Local Plan 2011-2031 Proposed Submission Draft

I am sending this email of behalf of myself and my husband, to register our objections to the current proposals to build a minimum of 633 dwellings in Knebworth. As we understand matters the proposals are as follows:-

Site KB1 Land at Deards End - 200 dwellings
Site KB2 Land off Gypsy Lane - 184 dwellings
Site KB3 Chas Lowe Site, London Road - 14 dwellings
Site KB4 East of Knebworth - 200 dwellings

Knebworth currently has 2002 dwellings with a population (from the 2011 census) of 4496, using the same ratio the proposal would give a 35% increase in population, although we believe that to be a very conservative number as the population has grown since that census. In addition it is likely that there will be an average of 2 cars per dwelling thus increasing the number of residents cars by over 1200.

It is also relevant to consider this proposal in the context of the other proposed sites in neighbouring villages/towns which will impact significantly on the infrastructure in Knebworth, in particular the proposed developments on the Odyssey site and in the neighbouring villages of Woolmer Green, & Codicote.

I can confirm that my husband and I are residents of Knebworth, and have been for the last 30 years, we know the village and surrounding areas very well having also lived in Stevenage for nearly 20 years.

Our objections are as follows:

1. Assessment of Need - We question the accuracy of the assessment of housing needs for the future, population forecasts have fluctuated and the impact of Brexit resulting in less immigration has not been taken into account. We ask that the current forecasts are revisited.
2. Infrastructure - the current proposal does not provide any strategic policy for the proposed expansion, yet the Local Plan provides that there should be a Strategic Policy for each Strategic Housing Site, a Strategic Housing Site is defined as a site of 500 homes or more. The proposal provides for a collective total of 663 homes and will have a massive impact on the current infrastructure which cannot cope with the present needs, if this proposal is to progress it must have a Strategic Policy covering all 4 sites dealing with transport, parking, sewerage, education, jobs, & health care.
Railway - Knebworth is served by a railway service it is a very busy commuter transport link between London and Cambridge, the station serves all surrounding villages, and South Stevenage. During rush hour the platforms are overcrowded to the point of being dangerous. There is inadequate parking at the station to accommodate commuters, they therefore seek parking in non-restricted streets around the village, which simply creates a new problem in a different location, the village cannot cope with an increase to the current numbers. The increase in the commuter population with not only come from the additional dwellings that are proposed in Knebworth but also from the expansion in the surrounding villages and south Stevenage.
Road - The main access in and out of the village is via the B197, formerly known as The Great North Road, it runs north and south through the centre of the village and forms the high street. It is constantly congested, it is often not possible for 2 vehicles to pass side by side, buses and lorries have to wait until nothing is coming in the opposite direction. During rush hour traffic is at a standstill it can take 30 to 40 mins to travel through the High Street. Traffic is diverted from the Motorway (A1M) if there has been an incident or big event (erg. Festivals/concerts regularly held in the nearby Knebworth Park), this being a designated route. Congestion along this route is also compounded by the fact that the local school (mixed infants/juniors) is located in Swangleys Lane which is directly off one end of the high street. Swangleys Lane is a very narrow road with no pavement, which coupled with the current volume of traffic presents a high safety risk for pedestrians. The other roads in Knebworth are minor street roads some are only single lane, all have residents and commuter cars parking on the road way. The village is divided by the railway line, vehicular and pedestrian access from one side to the other is via narrow bridges which only provide for single file traffic, and also have height restrictions. The bridge at the station end of the village is the route taken by commuters, it only has a narrow path on one side, on which you have to walk in single file, it presents as a high risk for the current volume of pedestrians. An increase to road and pedestrian traffic will increase the risk to unacceptable levels.
Sewerage/drainage - The existing sewerage and drainage infrastructure is not sufficient for the current level of use, many parts of Knebworth suffer from surface water flooding, an example is St Martin's Road which is a private un-adopted road with no foot path on either side but which is likely to be a possible access route for the proposed KB4 development, this suffers from surface water flooding, and the sewage run is constantly getting blocked, feeding another 200 dwellings into this old system is simply not sustainable. It should be noted that the field forming part of the KB4 site that is parallel to St Martin's road is one of the lowest points in the village to which water flows, it together with Old Lane the single track road that runs adjacent to is are regularly flooded.
Education - There is a mixed infants/junior school as described above, it is over-subscribed year on year. Whilst a site is identified for a school there is no certainty it will be built either at all or at the same time as other development, increasing the population further without appropriate education provision leaves parents no option but to school children outside the village, leading to social detachment from village life, and added congestion on the roads/trains to and from Knebworth as well as impacting on the location where they travel to. There is no mention of a secondary school provision.
Jobs - there is no plan in the proposal to create jobs, this means that the proposed housing will increase the commuter population which has the impact as set out above. There is no commercial/retail allocation, and indeed the proposal for Site KB3 is for a change of use replacing a current retail outlet and local employer entirely with dwellings. If the village is to be expanded a proper plan to incorporate commercial/retail growth is essential if the village is to maintain its character and serve its population, if this starts to be eroded it is likely to be the beginning of the demise of Knebworth as a self-sufficient community.
Healthcare - The current GP and dental services. The GP practice is looking for a new site to serve the current population, the proposal they are submitting would not be adequate to accommodate a 35% population growth. 2 new Care Homes for the elderly have recently been opened which will add to the already overstretched service. There are 2 dental practices, only 1 takes NHS patients and their intake is at its limit.
3. Green Belt - Sites KB!, KB2, and KB4 are all green belt land around Knebworth. We oppose development on these sites and as custodians of our Green Belt we would ask you to protect it. Green Belt is deemed to be the least acceptable land for development and if they have to be chosen then it should be sites that do least harm to the purpose of the Green Belt that are chosen first. There must be exceptional circumstances to remove Green Belt protection. We do not believe that exceptional circumstances exist, and further that there is another solution which would not have the unsustainable impact on Knebworth and the surrounding villages. One of the key purposes of the Green Belt is to prevent the coalescence between neighbouring conurbations, should the proposal proceed the impact will start to merge housing developments between Stevenage and Welwyn/Hatfield Councils. Stevenage Borough Council stated in their June 2015 Local Plan housing consultation that KB1 and KB4 were a significant contribution for Green Belt purposes. There are other sites which are rated as only having a moderate contribution which are not being considered. The KB4 site in particular is the only open space between Knebworth and Stevenage on the East side of the village, these sites are fundamentally important and key to preserving the distinct community of Knebworth, preventing the coalescence of settlements, sites that narrow the strategic gap between Knebworth and Stevenage and Knebworth and the neighbouring villages should be protected at all costs, this is a view not only held by the residents of Knebworth but also by the residents of Stevenage and the neighbouring villages.
4. The Alternative - In our view the better plan would be to build on the site that has already been set aside on the west of Stevenage, this site will accommodate in excess of 3000 dwellings, work had already commenced but has been parked. The plan should be resurrected, were it to proceed, it will meet the bulk of the housing needs currently identified, and will only require a small number of houses to be accommodated elsewhere. Logistically the development can progress without causing health and safety risks to existing residents, and a good, modern, infrastructure can be incorporated to ensure building to a good and efficient level.
5. Procedural Compliance - Finally I would like to bring to your attention the fact that the KB4 site has not previously been identified in the Local Plan as a preferred site for development, therefore due process has not been followed, by including it at this late stage insufficient time has been allowed for consideration and comment.

I am sending this email of behalf of myself and my husband, to register our objections to the current proposals to build a minimum of 633 dwellings in Knebworth. As we understand matters the proposals are as follows:-

Site KB1 Land at Deards End - 200 dwellings
Site KB2 Land off Gypsy Lane - 184 dwellings
Site KB3 Chas Lowe Site, London Road - 14 dwellings
Site KB4 East of Knebworth - 200 dwellings

Knebworth currently has 2002 dwellings with a population (from the 2011 census) of 4496, using the same ratio the proposal would give a 35% increase in population, although we believe that to be a very conservative number as the population has grown since that census. In addition it is likely that there will be an average of 2 cars per dwelling thus increasing the number of residents cars by over 1200.

It is also relevant to consider this proposal in the context of the other proposed sites in neighbouring villages/towns which will impact significantly on the infrastructure in Knebworth, in particular the proposed developments on the Odyssey site and in the neighbouring villages of Woolmer Green, & Codicote.

I can confirm that my husband and I are residents of Knebworth, and have been for the last 30 years, we know the village and surrounding areas very well having also lived in Stevenage for nearly 20 years.

Our objections are as follows:

1. Assessment of Need - We question the accuracy of the assessment of housing needs for the future, population forecasts have fluctuated and the impact of Brexit resulting in less immigration has not been taken into account. We ask that the current forecasts are revisited.
2. Infrastructure - the current proposal does not provide any strategic policy for the proposed expansion, yet the Local Plan provides that there should be a Strategic Policy for each Strategic Housing Site, a Strategic Housing Site is defined as a site of 500 homes or more. The proposal provides for a collective total of 663 homes and will have a massive impact on the current infrastructure which cannot cope with the present needs, if this proposal is to progress it must have a Strategic Policy covering all 4 sites dealing with transport, parking, sewerage, education, jobs, & health care.
Railway - Knebworth is served by a railway service it is a very busy commuter transport link between London and Cambridge, the station serves all surrounding villages, and South Stevenage. During rush hour the platforms are overcrowded to the point of being dangerous. There is inadequate parking at the station to accommodate commuters, they therefore seek parking in non-restricted streets around the village, which simply creates a new problem in a different location, the village cannot cope with an increase to the current numbers. The increase in the commuter population with not only come from the additional dwellings that are proposed in Knebworth but also from the expansion in the surrounding villages and south Stevenage.
Road - The main access in and out of the village is via the B197, formerly known as The Great North Road, it runs north and south through the centre of the village and forms the high street. It is constantly congested, it is often not possible for 2 vehicles to pass side by side, buses and lorries have to wait until nothing is coming in the opposite direction. During rush hour traffic is at a standstill it can take 30 to 40 mins to travel through the High Street. Traffic is diverted from the Motorway (A1M) if there has been an incident or big event (erg. Festivals/concerts regularly held in the nearby Knebworth Park), this being a designated route. Congestion along this route is also compounded by the fact that the local school (mixed infants/juniors) is located in Swangleys Lane which is directly off one end of the high street. Swangleys Lane is a very narrow road with no pavement, which coupled with the current volume of traffic presents a high safety risk for pedestrians. The other roads in Knebworth are minor street roads some are only single lane, all have residents and commuter cars parking on the road way. The village is divided by the railway line, vehicular and pedestrian access from one side to the other is via narrow bridges which only provide for single file traffic, and also have height restrictions. The bridge at the station end of the village is the route taken by commuters, it only has a narrow path on one side, on which you have to walk in single file, it presents as a high risk for the current volume of pedestrians. An increase to road and pedestrian traffic will increase the risk to unacceptable levels.
Sewerage/drainage - The existing sewerage and drainage infrastructure is not sufficient for the current level of use, many parts of Knebworth suffer from surface water flooding, an example is St Martin's Road which is a private un-adopted road with no foot path on either side but which is likely to be a possible access route for the proposed KB4 development, this suffers from surface water flooding, and the sewage run is constantly getting blocked, feeding another 200 dwellings into this old system is simply not sustainable. It should be noted that the field forming part of the KB4 site that is parallel to St Martin's road is one of the lowest points in the village to which water flows, it together with Old Lane the single track road that runs adjacent to is are regularly flooded.
Education - There is a mixed infants/junior school as described above, it is over-subscribed year on year. Whilst a site is identified for a school there is no certainty it will be built either at all or at the same time as other development, increasing the population further without appropriate education provision leaves parents no option but to school children outside the village, leading to social detachment from village life, and added congestion on the roads/trains to and from Knebworth as well as impacting on the location where they travel to. There is no mention of a secondary school provision.
Jobs - there is no plan in the proposal to create jobs, this means that the proposed housing will increase the commuter population which has the impact as set out above. There is no commercial/retail allocation, and indeed the proposal for Site KB3 is for a change of use replacing a current retail outlet and local employer entirely with dwellings. If the village is to be expanded a proper plan to incorporate commercial/retail growth is essential if the village is to maintain its character and serve its population, if this starts to be eroded it is likely to be the beginning of the demise of Knebworth as a self-sufficient community.
Healthcare - The current GP and dental services. The GP practice is looking for a new site to serve the current population, the proposal they are submitting would not be adequate to accommodate a 35% population growth. 2 new Care Homes for the elderly have recently been opened which will add to the already overstretched service. There are 2 dental practices, only 1 takes NHS patients and their intake is at its limit.
3. Green Belt - Sites KB!, KB2, and KB4 are all green belt land around Knebworth. We oppose development on these sites and as custodians of our Green Belt we would ask you to protect it. Green Belt is deemed to be the least acceptable land for development and if they have to be chosen then it should be sites that do least harm to the purpose of the Green Belt that are chosen first. There must be exceptional circumstances to remove Green Belt protection. We do not believe that exceptional circumstances exist, and further that there is another solution which would not have the unsustainable impact on Knebworth and the surrounding villages. One of the key purposes of the Green Belt is to prevent the coalescence between neighbouring conurbations, should the proposal proceed the impact will start to merge housing developments between Stevenage and Welwyn/Hatfield Councils. Stevenage Borough Council stated in their June 2015 Local Plan housing consultation that KB1 and KB4 were a significant contribution for Green Belt purposes. There are other sites which are rated as only having a moderate contribution which are not being considered. The KB4 site in particular is the only open space between Knebworth and Stevenage on the East side of the village, these sites are fundamentally important and key to preserving the distinct community of Knebworth, preventing the coalescence of settlements, sites that narrow the strategic gap between Knebworth and Stevenage and Knebworth and the neighbouring villages should be protected at all costs, this is a view not only held by the residents of Knebworth but also by the residents of Stevenage and the neighbouring villages.
4. The Alternative - In our view the better plan would be to build on the site that has already been set aside on the west of Stevenage, this site will accommodate in excess of 3000 dwellings, work had already commenced but has been parked. The plan should be resurrected, were it to proceed, it will meet the bulk of the housing needs currently identified, and will only require a small number of houses to be accommodated elsewhere. Logistically the development can progress without causing health and safety risks to existing residents, and a good, modern, infrastructure can be incorporated to ensure building to a good and efficient level.
5. Procedural Compliance - Finally I would like to bring to your attention the fact that the KB4 site has not previously been identified in the Local Plan as a preferred site for development, therefore due process has not been followed, by including it at this late stage insufficient time has been allowed for consideration and comment.

I am sending this email of behalf of myself and my husband, to register our objections to the current proposals to build a minimum of 633 dwellings in Knebworth. As we understand matters the proposals are as follows:-

Site KB1 Land at Deards End - 200 dwellings
Site KB2 Land off Gypsy Lane - 184 dwellings
Site KB3 Chas Lowe Site, London Road - 14 dwellings
Site KB4 East of Knebworth - 200 dwellings

Knebworth currently has 2002 dwellings with a population (from the 2011 census) of 4496, using the same ratio the proposal would give a 35% increase in population, although we believe that to be a very conservative number as the population has grown since that census. In addition it is likely that there will be an average of 2 cars per dwelling thus increasing the number of residents cars by over 1200.

It is also relevant to consider this proposal in the context of the other proposed sites in neighbouring villages/towns which will impact significantly on the infrastructure in Knebworth, in particular the proposed developments on the Odyssey site and in the neighbouring villages of Woolmer Green, & Codicote.

I can confirm that my husband and I are residents of Knebworth, and have been for the last 30 years, we know the village and surrounding areas very well having also lived in Stevenage for nearly 20 years.

Our objections are as follows:

1. Assessment of Need - We question the accuracy of the assessment of housing needs for the future, population forecasts have fluctuated and the impact of Brexit resulting in less immigration has not been taken into account. We ask that the current forecasts are revisited.
2. Infrastructure - the current proposal does not provide any strategic policy for the proposed expansion, yet the Local Plan provides that there should be a Strategic Policy for each Strategic Housing Site, a Strategic Housing Site is defined as a site of 500 homes or more. The proposal provides for a collective total of 663 homes and will have a massive impact on the current infrastructure which cannot cope with the present needs, if this proposal is to progress it must have a Strategic Policy covering all 4 sites dealing with transport, parking, sewerage, education, jobs, & health care.
Railway - Knebworth is served by a railway service it is a very busy commuter transport link between London and Cambridge, the station serves all surrounding villages, and South Stevenage. During rush hour the platforms are overcrowded to the point of being dangerous. There is inadequate parking at the station to accommodate commuters, they therefore seek parking in non-restricted streets around the village, which simply creates a new problem in a different location, the village cannot cope with an increase to the current numbers. The increase in the commuter population with not only come from the additional dwellings that are proposed in Knebworth but also from the expansion in the surrounding villages and south Stevenage.
Road - The main access in and out of the village is via the B197, formerly known as The Great North Road, it runs north and south through the centre of the village and forms the high street. It is constantly congested, it is often not possible for 2 vehicles to pass side by side, buses and lorries have to wait until nothing is coming in the opposite direction. During rush hour traffic is at a standstill it can take 30 to 40 mins to travel through the High Street. Traffic is diverted from the Motorway (A1M) if there has been an incident or big event (erg. Festivals/concerts regularly held in the nearby Knebworth Park), this being a designated route. Congestion along this route is also compounded by the fact that the local school (mixed infants/juniors) is located in Swangleys Lane which is directly off one end of the high street. Swangleys Lane is a very narrow road with no pavement, which coupled with the current volume of traffic presents a high safety risk for pedestrians. The other roads in Knebworth are minor street roads some are only single lane, all have residents and commuter cars parking on the road way. The village is divided by the railway line, vehicular and pedestrian access from one side to the other is via narrow bridges which only provide for single file traffic, and also have height restrictions. The bridge at the station end of the village is the route taken by commuters, it only has a narrow path on one side, on which you have to walk in single file, it presents as a high risk for the current volume of pedestrians. An increase to road and pedestrian traffic will increase the risk to unacceptable levels.
Sewerage/drainage - The existing sewerage and drainage infrastructure is not sufficient for the current level of use, many parts of Knebworth suffer from surface water flooding, an example is St Martin's Road which is a private un-adopted road with no foot path on either side but which is likely to be a possible access route for the proposed KB4 development, this suffers from surface water flooding, and the sewage run is constantly getting blocked, feeding another 200 dwellings into this old system is simply not sustainable. It should be noted that the field forming part of the KB4 site that is parallel to St Martin's road is one of the lowest points in the village to which water flows, it together with Old Lane the single track road that runs adjacent to is are regularly flooded.
Education - There is a mixed infants/junior school as described above, it is over-subscribed year on year. Whilst a site is identified for a school there is no certainty it will be built either at all or at the same time as other development, increasing the population further without appropriate education provision leaves parents no option but to school children outside the village, leading to social detachment from village life, and added congestion on the roads/trains to and from Knebworth as well as impacting on the location where they travel to. There is no mention of a secondary school provision.
Jobs - there is no plan in the proposal to create jobs, this means that the proposed housing will increase the commuter population which has the impact as set out above. There is no commercial/retail allocation, and indeed the proposal for Site KB3 is for a change of use replacing a current retail outlet and local employer entirely with dwellings. If the village is to be expanded a proper plan to incorporate commercial/retail growth is essential if the village is to maintain its character and serve its population, if this starts to be eroded it is likely to be the beginning of the demise of Knebworth as a self-sufficient community.
Healthcare - The current GP and dental services. The GP practice is looking for a new site to serve the current population, the proposal they are submitting would not be adequate to accommodate a 35% population growth. 2 new Care Homes for the elderly have recently been opened which will add to the already overstretched service. There are 2 dental practices, only 1 takes NHS patients and their intake is at its limit.
3. Green Belt - Sites KB!, KB2, and KB4 are all green belt land around Knebworth. We oppose development on these sites and as custodians of our Green Belt we would ask you to protect it. Green Belt is deemed to be the least acceptable land for development and if they have to be chosen then it should be sites that do least harm to the purpose of the Green Belt that are chosen first. There must be exceptional circumstances to remove Green Belt protection. We do not believe that exceptional circumstances exist, and further that there is another solution which would not have the unsustainable impact on Knebworth and the surrounding villages. One of the key purposes of the Green Belt is to prevent the coalescence between neighbouring conurbations, should the proposal proceed the impact will start to merge housing developments between Stevenage and Welwyn/Hatfield Councils. Stevenage Borough Council stated in their June 2015 Local Plan housing consultation that KB1 and KB4 were a significant contribution for Green Belt purposes. There are other sites which are rated as only having a moderate contribution which are not being considered. The KB4 site in particular is the only open space between Knebworth and Stevenage on the East side of the village, these sites are fundamentally important and key to preserving the distinct community of Knebworth, preventing the coalescence of settlements, sites that narrow the strategic gap between Knebworth and Stevenage and Knebworth and the neighbouring villages should be protected at all costs, this is a view not only held by the residents of Knebworth but also by the residents of Stevenage and the neighbouring villages.
4. The Alternative - In our view the better plan would be to build on the site that has already been set aside on the west of Stevenage, this site will accommodate in excess of 3000 dwellings, work had already commenced but has been parked. The plan should be resurrected, were it to proceed, it will meet the bulk of the housing needs currently identified, and will only require a small number of houses to be accommodated elsewhere. Logistically the development can progress without causing health and safety risks to existing residents, and a good, modern, infrastructure can be incorporated to ensure building to a good and efficient level.
5. Procedural Compliance - Finally I would like to bring to your attention the fact that the KB4 site has not previously been identified in the Local Plan as a preferred site for development, therefore due process has not been followed, by including it at this late stage insufficient time has been allowed for consideration and comment.

I am sending this email of behalf of myself and my husband, to register our objections to the current proposals to build a minimum of 633 dwellings in Knebworth. As we understand matters the proposals are as follows:-

Site KB1 Land at Deards End - 200 dwellings
Site KB2 Land off Gypsy Lane - 184 dwellings
Site KB3 Chas Lowe Site, London Road - 14 dwellings
Site KB4 East of Knebworth - 200 dwellings

Knebworth currently has 2002 dwellings with a population (from the 2011 census) of 4496, using the same ratio the proposal would give a 35% increase in population, although we believe that to be a very conservative number as the population has grown since that census. In addition it is likely that there will be an average of 2 cars per dwelling thus increasing the number of residents cars by over 1200.

It is also relevant to consider this proposal in the context of the other proposed sites in neighbouring villages/towns which will impact significantly on the infrastructure in Knebworth, in particular the proposed developments on the Odyssey site and in the neighbouring villages of Woolmer Green, & Codicote.

I can confirm that my husband and I are residents of Knebworth, and have been for the last 30 years, we know the village and surrounding areas very well having also lived in Stevenage for nearly 20 years.

Our objections are as follows:

1. Assessment of Need - We question the accuracy of the assessment of housing needs for the future, population forecasts have fluctuated and the impact of Brexit resulting in less immigration has not been taken into account. We ask that the current forecasts are revisited.
2. Infrastructure - the current proposal does not provide any strategic policy for the proposed expansion, yet the Local Plan provides that there should be a Strategic Policy for each Strategic Housing Site, a Strategic Housing Site is defined as a site of 500 homes or more. The proposal provides for a collective total of 663 homes and will have a massive impact on the current infrastructure which cannot cope with the present needs, if this proposal is to progress it must have a Strategic Policy covering all 4 sites dealing with transport, parking, sewerage, education, jobs, & health care.
Railway - Knebworth is served by a railway service it is a very busy commuter transport link between London and Cambridge, the station serves all surrounding villages, and South Stevenage. During rush hour the platforms are overcrowded to the point of being dangerous. There is inadequate parking at the station to accommodate commuters, they therefore seek parking in non-restricted streets around the village, which simply creates a new problem in a different location, the village cannot cope with an increase to the current numbers. The increase in the commuter population with not only come from the additional dwellings that are proposed in Knebworth but also from the expansion in the surrounding villages and south Stevenage.
Road - The main access in and out of the village is via the B197, formerly known as The Great North Road, it runs north and south through the centre of the village and forms the high street. It is constantly congested, it is often not possible for 2 vehicles to pass side by side, buses and lorries have to wait until nothing is coming in the opposite direction. During rush hour traffic is at a standstill it can take 30 to 40 mins to travel through the High Street. Traffic is diverted from the Motorway (A1M) if there has been an incident or big event (erg. Festivals/concerts regularly held in the nearby Knebworth Park), this being a designated route. Congestion along this route is also compounded by the fact that the local school (mixed infants/juniors) is located in Swangleys Lane which is directly off one end of the high street. Swangleys Lane is a very narrow road with no pavement, which coupled with the current volume of traffic presents a high safety risk for pedestrians. The other roads in Knebworth are minor street roads some are only single lane, all have residents and commuter cars parking on the road way. The village is divided by the railway line, vehicular and pedestrian access from one side to the other is via narrow bridges which only provide for single file traffic, and also have height restrictions. The bridge at the station end of the village is the route taken by commuters, it only has a narrow path on one side, on which you have to walk in single file, it presents as a high risk for the current volume of pedestrians. An increase to road and pedestrian traffic will increase the risk to unacceptable levels.
Sewerage/drainage - The existing sewerage and drainage infrastructure is not sufficient for the current level of use, many parts of Knebworth suffer from surface water flooding, an example is St Martin's Road which is a private un-adopted road with no foot path on either side but which is likely to be a possible access route for the proposed KB4 development, this suffers from surface water flooding, and the sewage run is constantly getting blocked, feeding another 200 dwellings into this old system is simply not sustainable. It should be noted that the field forming part of the KB4 site that is parallel to St Martin's road is one of the lowest points in the village to which water flows, it together with Old Lane the single track road that runs adjacent to is are regularly flooded.
Education - There is a mixed infants/junior school as described above, it is over-subscribed year on year. Whilst a site is identified for a school there is no certainty it will be built either at all or at the same time as other development, increasing the population further without appropriate education provision leaves parents no option but to school children outside the village, leading to social detachment from village life, and added congestion on the roads/trains to and from Knebworth as well as impacting on the location where they travel to. There is no mention of a secondary school provision.
Jobs - there is no plan in the proposal to create jobs, this means that the proposed housing will increase the commuter population which has the impact as set out above. There is no commercial/retail allocation, and indeed the proposal for Site KB3 is for a change of use replacing a current retail outlet and local employer entirely with dwellings. If the village is to be expanded a proper plan to incorporate commercial/retail growth is essential if the village is to maintain its character and serve its population, if this starts to be eroded it is likely to be the beginning of the demise of Knebworth as a self-sufficient community.
Healthcare - The current GP and dental services. The GP practice is looking for a new site to serve the current population, the proposal they are submitting would not be adequate to accommodate a 35% population growth. 2 new Care Homes for the elderly have recently been opened which will add to the already overstretched service. There are 2 dental practices, only 1 takes NHS patients and their intake is at its limit.
3. Green Belt - Sites KB!, KB2, and KB4 are all green belt land around Knebworth. We oppose development on these sites and as custodians of our Green Belt we would ask you to protect it. Green Belt is deemed to be the least acceptable land for development and if they have to be chosen then it should be sites that do least harm to the purpose of the Green Belt that are chosen first. There must be exceptional circumstances to remove Green Belt protection. We do not believe that exceptional circumstances exist, and further that there is another solution which would not have the unsustainable impact on Knebworth and the surrounding villages. One of the key purposes of the Green Belt is to prevent the coalescence between neighbouring conurbations, should the proposal proceed the impact will start to merge housing developments between Stevenage and Welwyn/Hatfield Councils. Stevenage Borough Council stated in their June 2015 Local Plan housing consultation that KB1 and KB4 were a significant contribution for Green Belt purposes. There are other sites which are rated as only having a moderate contribution which are not being considered. The KB4 site in particular is the only open space between Knebworth and Stevenage on the East side of the village, these sites are fundamentally important and key to preserving the distinct community of Knebworth, preventing the coalescence of settlements, sites that narrow the strategic gap between Knebworth and Stevenage and Knebworth and the neighbouring villages should be protected at all costs, this is a view not only held by the residents of Knebworth but also by the residents of Stevenage and the neighbouring villages.
4. The Alternative - In our view the better plan would be to build on the site that has already been set aside on the west of Stevenage, this site will accommodate in excess of 3000 dwellings, work had already commenced but has been parked. The plan should be resurrected, were it to proceed, it will meet the bulk of the housing needs currently identified, and will only require a small number of houses to be accommodated elsewhere. Logistically the development can progress without causing health and safety risks to existing residents, and a good, modern, infrastructure can be incorporated to ensure building to a good and efficient level.
5. Procedural Compliance - Finally I would like to bring to your attention the fact that the KB4 site has not previously been identified in the Local Plan as a preferred site for development, therefore due process has not been followed, by including it at this late stage insufficient time has been allowed for consideration and comment.