Local Plan 2011-2031 Proposed Submission Draft

I am sending this email to object to the latest NHDC proposal for developing the village of Knebworth:

1. Having lived in Hertfordshire all my life, the last 26 years specifically in Knebworth, I believe gives me a reasonable qualification for this objection to be taken into consideration.

2. As a recently retired mechanical engineer I have no background in council or town planning work, but the Plan appears to display minimal 'joined up' policy across the North Herts district.
- it seems to increase most, if not all, the North Herts district's towns and village footprints merely to 'spread' the housing load, with no attempt to incorporate broader social needs.

- the option of an alternative, a new build Garden City, appears to have been dismissed altogether, despite strong representations from our local MP Stephen McPartland and others.

- the option of any other reasonable alternative does not seem to feature either. Being careful to avoid nostalgia or Nimbyism on my part, there is NO other creative plan proposed that might offer anything else as a realistic alternative to ease the excessive urbanisation of Knebworth proposed in this plan.

- there is no evidence of a structured village layout for Knebworth as a whole; the 31% increase in population will put proportionately more demands on existing facilities. There is no aspect of the Plan that deals with enhanced play/social areas, shopping facilities, affordable homes, a care home within the village (Bulwer Lytton and Dale Villa were both recently demolished and replaced with housing), additional business amenities, etc. - merely a proposal to to cram as many houses into the designated spaces as possible.
- the Plan includes an additional school for Knebworth on Green Belt, MAYBE. Having formerly lived in Broom Grove, Knebworth, the plot of land behind our house was originally reserved for a possible school, but that was shelved and now boasts houses as Bellamy Close.

- the Plan appears to have taken little, if any, of local residents' opinions into account (previous controversial plans have been proposed and met with largescale opposition).
3. The Plan's terminology makes a number of bland, generalised comments that offer no clear picture of what is really planned. Such as:
- 'sensitive designs' for the west side development - the term is meaningless unless constructively qualified e.g. sensitive to maximising the developers' profit margins?

- 'creating an appropriate defensible Green Belt boundary' - again meaningless e.g. appropriate to the developers' minimum budget?
4. Knebworth is already straining under the effect of a significantly increased population (three sizeable housing estates built since 1975 (Orchard Way/Broom Grove, Wadnall Way/Woodstock and Kerr Close/Peter's Way), not to mention significant infilling of previously more spacious private homes and land e.g. Dumelow Court, Wordsworth Court and Constance Court.
- commuter car parking has become an increasing problem in roads close to the railway station e.g. Hornbeam Spring and Park Lane are particularly congested throughout the week for residents and through traffic alike. The provision for railway station parking is negligible.

- the road infrastructure has a mixed provision for access, although over the last 10 years or so has become significantly worse e.g. whenever the A1 motorway is restricted due to an accident or road works, then the traffic will largely defer to the old A1 route through Knebworth High Street. Traffic volume to and from Stevenage has also increased in line with its population - particularly noticeable on a Friday afternoon/evening as traffic regularly queues back into Knebworth to cope with the Roebuck Tesco traffic lights (an additional 'windfall' 70 houses and roundabout are currently being muted to add to this existing traffic constriction).
- some roads have become particular pinch points/'rat runs' as drivers seek to avoid build ups elsewhere e.g. Pondcroft Road built at the time of the railway over 100 years ago is now parked both sides and Deards End Lane as struggles as a narrow residential road. The three Knebworth railway bridges also create restrictions to the existing traffic flow.
5. One of the proposals is to completely remove the business site of Chas Lowe's at the centre of the village and replace it with housing. Apart from providing a significant number of jobs locally, Lowe's attracts a sizeable amount of indirect business as its staff, tradesmen and delivery driver's make use of the other village facilities. Traffic is occasionally restricted by drivers delivering, collecting or transferring goods at Lowe's but significantly more traffic delays are incurred by wide berth vehicles struggling to pass through e.g. buses, lorries, 4x4's. Restricting High Street parking will only jeopardise local business and there are no plans to increase off-road parking.

6. I cannot speak with authority on the increased demands for services, specifically including sewage, but understand there are potential limitations at Rye House that still have to be addressed. Additionally, rainwater flooding continues as a long term problem with Gypsy Lane and Orchard Way - adjacent development will likely exacerbate this. Resolution of both sewage and rainwater issues has merely been glossed over in the Plan with still no definitive outcome.

7. Although not a surprise, it was a pity NHDC could not send a representative to the recent Parish Meeting to answer villagers' questions. A couple representing Codicote were in attendance and expressed disappointment at the apparent lack of NHDC in coordinating the Plan amongst neighbouring villages. Similar concern has been voiced by Woolmer Green and Welwyn residents.

In conclusion, my overriding disappointment with the Plan is rooted in the fact that my wife and I specifically chose to live in Knebworth because we wanted to live in a village with a village character. The scale of this development will radically and adversely undermine that special quality to the point it will no longer be relevant.

I hope my comments will go some small way to persuade those involved in the planning stages that a major overhaul needs to undertaken before this Plan progresses any further.