Local Plan 2011-2031 Proposed Submission Draft

STRATEGY

There is no Strategy for the planning of 663 dwellings within Knebworth, when there is a requirement for a strategy for 500+ dwellings on a single site. Whilst the 663 dwellings are spread over four sites, these are all within a <1 km radius of the village centre and are this, in effect, one site!

It was suggested as the conclusion to a study by NHDC in 2006 that to extend the size of the village from its existing size would not be sustainable, as any increase in size would result in overload of the Village amenities. i.e. shops, transport / roads, Doctor's surgery etc. It is now proposed to increase the size by 663 homes, an increase of 31%. The village infrastructure is already creaking at the seams; with the proposed increase it will likely burst.

GREEN BELT ENCROACHMENT

This is contrary to Government policy and where within your own NHDC Green Belt Review of July 2016 at Table 2.4 states that Knebworth "Overall makes a significant contribution to Green Belt purposes, helping to prevent sprawl, merger and encroachment."

HIGHWAYS

Within the Local Plan Transport Review dated 23 Sep 16 by Odyssey Markides
there is one minor mention of Knebworth.

However, the proposed 663 extra dwelling will generate additional strain on the already heavily used B197 through the village along with other connecting roads. London Road in the centre of the village is frequently congested, notably when a Bus or Truck is travelling as there is not enough width to the road, with parked cars either side for a Bus/Truck to pass through with oncoming traffic.

The approach roads to the mini-roundabout on the B197 at the junction of
London Rd/Stevenage Rd/Station Rd/Watton Rd frequently has queues of traffic >500m at peak hours. This will only be exacerbated with additional housing.

Traffic congestion in the village centre is exacerbated by the B197 being used as a 'rat run' and Diversion route for traffic from the A1(M).

Knebworth is dissected by the London, Kings Cross to Edinburgh Railway line with the main road through the village, the B197, being to the east of the railway line. Two of the proposed four sites sites are to the west of the railway line. Thus any/all vehicles wishing to go from these two proposed sites to Stevenage or Welwyn (or further afield) need to cross over or under the railway line by one of three bridges on Gun Lane, Station Road or Deards End Lane.

All three of these bridges have narrow roadways that frequently mean vehicles have to wait at one end or the other as it is hazardous for vehicles to pass in a two-way manner.

Additionally, whilst the roads on these three bridges are narrow, the pavements for pedestrians are even narrower and, if being constructed today, I'm sure would be less than the safe permitted width. Pedestrians frequently have to step into the road to avoid one another and it is a miracle there have not been many accidents over the years.

The increased vehicle traffic from an additional 633 dwellings, of say a further 950 cars i.e. 1.5 per dwelling, will provide unwarranted congestion and danger to road user and pedestrians alike at these bridges.

EMPLOYMENT

There are no plans for increasing employment prospects within the village and even the loss of jobs with the conversion of site KB3, currently commercial, to housing. There may be a few jobs created within the village Estate Agents to service the additional housing stock.

This site is on land adjoining, on its western boundaries, the A1(M). This presents three issues.

Firstly, any new housing sited next to a busy arterial Motorway is surely undesirable and subject to regulation and constraint on the ground of noise and air pollution. Would we want a Primary School (as proposed) playground within 400m of the Motorway?

Secondly, and more importantly, the Government has announced in 2015 the reinstatement of the Widening project for the A1(M) between J6 (Welwyn) and J8 (Stevenage North). Clearly additional land to the East and West of the current Motorway will be required to allow for the widening and this will no doubt encroach into the site. The details of the A1(M) widening will clearly need to be taken into consideration before the proposals for this site can be settled.

Finally, the creation of this site will remove the Green Belt buffer between the village and the A1(M).

Additionally, this site is designed to provide a new single entry Primary School of approx 250 pupils. There are 663 new homes proposed within Knebworth that will surly create more that 250 children of Primary School age.

Knebworth is dissected by the London, Kings Cross to Edinburgh Railway line with the main road through the village, the B197, being to the east of the railway line. This proposed site is to the west of the railway line. Thus any / all vehicles wishing to go from this site to Stevenage or Welwyn (or further afield) need to cross over or under the railway line by one of three bridges on Gun Lane, Station Road or Deards End Lane.

All three of these bridges have narrow roadways that frequently mean vehicles have to wait at one end or the other as it is hazardous for vehicles to pass in a two-way manner.

Additionally, whilst the roads on these three bridges are narrow, the pavements for pedestrians are even narrower and, if being constructed today, I'm sure would be less than the safe permitted width. Pedestrians frequently have to step into the road to avoid one another and it is a miracle there have not been many accidents over the years.

The increased vehicle traffic from an additional 184 dwellings, will provide unwarranted congestion and danger to road user and pedestrians alike at these bridges.

This site is on land adjoining, on its western boundaries, the A1(M). This presents three issues.

Firstly, any new housing sited next to a busy arterial Motorway is surely undesirable and subject to regulation and constraint on the ground of noise and air pollution.

Secondly, and more importantly, the Government has announced in 2015 the
reinstatement of the Widening project for the A1(M) between J6 (Welwyn) and
J8 (Stevenage North). Clearly additional land to the East and West of the current Motorway will be required to allow for the widening and this will no doubt encroach into the site. The details of the A1(M) widening will clearly need to be taken into consideration before the proposals for this site can be settled.

Finally, the creation of this site will remove the Green Belt buffer between the village and the A1(M).

Knebworth is dissected by the London, Kings Cross to Edinburgh Railway line with the main road through the village, the B197, being to the east of the railway line. This proposed site is to the west of the railway line. Thus any / all vehicles wishing to go from this site to Stevenage or Welwyn (or further afield) need to cross over or under the railway line by one of three bridges on Gun Lane, Station Road or Deards End Lane.

All three of these bridges have narrow roadways that frequently mean vehicles have to wait at one end or the other as it is hazardous for vehicles to pass in a two-way manner.

Additionally, whilst the roads on these three bridges are narrow, the pavements for pedestrians are even narrower and, if being constructed today, I'm sure would be less than the safe permitted width. Pedestrians frequently have to step into the road to avoid one another and it is a miracle there have not been many accidents over the years.

The increased vehicle traffic from an additional 200 dwellings, will provide unwarranted congestion and danger to road user and pedestrians alike at these bridges.

The development of this site for residential homes means the loss of a valuable business and employment facility in the centre of the village.

GREEN BELT ENCROACHMENT

This is contrary to Government policy and where within your own NHDC Green Belt Review of July 2016 at Table 2.4 states that Knebworth "Overall makes a significant contribution to Green Belt purposes, helping to prevent sprawl, merger and encroachment." There is a significant risk of the blurring of boundaries between Knebworth and Stevenage, should this site be developed.

HIGHWAYS

Within the Local Plan Transport Review dated 23 Sep 16 by Odyssey Markides there is one minor mention of Knebworth.

However, the proposed 663 extra dwelling will generate additional strain on the already heavily used B197 through the village along with other connecting roads. London Road in the centre of the village is frequently
congested, notably when a Bus or Truck is travelling as there is not enough width to the road, with parked cars either side for a Bus/Truck to pass through with oncoming traffic.

The approach roads to the mini-roundabout on the B197 at the junction of London Rd / Stevenage Rd / Station Rd / Watton Rd, which will have to take the majority of traffic from this site, frequently has queues of
traffic >500m at peak hours. This will only be exacerbated with additional housing.

Traffic congestion in the village centre is exacerbated by the B197 being used as a 'rat run' and Diversion route for traffic from the A1(M).