this is the largest percentage increase planned for any other town or village in Hertfordshire. It will change the character of the village completely. This increase will impact on the existing services and infrastructure that are already struggling to cope. This proposed development does not take into account the approved plans for 80 new homes on the northern border of the Knebworth parish, adjacent to Stevenage.
There is no strategy included in the Local Plan to make the planners and construction teams for all the site to work together for the bettering of infrastructure and transport opportunities.
I suggest that the NHDC planning department ensures that all empty properties are occupied before allowing the proposed development to take place eg. House in Gun Road, Knebworth that has never been occupied in over 20 years. (see attached photos)
The infrastructure for Knebworth is already woefully inadequate. Twice recently there has been bad flooding forcing people to leave their homes. There are pinch points in Watton Road (access to KB4), the high street (B197), three narrow rail bridges with height or weight restrictions and blind bends (access to KB2 & KB3) which all cause congestion and road rage. The station, doctors' surgery and the primary school are also struggling to cope.

TRANSPORT
GOVIA, the local rail operatives are reviewing the possibility of reducing the rail service at Knebworth. With increased housing both within Knebworth and surrounding villages e.g. Codicote, Woolmer Green, even more pressure will be put on the station and its environs.
The railway station in Knebworth has inadequate parking facilities but still draws commuters from surrounding towns and villages, as they park on the streets near the station, thus avoiding parking fees. However the problems have never been resolved and residents regularly have to put up with commuter aggression and dreadful parking across their driveways so that they can't use their own vehicles. This leads to residents parking their own cars on the road to stop the inconsiderate parking from the commuters, thus increasing congestion and road rage.
To compound the daily misery of Knebworth commuters, GOVIA, the current franchise holders of the London to Edinburgh line, is reviewing the timetable with the view of reducing the number of trains that will stop at Knebworth and stopping the fast trains altogether This mitigates one of the reasons for increasing housing in Knebworth.
The residents of Knebworth experience daily congestion on the B197, especially but not only at peak times, making tail backs from Knebworth to Stevenage and from Knebworth to the Clock roundabout at Welwyn.
The A1M motorway was originally built as a bypass to Knebworth and other communities. The stretch of motorway from J6 -7 is the worst along the whole of the A1M for accidents and congestion, due to two lane carriageways. This means that, as soon as there is a problem on the motorway (high volume, accidents etc.), the B197, through Knebworth becomes the bypass for the A1M. With increased housing this only become worse.
FLOODING
The field identified for the KB2 housing project is a designated surface water run off for the A1M motorway. Recently this water has been so deep that it went up the thighs of one person in waders (see attached photos) and has flooded homes in Orchard Way and Broom Grove, so there has been an inquiry into this problem. The new houses will exacerbate this problem.
In addition, the Rye Meads Sewage Plant, which acts for Knebworth is already at full capacity. So where will it all go?
AFFORDABLE HOUSING
Although affordable housing would be an ideal dream, it has not proved to be a reality in Knebworth. Developers always state that affordable homes are not viable. In addition the affordable home provision was reduced in the Housing and Planning Act 2016.
GREEN BELT
As stated at the beginning of this letter Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt. Green Belt was instigated to prevent the coalescence of communities. As such, Green Belt land should only be removed in exceptional circumstances. This proposed housing does not constitute 'exceptional circumstances'. (http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/delivering-sustainable-development/9-protecting-green-belt-land/)

CONSERVATION
There are two main conservation areas within Knebworth. These are already suffering as rat runs with the aim of trying to avoid Knebworth's congestion as well as suffering from commuter parking.
One of the three bridges is a scheduled ancient monument (KB1). This bridge is already taking a regular hammering from all kinds of traffic that use it as a cut through or following satnavs. Lorries have been see to be reversing back off this bridge onto the B197 as they can't negotiate the tight bends or are over the weight limit.
COALESCENCE
The sites highlighted for new homes, especially KB2 and KB4 will cause coalescence between Stevenage, Knebworth, Woolmer Green and Welwyn making the B197 a built up ribbon development corridor.
Green Belt land was originally designed to prevent communities from coalescing. The railway line that delineates the border between Knebworth and Stevenage has already been breached as planning has been granted for 80 new homes on the Knebworth side of the track.

KB1 and KB2
As stated under FLOODING this land is a collection point for surface run off water from fields and the A1M motorway. (see attached photos)
All new residential traffic will have to join the already heavy traffic using the conservation area of Stockens Green, culminating in trying to cross the railway by using the bridge to Gun Road. This bridge is narrow making traffic drive in the middle, and a blind spot to traffic coming from KB2, as there is a right angled bend into the bridge. Added to this, during winter months, drivers also have to contend with driving into low blinding winter sun. The bridge is only 14 feet high which will cause problems for construction traffic. (see attached photos)
Traffic could also use the bridge at Deards End Lane, which has a blind bend at both ends and is a scheduled ancient monument or the bridge in Station Road. The latter bridge has been hit so many times by lorries that there are now very large fluorescent signs warning lorry drivers about how low it is.
Due to the design of all three bridges, traffic is forced to use the middle of the road, making for single lane traffic, when either crossing the Deards End Lane bridge or going through the Gun Road and Station Road bridges.
KB3
This site is, at the moment, the site of Knebworth's principle employer. Soon this builders' yard will be closed, making jobs redundant, and will be replace with 14 new homes. This is prime commercial land that is being changed to housing. One of the major statements within the NHDC proposal was the maintenance and expansion of local businesses. Not only is there a loss of a commercial site in the centre of the village there are already issues with bottle necking traffic. Also surface water drainage is a problem on the high street.
In addition to losing these jobs, the doctors' surgery is to be amalgamated with the library on the library site. The library is to be downgraded to Tier 3, which means it will be run by volunteers only. A pharmacy is to be included. As we have two pharmacies on the High Street now, with a third proposed in the surgery, it is quite likely that at least one, if not both of the street pharmacies will close. So along with paid library staff, pharmacy employees may also lose their jobs. CPRE states that no evidence has been put forward to show that new employment opportunities have been established in the village to match the amount of proposed housing. We are losing employment opportunities and facilities at a time when they should not only be kept, but increased and developed if the new housing goes ahead.
KB4
The National Planning Policy Framework (NPPF) principle states "the intrinsic character and beauty of the countryside should be recognised while supporting thriving communities". This has clearly not been considered during the construction of the NHDC Local Plan. It also says planning should ensure the protection of the countryside and agricultural land.
CPRE Newsletter Spring 2015 states, " Planning Authorities' duty is to give weight to the protection of the best and most versatile agricultural land". This is prime agricultural land. Planning permission was withdrawn in 2016, by the Secretary of State, for a solar farm, due to the high quality agricultural land and the outstanding beauty of the area.
During drop off / pick up times it is dangerous for carers and the children outside the local primary school, due to carers parking on bends in narrow Swangley's Lane. This has been highlighted by a local resident at a Parish Council meeting as an accident waiting to happen. Increased residential traffic, and prior to that, builders' traffic will only exacerbate the problem and the danger.
KB4 will bring coalescence between Stevenage and Knebworth at the Broadwater side of Stevenage and also, potentially, with Woolmer Green, where addition housing is planned by Welwyn Hatfield District Council but not accounted for by NHDC under the proposed housing for Knebworth.
To sum up, I appreciate that more housing is needed but the proposed developments appear to be a knee jerk reaction and not carefully thought through, not just for the existing residents but for the people who will move into Knebworth as a result of the increased housing available. Knebworth is a sought after village enjoyed by many, but this will be killed if the proposed housing goes ahead on such a grand scale.
In August 2013, planning approval was withdrawn for 3.600 new homes on land west of Stevenage, as the need was not there anymore.
When land is built on, it's lost to agriculture for ever. If we, as a nation, should need to feed ourselves without importation (eg. during a war) we will not have enough agricultural land available.

Many thanks for taking the time to read my thoughts, comments and concerns.

Ref: Local Plan 2011 - 2013 Paragraphs 13.183 - 13.202
I would have liked to have filled in in your application form online but I had real trouble actually typing in the boxes. Most of the text was cut in half or the boxes disappeared when I tried to type. So please accept this email as my application.
According to the CPRE newsletter, Spring 2016, page 1, "Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt to development. Over 41,000 new homes. The size of Watford."
In August 2013, the planning application for 3.600 new homes, west of Stevenage, was withdrawn as not required and in the wake of BREXIT, immigration is to be reduced. If either or both of these states are true do we still need so many new homes? Is this Local Plan already out of date?
I wish to draw your attention to the proposed housing development for the village of Knebworth. The Local Plan acknowledges the fact that Knebworth is a village describing it as a Category A village because of its size, employment availability and facilities. 663 new homes will increase the size of Knebworth by 31%. As I understand it, this is the largest percentage increase planned for any other town or village in Hertfordshire. It will change the character of the village completely. This increase will impact on the existing services and infrastructure that are already struggling to cope. This proposed development does not take into account the approved plans for 80 new homes on the northern border of the Knebworth parish, adjacent to Stevenage.
There is no strategy included in the Local Plan to make the planners and construction teams for all the site to work together for the bettering of infrastructure and transport opportunities.
I suggest that the NHDC planning department ensures that all empty properties are occupied before allowing the proposed development to take place eg. House in Gun Road, Knebworth that has never been occupied in over 20 years. (see attached photos)
The infrastructure for Knebworth is already woefully inadequate. Twice recently there has been bad flooding forcing people to leave their homes. There are pinch points in Watton Road (access to KB4), the high street (B197), three narrow rail bridges with height or weight restrictions and blind bends (access to KB2 & KB3) which all cause congestion and road rage. The station, doctors' surgery and the primary school are also struggling to cope.

TRANSPORT
GOVIA, the local rail operatives are reviewing the possibility of reducing the rail service at Knebworth. With increased housing both within Knebworth and surrounding villages e.g. Codicote, Woolmer Green, even more pressure will be put on the station and its environs.
The railway station in Knebworth has inadequate parking facilities but still draws commuters from surrounding towns and villages, as they park on the streets near the station, thus avoiding parking fees. However the problems have never been resolved and residents regularly have to put up with commuter aggression and dreadful parking across their driveways so that they can't use their own vehicles. This leads to residents parking their own cars on the road to stop the inconsiderate parking from the commuters, thus increasing congestion and road rage.
To compound the daily misery of Knebworth commuters, GOVIA, the current franchise holders of the London to Edinburgh line, is reviewing the timetable with the view of reducing the number of trains that will stop at Knebworth and stopping the fast trains altogether This mitigates one of the reasons for increasing housing in Knebworth.
The residents of Knebworth experience daily congestion on the B197, especially but not only at peak times, making tail backs from Knebworth to Stevenage and from Knebworth to the Clock roundabout at Welwyn.
The A1M motorway was originally built as a bypass to Knebworth and other communities. The stretch of motorway from J6 -7 is the worst along the whole of the A1M for accidents and congestion, due to two lane carriageways. This means that, as soon as there is a problem on the motorway (high volume, accidents etc.), the B197, through Knebworth becomes the bypass for the A1M. With increased housing this only become worse.
FLOODING
The field identified for the KB2 housing project is a designated surface water run off for the A1M motorway. Recently this water has been so deep that it went up the thighs of one person in waders (see attached photos) and has flooded homes in Orchard Way and Broom Grove, so there has been an inquiry into this problem. The new houses will exacerbate this problem.
In addition, the Rye Meads Sewage Plant, which acts for Knebworth is already at full capacity. So where will it all go?
AFFORDABLE HOUSING
Although affordable housing would be an ideal dream, it has not proved to be a reality in Knebworth. Developers always state that affordable homes are not viable. In addition the affordable home provision was reduced in the Housing and Planning Act 2016.
GREEN BELT
As stated at the beginning of this letter Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt. Green Belt was instigated to prevent the coalescence of communities. As such, Green Belt land should only be removed in exceptional circumstances. This proposed housing does not constitute 'exceptional circumstances'. (http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/delivering-sustainable-development/9-protecting-green-belt-land/)

CONSERVATION
There are two main conservation areas within Knebworth. These are already suffering as rat runs with the aim of trying to avoid Knebworth's congestion as well as suffering from commuter parking.
One of the three bridges is a scheduled ancient monument (KB1). This bridge is already taking a regular hammering from all kinds of traffic that use it as a cut through or following satnavs. Lorries have been see to be reversing back off this bridge onto the B197 as they can't negotiate the tight bends or are over the weight limit.
COALESCENCE
The sites highlighted for new homes, especially KB2 and KB4 will cause coalescence between Stevenage, Knebworth, Woolmer Green and Welwyn making the B197 a built up ribbon development corridor.
Green Belt land was originally designed to prevent communities from coalescing. The railway line that delineates the border between Knebworth and Stevenage has already been breached as planning has been granted for 80 new homes on the Knebworth side of the track.

KB1 and KB2
As stated under FLOODING this land is a collection point for surface run off water from fields and the A1M motorway. (see attached photos)
All new residential traffic will have to join the already heavy traffic using the conservation area of Stockens Green, culminating in trying to cross the railway by using the bridge to Gun Road. This bridge is narrow making traffic drive in the middle, and a blind spot to traffic coming from KB2, as there is a right angled bend into the bridge. Added to this, during winter months, drivers also have to contend with driving into low blinding winter sun. The bridge is only 14 feet high which will cause problems for construction traffic. (see attached photos)
Traffic could also use the bridge at Deards End Lane, which has a blind bend at both ends and is a scheduled ancient monument or the bridge in Station Road. The latter bridge has been hit so many times by lorries that there are now very large fluorescent signs warning lorry drivers about how low it is.
Due to the design of all three bridges, traffic is forced to use the middle of the road, making for single lane traffic, when either crossing the Deards End Lane bridge or going through the Gun Road and Station Road bridges.
KB3
This site is, at the moment, the site of Knebworth's principle employer. Soon this builders' yard will be closed, making jobs redundant, and will be replace with 14 new homes. This is prime commercial land that is being changed to housing. One of the major statements within the NHDC proposal was the maintenance and expansion of local businesses. Not only is there a loss of a commercial site in the centre of the village there are already issues with bottle necking traffic. Also surface water drainage is a problem on the high street.
In addition to losing these jobs, the doctors' surgery is to be amalgamated with the library on the library site. The library is to be downgraded to Tier 3, which means it will be run by volunteers only. A pharmacy is to be included. As we have two pharmacies on the High Street now, with a third proposed in the surgery, it is quite likely that at least one, if not both of the street pharmacies will close. So along with paid library staff, pharmacy employees may also lose their jobs. CPRE states that no evidence has been put forward to show that new employment opportunities have been established in the village to match the amount of proposed housing. We are losing employment opportunities and facilities at a time when they should not only be kept, but increased and developed if the new housing goes ahead.
KB4
The National Planning Policy Framework (NPPF) principle states "the intrinsic character and beauty of the countryside should be recognised while supporting thriving communities". This has clearly not been considered during the construction of the NHDC Local Plan. It also says planning should ensure the protection of the countryside and agricultural land.
CPRE Newsletter Spring 2015 states, " Planning Authorities' duty is to give weight to the protection of the best and most versatile agricultural land". This is prime agricultural land. Planning permission was withdrawn in 2016, by the Secretary of State, for a solar farm, due to the high quality agricultural land and the outstanding beauty of the area.
During drop off / pick up times it is dangerous for carers and the children outside the local primary school, due to carers parking on bends in narrow Swangley's Lane. This has been highlighted by a local resident at a Parish Council meeting as an accident waiting to happen. Increased residential traffic, and prior to that, builders' traffic will only exacerbate the problem and the danger.
KB4 will bring coalescence between Stevenage and Knebworth at the Broadwater side of Stevenage and also, potentially, with Woolmer Green, where addition housing is planned by Welwyn Hatfield District Council but not accounted for by NHDC under the proposed housing for Knebworth.
To sum up, I appreciate that more housing is needed but the proposed developments appear to be a knee jerk reaction and not carefully thought through, not just for the existing residents but for the people who will move into Knebworth as a result of the increased housing available. Knebworth is a sought after village enjoyed by many, but this will be killed if the proposed housing goes ahead on such a grand scale.
In August 2013, planning approval was withdrawn for 3.600 new homes on land west of Stevenage, as the need was not there anymore.
When land is built on, it's lost to agriculture for ever. If we, as a nation, should need to feed ourselves without importation (eg. during a war) we will not have enough agricultural land available.

Many thanks for taking the time to read my thoughts, comments and concerns.

Ref: Local Plan 2011 - 2013 Paragraphs 13.183 - 13.202
I would have liked to have filled in in your application form online but I had real trouble actually typing in the boxes. Most of the text was cut in half or the boxes disappeared when I tried to type. So please accept this email as my application.
According to the CPRE newsletter, Spring 2016, page 1, "Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt to development. Over 41,000 new homes. The size of Watford."
In August 2013, the planning application for 3.600 new homes, west of Stevenage, was withdrawn as not required and in the wake of BREXIT, immigration is to be reduced. If either or both of these states are true do we still need so many new homes? Is this Local Plan already out of date?
I wish to draw your attention to the proposed housing development for the village of Knebworth. The Local Plan acknowledges the fact that Knebworth is a village describing it as a Category A village because of its size, employment availability and facilities. 663 new homes will increase the size of Knebworth by 31%. As I understand it, this is the largest percentage increase planned for any other town or village in Hertfordshire. It will change the character of the village completely. This increase will impact on the existing services and infrastructure that are already struggling to cope. This proposed development does not take into account the approved plans for 80 new homes on the northern border of the Knebworth parish, adjacent to Stevenage.
There is no strategy included in the Local Plan to make the planners and construction teams for all the site to work together for the bettering of infrastructure and transport opportunities.
I suggest that the NHDC planning department ensures that all empty properties are occupied before allowing the proposed development to take place eg. House in Gun Road, Knebworth that has never been occupied in over 20 years. (see attached photos)
The infrastructure for Knebworth is already woefully inadequate. Twice recently there has been bad flooding forcing people to leave their homes. There are pinch points in Watton Road (access to KB4), the high street (B197), three narrow rail bridges with height or weight restrictions and blind bends (access to KB2 & KB3) which all cause congestion and road rage. The station, doctors' surgery and the primary school are also struggling to cope.

TRANSPORT
GOVIA, the local rail operatives are reviewing the possibility of reducing the rail service at Knebworth. With increased housing both within Knebworth and surrounding villages e.g. Codicote, Woolmer Green, even more pressure will be put on the station and its environs.
The railway station in Knebworth has inadequate parking facilities but still draws commuters from surrounding towns and villages, as they park on the streets near the station, thus avoiding parking fees. However the problems have never been resolved and residents regularly have to put up with commuter aggression and dreadful parking across their driveways so that they can't use their own vehicles. This leads to residents parking their own cars on the road to stop the inconsiderate parking from the commuters, thus increasing congestion and road rage.
To compound the daily misery of Knebworth commuters, GOVIA, the current franchise holders of the London to Edinburgh line, is reviewing the timetable with the view of reducing the number of trains that will stop at Knebworth and stopping the fast trains altogether This mitigates one of the reasons for increasing housing in Knebworth.
The residents of Knebworth experience daily congestion on the B197, especially but not only at peak times, making tail backs from Knebworth to Stevenage and from Knebworth to the Clock roundabout at Welwyn.
The A1M motorway was originally built as a bypass to Knebworth and other communities. The stretch of motorway from J6 -7 is the worst along the whole of the A1M for accidents and congestion, due to two lane carriageways. This means that, as soon as there is a problem on the motorway (high volume, accidents etc.), the B197, through Knebworth becomes the bypass for the A1M. With increased housing this only become worse.
FLOODING
The field identified for the KB2 housing project is a designated surface water run off for the A1M motorway. Recently this water has been so deep that it went up the thighs of one person in waders (see attached photos) and has flooded homes in Orchard Way and Broom Grove, so there has been an inquiry into this problem. The new houses will exacerbate this problem.
In addition, the Rye Meads Sewage Plant, which acts for Knebworth is already at full capacity. So where will it all go?
AFFORDABLE HOUSING
Although affordable housing would be an ideal dream, it has not proved to be a reality in Knebworth. Developers always state that affordable homes are not viable. In addition the affordable home provision was reduced in the Housing and Planning Act 2016.
GREEN BELT
As stated at the beginning of this letter Hertfordshire is currently the worst affected county in terms of potential loss of Green Belt. Green Belt was instigated to prevent the coalescence of communities. As such, Green Belt land should only be removed in exceptional circumstances. This proposed housing does not constitute 'exceptional circumstances'. (http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/delivering-sustainable-development/9-protecting-green-belt-land/)

CONSERVATION
There are two main conservation areas within Knebworth. These are already suffering as rat runs with the aim of trying to avoid Knebworth's congestion as well as suffering from commuter parking.
One of the three bridges is a scheduled ancient monument (KB1). This bridge is already taking a regular hammering from all kinds of traffic that use it as a cut through or following satnavs. Lorries have been see to be reversing back off this bridge onto the B197 as they can't negotiate the tight bends or are over the weight limit.
COALESCENCE
The sites highlighted for new homes, especially KB2 and KB4 will cause coalescence between Stevenage, Knebworth, Woolmer Green and Welwyn making the B197 a built up ribbon development corridor.
Green Belt land was originally designed to prevent communities from coalescing. The railway line that delineates the border between Knebworth and Stevenage has already been breached as planning has been granted for 80 new homes on the Knebworth side of the track.

KB1 and KB2
As stated under FLOODING this land is a collection point for surface run off water from fields and the A1M motorway. (see attached photos)
All new residential traffic will have to join the already heavy traffic using the conservation area of Stockens Green, culminating in trying to cross the railway by using the bridge to Gun Road. This bridge is narrow making traffic drive in the middle, and a blind spot to traffic coming from KB2, as there is a right angled bend into the bridge. Added to this, during winter months, drivers also have to contend with driving into low blinding winter sun. The bridge is only 14 feet high which will cause problems for construction traffic. (see attached photos)
Traffic could also use the bridge at Deards End Lane, which has a blind bend at both ends and is a scheduled ancient monument or the bridge in Station Road. The latter bridge has been hit so many times by lorries that there are now very large fluorescent signs warning lorry drivers about how low it is.
Due to the design of all three bridges, traffic is forced to use the middle of the road, making for single lane traffic, when either crossing the Deards End Lane bridge or going through the Gun Road and Station Road bridges.
KB3
This site is, at the moment, the site of Knebworth's principle employer. Soon this builders' yard will be closed, making jobs redundant, and will be replace with 14 new homes. This is prime commercial land that is being changed to housing. One of the major statements within the NHDC proposal was the maintenance and expansion of local businesses. Not only is there a loss of a commercial site in the centre of the village there are already issues with bottle necking traffic. Also surface water drainage is a problem on the high street.
In addition to losing these jobs, the doctors' surgery is to be amalgamated with the library on the library site. The library is to be downgraded to Tier 3, which means it will be run by volunteers only. A pharmacy is to be included. As we have two pharmacies on the High Street now, with a third proposed in the surgery, it is quite likely that at least one, if not both of the street pharmacies will close. So along with paid library staff, pharmacy employees may also lose their jobs. CPRE states that no evidence has been put forward to show that new employment opportunities have been established in the village to match the amount of proposed housing. We are losing employment opportunities and facilities at a time when they should not only be kept, but increased and developed if the new housing goes ahead.
KB4
The National Planning Policy Framework (NPPF) principle states "the intrinsic character and beauty of the countryside should be recognised while supporting thriving communities". This has clearly not been considered during the construction of the NHDC Local Plan. It also says planning should ensure the protection of the countryside and agricultural land.
CPRE Newsletter Spring 2015 states, " Planning Authorities' duty is to give weight to the protection of the best and most versatile agricultural land". This is prime agricultural land. Planning permission was withdrawn in 2016, by the Secretary of State, for a solar farm, due to the high quality agricultural land and the outstanding beauty of the area.
During drop off / pick up times it is dangerous for carers and the children outside the local primary school, due to carers parking on bends in narrow Swangley's Lane. This has been highlighted by a local resident at a Parish Council meeting as an accident waiting to happen. Increased residential traffic, and prior to that, builders' traffic will only exacerbate the problem and the danger.
KB4 will bring coalescence between Stevenage and Knebworth at the Broadwater side of Stevenage and also, potentially, with Woolmer Green, where addition housing is planned by Welwyn Hatfield District Council but not accounted for by NHDC under the proposed housing for Knebworth.
To sum up, I appreciate that more housing is needed but the proposed developments appear to be a knee jerk reaction and not carefully thought through, not just for the existing residents but for the people who will move into Knebworth as a result of the increased housing available. Knebworth is a sought after village enjoyed by many, but this will be killed if the proposed housing goes ahead on such a grand scale.
In August 2013, planning approval was withdrawn for 3.600 new homes on land west of Stevenage, as the need was not there anymore.
When land is built on, it's lost to agriculture for ever. If we, as a nation, should need to feed ourselves without importation (eg. during a war) we will not have enough agricultural land available.

Many thanks for taking the time to read my thoughts, comments and concerns.