Local Plan 2011-2031 Proposed Submission Draft

I am writing to detail my objections to the proposed local plan. In general the proposed local plan takes no account of the following:-

1. The proposed development of the green belt land amounts to an increase of 31% dwellings in Knebworth. There is no account taken of the impact this would have on the infrastructure of Knebworth. The development would have a major impact on the Rye Meads Sewage Treatment Works, already heading towards major capacity. There is no allocation for commercial premises in the plan so how can the development create jobs in the village. There is no connection between housing, further development and infrastructure to support this development.

2. The removal of the green belt goes against government policy in that the green belt protects the space between towns and villages and maintains the separate identity of Knebworth. It would have a major impact on the two Conservation areas in Knebworth.

3. There would be a very serious negative impact on the local roads. The B197 is always congested at busy rush hour times, the local roads are not suitable for further traffic which would be created by further development in the area. I suggest that the planning inspector visits the area during rush hour times to witness the chaos that ensues at busy times on the B197.

3. One other thing to think about is the amount of extra, heavy traffic which would use the narrow local roads whilst construction is going on. Dears End Lane which runs from Park Lane to Stevenage has a narrow bridge at one end with a weight restriction. This is not in any way suitable for heavy construction lorries as besides the weight restriction on the bridge Deards End Lane is part of a conservation area and as the word Lane suggests it is a narrow lane suitable for only single car traffic. If the construction traffic travelled through the village on the B197 it would have to go along Station Road and under the railway bridge by Knebworth Railway station which again is only suitable for single lane traffic and also has a height restriction. The only other route for construction traffic from Welwyn or Stevenage would be along the B197 and then along Gun Lane which again is a narrow lane with a bridge again only suitable for single lane traffic and with a height restriction.

KB1
This development is sited next to a conservation area in Deards End Lane. Looking at the placing of KB1, the only entry and exit point would be Park Lane which again, as the name suggests is a narrow lane. Residents wanting to drive to Stevenage would have to travel along Park Lane and the only way to get to Stevenage by car is either along Deards End Lane or through Station Road and onto the B197. Both routes would be grid locked at busy times and at best busy at all other times.

KB2
This site again would only be entered and existed via Park Lane directly opposite the KB1 site. There has been mention of a school being built on this site. However the County Council have shown no interest in building a school and as there will be several developers on this site, none of them would have an incentive to build a new school which would be needed if the housing in the area is increased by 31%. When the Orchard Road development was built during the early seventies, a school was promised by the builders in what is now Bellamy Close but once the development was passed no school was built. Instead of a school which was badly needed even then, a development of large detached houses was built on the land which was supposed to have a school. Nothing was done about this at the time so how can Knebworth residents believe the NHDCs' promises of a new school on this site. The site is next to the A1 so pollution levels should be taken into account if a school was to be built and in fact flooding is another problem with this site. During heavy rain, flood water drains from this site onto the houses and gardens in Orchard Way, these houses are often flooded and Gipsy Lane which runs beside this site is often flooded at the lowest point of the lane making it impassable at times. As I have said before this all has an impact on the infrastructure of the area.

KB3
This proposed development is on the Chas Lowe site in the middle of the village. Once again the problem with this site is flooding. Shops on the B197 within the village are regularly flooded and in fact have to put sand bags at the doors some times during bad weather. This site is a commercial site at the moment so a housing development would in fact remove an area which supplies employment.

KB4
This site again would suffer from flooding, the cemetery on the Watton Road is often flooded during bad weather and the KB4 site is on the same level or maybe lower than the cemetery. The entry and exit points are again on a narrow lane ( Watton Road) and this would have a detrimental affect on the area with heavy traffic which the lane is not suitable for. This site is also a large agriculture area which would be lost with this development.

In summary, the local plan is not a positive plan for Knebworth. The roads in the area will not sustain an increase of 31% in housing development, the drainage and sewage system will not cope with this increase. The loss of green belt will be detrimental to the area, it is national policy to protect the green belt so how can this vast decrease of green belt be positive for Knebworth. The Govia Thameslink railway is proposing significant changes to the train timetable for trains stopping at Knebworth meaning less 'all stations' trains. The NHDC has identified Knebworth as having a 71% rise in use during the last decade so how can a 31% increase in housing be justified.

Land at Stevenage West has been identified and reserved for housing (3,100 homes) so how can NHDC justify the proposed Locan Plan.

I submit my objections to the Local Plan and trust that they will be taken into account along with others.

I am writing to detail my objections to the proposed local plan. In general the proposed local plan takes no account of the following:-

1. The proposed development of the green belt land amounts to an increase of 31% dwellings in Knebworth. There is no account taken of the impact this would have on the infrastructure of Knebworth. The development would have a major impact on the Rye Meads Sewage Treatment Works, already heading towards major capacity. There is no allocation for commercial premises in the plan so how can the development create jobs in the village. There is no connection between housing, further development and infrastructure to support this development.

2. The removal of the green belt goes against government policy in that the green belt protects the space between towns and villages and maintains the separate identity of Knebworth. It would have a major impact on the two Conservation areas in Knebworth.

3. There would be a very serious negative impact on the local roads. The B197 is always congested at busy rush hour times, the local roads are not suitable for further traffic which would be created by further development in the area. I suggest that the planning inspector visits the area during rush hour times to witness the chaos that ensues at busy times on the B197.

3. One other thing to think about is the amount of extra, heavy traffic which would use the narrow local roads whilst construction is going on. Dears End Lane which runs from Park Lane to Stevenage has a narrow bridge at one end with a weight restriction. This is not in any way suitable for heavy construction lorries as besides the weight restriction on the bridge Deards End Lane is part of a conservation area and as the word Lane suggests it is a narrow lane suitable for only single car traffic. If the construction traffic travelled through the village on the B197 it would have to go along Station Road and under the railway bridge by Knebworth Railway station which again is only suitable for single lane traffic and also has a height restriction. The only other route for construction traffic from Welwyn or Stevenage would be along the B197 and then along Gun Lane which again is a narrow lane with a bridge again only suitable for single lane traffic and with a height restriction.

KB1
This development is sited next to a conservation area in Deards End Lane. Looking at the placing of KB1, the only entry and exit point would be Park Lane which again, as the name suggests is a narrow lane. Residents wanting to drive to Stevenage would have to travel along Park Lane and the only way to get to Stevenage by car is either along Deards End Lane or through Station Road and onto the B197. Both routes would be grid locked at busy times and at best busy at all other times.

KB2
This site again would only be entered and existed via Park Lane directly opposite the KB1 site. There has been mention of a school being built on this site. However the County Council have shown no interest in building a school and as there will be several developers on this site, none of them would have an incentive to build a new school which would be needed if the housing in the area is increased by 31%. When the Orchard Road development was built during the early seventies, a school was promised by the builders in what is now Bellamy Close but once the development was passed no school was built. Instead of a school which was badly needed even then, a development of large detached houses was built on the land which was supposed to have a school. Nothing was done about this at the time so how can Knebworth residents believe the NHDCs' promises of a new school on this site. The site is next to the A1 so pollution levels should be taken into account if a school was to be built and in fact flooding is another problem with this site. During heavy rain, flood water drains from this site onto the houses and gardens in Orchard Way, these houses are often flooded and Gipsy Lane which runs beside this site is often flooded at the lowest point of the lane making it impassable at times. As I have said before this all has an impact on the infrastructure of the area.

KB3
This proposed development is on the Chas Lowe site in the middle of the village. Once again the problem with this site is flooding. Shops on the B197 within the village are regularly flooded and in fact have to put sand bags at the doors some times during bad weather. This site is a commercial site at the moment so a housing development would in fact remove an area which supplies employment.

KB4
This site again would suffer from flooding, the cemetery on the Watton Road is often flooded during bad weather and the KB4 site is on the same level or maybe lower than the cemetery. The entry and exit points are again on a narrow lane ( Watton Road) and this would have a detrimental affect on the area with heavy traffic which the lane is not suitable for. This site is also a large agriculture area which would be lost with this development.

In summary, the local plan is not a positive plan for Knebworth. The roads in the area will not sustain an increase of 31% in housing development, the drainage and sewage system will not cope with this increase. The loss of green belt will be detrimental to the area, it is national policy to protect the green belt so how can this vast decrease of green belt be positive for Knebworth. The Govia Thameslink railway is proposing significant changes to the train timetable for trains stopping at Knebworth meaning less 'all stations' trains. The NHDC has identified Knebworth as having a 71% rise in use during the last decade so how can a 31% increase in housing be justified.

Land at Stevenage West has been identified and reserved for housing (3,100 homes) so how can NHDC justify the proposed Locan Plan.

I submit my objections to the Local Plan and trust that they will be taken into account along with others.

I am writing to detail my objections to the proposed local plan. In general the proposed local plan takes no account of the following:-

1. The proposed development of the green belt land amounts to an increase of 31% dwellings in Knebworth. There is no account taken of the impact this would have on the infrastructure of Knebworth. The development would have a major impact on the Rye Meads Sewage Treatment Works, already heading towards major capacity. There is no allocation for commercial premises in the plan so how can the development create jobs in the village. There is no connection between housing, further development and infrastructure to support this development.

2. The removal of the green belt goes against government policy in that the green belt protects the space between towns and villages and maintains the separate identity of Knebworth. It would have a major impact on the two Conservation areas in Knebworth.

3. There would be a very serious negative impact on the local roads. The B197 is always congested at busy rush hour times, the local roads are not suitable for further traffic which would be created by further development in the area. I suggest that the planning inspector visits the area during rush hour times to witness the chaos that ensues at busy times on the B197.

3. One other thing to think about is the amount of extra, heavy traffic which would use the narrow local roads whilst construction is going on. Dears End Lane which runs from Park Lane to Stevenage has a narrow bridge at one end with a weight restriction. This is not in any way suitable for heavy construction lorries as besides the weight restriction on the bridge Deards End Lane is part of a conservation area and as the word Lane suggests it is a narrow lane suitable for only single car traffic. If the construction traffic travelled through the village on the B197 it would have to go along Station Road and under the railway bridge by Knebworth Railway station which again is only suitable for single lane traffic and also has a height restriction. The only other route for construction traffic from Welwyn or Stevenage would be along the B197 and then along Gun Lane which again is a narrow lane with a bridge again only suitable for single lane traffic and with a height restriction.

KB1
This development is sited next to a conservation area in Deards End Lane. Looking at the placing of KB1, the only entry and exit point would be Park Lane which again, as the name suggests is a narrow lane. Residents wanting to drive to Stevenage would have to travel along Park Lane and the only way to get to Stevenage by car is either along Deards End Lane or through Station Road and onto the B197. Both routes would be grid locked at busy times and at best busy at all other times.

KB2
This site again would only be entered and existed via Park Lane directly opposite the KB1 site. There has been mention of a school being built on this site. However the County Council have shown no interest in building a school and as there will be several developers on this site, none of them would have an incentive to build a new school which would be needed if the housing in the area is increased by 31%. When the Orchard Road development was built during the early seventies, a school was promised by the builders in what is now Bellamy Close but once the development was passed no school was built. Instead of a school which was badly needed even then, a development of large detached houses was built on the land which was supposed to have a school. Nothing was done about this at the time so how can Knebworth residents believe the NHDCs' promises of a new school on this site. The site is next to the A1 so pollution levels should be taken into account if a school was to be built and in fact flooding is another problem with this site. During heavy rain, flood water drains from this site onto the houses and gardens in Orchard Way, these houses are often flooded and Gipsy Lane which runs beside this site is often flooded at the lowest point of the lane making it impassable at times. As I have said before this all has an impact on the infrastructure of the area.

KB3
This proposed development is on the Chas Lowe site in the middle of the village. Once again the problem with this site is flooding. Shops on the B197 within the village are regularly flooded and in fact have to put sand bags at the doors some times during bad weather. This site is a commercial site at the moment so a housing development would in fact remove an area which supplies employment.

KB4
This site again would suffer from flooding, the cemetery on the Watton Road is often flooded during bad weather and the KB4 site is on the same level or maybe lower than the cemetery. The entry and exit points are again on a narrow lane ( Watton Road) and this would have a detrimental affect on the area with heavy traffic which the lane is not suitable for. This site is also a large agriculture area which would be lost with this development.

In summary, the local plan is not a positive plan for Knebworth. The roads in the area will not sustain an increase of 31% in housing development, the drainage and sewage system will not cope with this increase. The loss of green belt will be detrimental to the area, it is national policy to protect the green belt so how can this vast decrease of green belt be positive for Knebworth. The Govia Thameslink railway is proposing significant changes to the train timetable for trains stopping at Knebworth meaning less 'all stations' trains. The NHDC has identified Knebworth as having a 71% rise in use during the last decade so how can a 31% increase in housing be justified.

Land at Stevenage West has been identified and reserved for housing (3,100 homes) so how can NHDC justify the proposed Locan Plan.

I submit my objections to the Local Plan and trust that they will be taken into account along with others.

I am writing to detail my objections to the proposed local plan. In general the proposed local plan takes no account of the following:-

1. The proposed development of the green belt land amounts to an increase of 31% dwellings in Knebworth. There is no account taken of the impact this would have on the infrastructure of Knebworth. The development would have a major impact on the Rye Meads Sewage Treatment Works, already heading towards major capacity. There is no allocation for commercial premises in the plan so how can the development create jobs in the village. There is no connection between housing, further development and infrastructure to support this development.

2. The removal of the green belt goes against government policy in that the green belt protects the space between towns and villages and maintains the separate identity of Knebworth. It would have a major impact on the two Conservation areas in Knebworth.

3. There would be a very serious negative impact on the local roads. The B197 is always congested at busy rush hour times, the local roads are not suitable for further traffic which would be created by further development in the area. I suggest that the planning inspector visits the area during rush hour times to witness the chaos that ensues at busy times on the B197.

3. One other thing to think about is the amount of extra, heavy traffic which would use the narrow local roads whilst construction is going on. Dears End Lane which runs from Park Lane to Stevenage has a narrow bridge at one end with a weight restriction. This is not in any way suitable for heavy construction lorries as besides the weight restriction on the bridge Deards End Lane is part of a conservation area and as the word Lane suggests it is a narrow lane suitable for only single car traffic. If the construction traffic travelled through the village on the B197 it would have to go along Station Road and under the railway bridge by Knebworth Railway station which again is only suitable for single lane traffic and also has a height restriction. The only other route for construction traffic from Welwyn or Stevenage would be along the B197 and then along Gun Lane which again is a narrow lane with a bridge again only suitable for single lane traffic and with a height restriction.

KB1
This development is sited next to a conservation area in Deards End Lane. Looking at the placing of KB1, the only entry and exit point would be Park Lane which again, as the name suggests is a narrow lane. Residents wanting to drive to Stevenage would have to travel along Park Lane and the only way to get to Stevenage by car is either along Deards End Lane or through Station Road and onto the B197. Both routes would be grid locked at busy times and at best busy at all other times.

KB2
This site again would only be entered and existed via Park Lane directly opposite the KB1 site. There has been mention of a school being built on this site. However the County Council have shown no interest in building a school and as there will be several developers on this site, none of them would have an incentive to build a new school which would be needed if the housing in the area is increased by 31%. When the Orchard Road development was built during the early seventies, a school was promised by the builders in what is now Bellamy Close but once the development was passed no school was built. Instead of a school which was badly needed even then, a development of large detached houses was built on the land which was supposed to have a school. Nothing was done about this at the time so how can Knebworth residents believe the NHDCs' promises of a new school on this site. The site is next to the A1 so pollution levels should be taken into account if a school was to be built and in fact flooding is another problem with this site. During heavy rain, flood water drains from this site onto the houses and gardens in Orchard Way, these houses are often flooded and Gipsy Lane which runs beside this site is often flooded at the lowest point of the lane making it impassable at times. As I have said before this all has an impact on the infrastructure of the area.

KB3
This proposed development is on the Chas Lowe site in the middle of the village. Once again the problem with this site is flooding. Shops on the B197 within the village are regularly flooded and in fact have to put sand bags at the doors some times during bad weather. This site is a commercial site at the moment so a housing development would in fact remove an area which supplies employment.

KB4
This site again would suffer from flooding, the cemetery on the Watton Road is often flooded during bad weather and the KB4 site is on the same level or maybe lower than the cemetery. The entry and exit points are again on a narrow lane ( Watton Road) and this would have a detrimental affect on the area with heavy traffic which the lane is not suitable for. This site is also a large agriculture area which would be lost with this development.

In summary, the local plan is not a positive plan for Knebworth. The roads in the area will not sustain an increase of 31% in housing development, the drainage and sewage system will not cope with this increase. The loss of green belt will be detrimental to the area, it is national policy to protect the green belt so how can this vast decrease of green belt be positive for Knebworth. The Govia Thameslink railway is proposing significant changes to the train timetable for trains stopping at Knebworth meaning less 'all stations' trains. The NHDC has identified Knebworth as having a 71% rise in use during the last decade so how can a 31% increase in housing be justified.

Land at Stevenage West has been identified and reserved for housing (3,100 homes) so how can NHDC justify the proposed Locan Plan.

I submit my objections to the Local Plan and trust that they will be taken into account along with others.