Local Plan 2011-2031 Proposed Submission Draft

* I recognize the need to provide affordable housing in North Herts, and would expect that an appropriate provision could be made within Knebworth. However, the current proposal to expand the village east and west by 31% is totally unrealistic. To do this would undermine the infrastructure of the village, which is already running at capacity with increasing problems, notably in terms of roads, traffic, access and safety concerns. To build on the scale and in the manner proposed, which is of great concern to current residents, would also not fulfil the needs and aspirations of the large number of people coming into the greatly expanded village. It would be unfair to newcomers and no benefit to Knebworth.
* The plan is being presented as development on four sites but I am reluctant to discuss these individually, though strong objections can be made to each one, since it is really one major site that surrounds the village.
* I do not see in the draft plan the justification for what is being proposed for Knebworth, other than the fact that the land is available. Beyond that, the following major problems that are not being addressed indicate a lack of consultation locally with those who live with them.
* The road system in the village is increasingly a problem because of through traffic, parking, restricted access, the three cross village bridges, one of them weight restricted, and, as I indicated, safety issues.
* The planned development involves two lanes, Deards End Lane and Gun Lane , both already too narrow for two-way traffic and set to become impassable with substantial building around them. The B-road through the village centre can barely cope at times now and any expansion, including that proposed for neighbouring Woolmer Green, will lead to a log jam and continuous corridor to the south with coalescence of the two villages.
* The local village school is full to capacity and it would be irresponsible to consider expansion on this scale with no proper provision for primary education other than an encouragement to developers to provide this.
* Much of the land for the proposed development is Green belt and/or conservation areas. There has to be a strong case made for utilising these and that has certainly not been made.
* There will not be any expansion of local employment and more likely a negative impact on the village economy. The plan to build on the Chas Lowe site effectively removes the concept of Knebworth as a 'working' village. Those moving into new houses in the village will be commuters and add greater dependence on roads and rail services.
* The major provision of new homes needs to be on sites where proper provision can be made to meet the needs of the new population. What we seem to have, despite the timescale, is a form of short-termism, bolting developments on to existing villages without adequate consideration of the impact, with that affecting Knebworth being particularly excessive. There needs to be a strategic policy for villages like this one which would likely include some expansion but a fraction of what is proposed here. In the meantime, I hope further consideration will be given urgently to alternative, larger and better sites for new housing such as that to the west of Stevenage.

* I recognize the need to provide affordable housing in North Herts, and would expect that an appropriate provision could be made within Knebworth. However, the current proposal to expand the village east and west by 31% is totally unrealistic. To do this would undermine the infrastructure of the village, which is already running at capacity with increasing problems, notably in terms of roads, traffic, access and safety concerns. To build on the scale and in the manner proposed, which is of great concern to current residents, would also not fulfil the needs and aspirations of the large number of people coming into the greatly expanded village. It would be unfair to newcomers and no benefit to Knebworth.
* The plan is being presented as development on four sites but I am reluctant to discuss these individually, though strong objections can be made to each one, since it is really one major site that surrounds the village.
* I do not see in the draft plan the justification for what is being proposed for Knebworth, other than the fact that the land is available. Beyond that, the following major problems that are not being addressed indicate a lack of consultation locally with those who live with them.
* The road system in the village is increasingly a problem because of through traffic, parking, restricted access, the three cross village bridges, one of them weight restricted, and, as I indicated, safety issues.
* The planned development involves two lanes, Deards End Lane and Gun Lane , both already too narrow for two-way traffic and set to become impassable with substantial building around them. The B-road through the village centre can barely cope at times now and any expansion, including that proposed for neighbouring Woolmer Green, will lead to a log jam and continuous corridor to the south with coalescence of the two villages.
* The local village school is full to capacity and it would be irresponsible to consider expansion on this scale with no proper provision for primary education other than an encouragement to developers to provide this.
* Much of the land for the proposed development is Green belt and/or conservation areas. There has to be a strong case made for utilising these and that has certainly not been made.
* There will not be any expansion of local employment and more likely a negative impact on the village economy. The plan to build on the Chas Lowe site effectively removes the concept of Knebworth as a 'working' village. Those moving into new houses in the village will be commuters and add greater dependence on roads and rail services.
* The major provision of new homes needs to be on sites where proper provision can be made to meet the needs of the new population. What we seem to have, despite the timescale, is a form of short-termism, bolting developments on to existing villages without adequate consideration of the impact, with that affecting Knebworth being particularly excessive. There needs to be a strategic policy for villages like this one which would likely include some expansion but a fraction of what is proposed here. In the meantime, I hope further consideration will be given urgently to alternative, larger and better sites for new housing such as that to the west of Stevenage.