Local Plan 2011-2031 Proposed Submission Draft

The proposed LS1 North Ickleford (near Lower Stondon) 120 home development falls foul on a number of key factors. They are detailed below.

LS1 in the context of other proposed developments
It is not possible to decouple the proposed LS1 development (North Hertfordshire) with those under consideration in neighbouring Lower Stondon (Central Bedfordshire). The proposed LS1 site is within c.500m of the proposed 100 home development on Welbeck land in Lower Stondon AND within c.300m of the proposed 800+ home development on ex-Ministry of Defence land at RAF Henlow. A total of c.1,020+ homes in addition to existing developments being undertaken adjacent to Station Road in Lower Stondon, and more along the A507 corridor into Central Bedfordshire - numbers unknown.

With particular reference to issues relating to the A600 carriageway between Lower Stondon and Hitchin (including Ickleford) it is not possible to decouple the proposed LS1 development from the proposed IC2 (Burford Grange) and IC3 (Bedford Road) developments within Ickleford.

Conclusion. In my view there has been inadequate local consultation in relation to the proposed LS1 development, and/or the cumulative effects of the IC1, IC2, IC3 and LS1 developments, and proposed developments in Central Bedfordshire along the A600 Bedford Road corridor. It is therefore 'not legally compliant'.

A600 Bedford to Hitchin road
The heavily used A600 is the ONLY direct carriageway heading south from the proposed LS1 development into the small market town of Hitchin - itself a known bottleneck during key periods of the day and the connect town to A1 access - as well as Luton. On ANY given day, in particular but not exclusively at rush-hour pinch points, the southbound A600 often features tailbacks from the Hitchin one-way system at Bedford Road/Paynes Park up to and beyond Old Ramerick Manor Farm and further into Lower Stondon - a distance of c.2.5 to 3 miles plus.

For example: Any incident on the A602 south of Hitchin and/or southbound A1 carriageway close to Hitchin will under normal circumstances result in the above scenario - likewise any incident in Hitchin and/or Ickleford. Any incidence of precipitation (fog included) particularly during the 7am - 9.00am window will more often than not extend traffic beyond the stated 3 miles. Any temporary and/or protracted roadworks will also have a detrimental effect.

The A600 stretch between Lower Stondon (and further north) to Ickleford in the south (c.2.5 miles) has a chequered safety record - one which has been woefully underappreciated by 'system says no' analysis based on street 'average accounting' monitors, non-existent site visits and/or consultation, and equally misleading analysis based on road safety algorithms - both at NHDC and Central Bedfordshire.

There have been two recent fatalities (one particularly tragic relating to a pedestrian and widely reported) and a series of incidents particular to the junctions of the A600/Holwell Turn, the A600 and the private roads for Old Ramerick Manor Farm and Holwellbury, and the speed limit transition northbound into the margins of Lower Stondon - all close or directly adjacent to the proposed LS1 development. Mere tinkering with speed limits has historically failed to adequately correct what is a locally known (local authority blind) as clear and present danger.

The A600 between Lower Stondon and Ickleford also has additional dangers and stress points.
- It is the preferred choice for users of pantechnicons between and servicing Hitchin and Bedford, 24 hours a day.
- The A600 services 4 arable farms (plus additional working farms requiring access to the A600 from Holwell and Pirton). In particular Old Ramerick Manor Farm and its associated ingress and egress point from the Bedford Road, opposite Holwellbury and entirely adjacent to my property and the proposed LS1 development. At key times of the farming calendar heavy farm machinery either on the carriageway (much of which is 60mph rated) and/or seeking ingress (and worse still egress onto the A600) is a clear at present danger.
- The A600 services a number of homes, a majority of which are within the 60mph zone - all suffering from dangers and considerable difficulties of egress onto the A600 at peak times.
- The A600 also services a number of businesses including a local construction business adjacent to the proposed LS1 site, a number of public serving nurseries, a fencing business and a Biffa waste disposal centre - all have shown evidence of requiring the ingress and egress from the A600 - including some on-road loading.
- The A600 is also a popular pedestrian route from Lower Stondon to the Public Footpaths close to Old Ramerick Manor Cottages (this has and will increase markedly), as well as being a nominated route for Duke of Edinburgh participants. The footpaths the entire length of the A600 between Lower Stondon and Ickleford are unsubstantial and inadequate - in the extreme!

Conclusion. During 20+ years as a resident I have NOT ONCE been directly consulted about a strategy for road traffic volume management and/or safety measures on the A600 despite being on record (NHCD, Central Bedfordshire, Hertfordshire Police) for raising issues relating to road safety post the pedestrian fatality adjacent to No 1, Old Ramerick Manor Cottages, SG5 3SB. Fixed monitoring devices and analysis based on algorithms have been, and continue to be misleading and/or unsatisfactory.

I am NOT aware of any bi-partisan consultation and/or analysis between Central Bedfordshire and NHDC on the effects the increase in traffic from Central Bedfordshire has on NHDC policy to transport. Referring to the NHDC Infrastructure Delivery Plan 2011-2031 (September 2016) - Point 5.107 it is stated that key areas of Hitchin are ALREADY at 100% traffic capacity at peak times.

The A600 (and I'd suggest the traffic management within Ickleford and Hitchin per se) is to most eyes incapable of sustaining this level of development without a clearly-defined, evidence-based process of consultation, reviews, proposals and iterations - with resultant needs-sensitive measures.

Particular to No's 1 and 2 Old Ramerick Manor Cottages, SG5 3SB
No's 1 and 2 Old Ramerick Manor Cottages, SG5 3SB are sited directly adjacent to the A600 (opposite Holwellbury) and the proposed site LS1 site. Ingress and egress to the properties is via a private road shared with No's 3 and 4 Old Ramerick Manor Cottages, No's 1, 2, 3 and 4 of the newly constructed Old Ramerick Manor Barns, the listed Old Ramerick Manor and Old Ramerick Manor Farm. The private road is also an extensively utilised public footpath.

Conclusion: Over and above a general increase in public footpath footfall and noise consistent with the construction and eventual habitation of c.120 homes, it should be noted that No's 1 and 2 Old Ramerick Manor Cottages SG53SB benefit from certain covenants which must be protected - in particular the right to discharge run-off water from our joint septic tank, into the area designated as the proposed LS1 site.

You will notice for balance that I have not detailed any 'softer' considerations relating to property values and/or macro or micro environmental impacts. Ends.