Local Plan 2011-2031 Proposed Submission Draft

Greenbelt development: The proposed site at Blackhorse Farm is on Greenbelt. The fundamental aim of Greenbelt is to stop ribbon development and urban sprawl by keeping land permanently open. Inappropriate development is by definition, harmful to the Green belt and should not be approved except in exceptional circumstances. How can a housing plan disproportionate to the size of the town and that will destroy farmland and peoples livelihoods be exceptional? In order for this suggested Local Plan to be accepted, the planners have removed Green Belt from around Baldock. This contravenes 3 of the 5 functions of the designation of the Green Belt; 1) To assist in safeguarding the countryside from encroachment, 2) To preserve the setting and special character of historic towns and 3) To assist in urban regeneration by encouraging the recycling of derelict and other urban land. There is a heightened interest in maintaining Green Belt across the UK. Any proposal for new housing should adhere to the latest policies including full investigation of Brown Field sites and respect for legislation governing Green Belt land. There is no evidence that this has been done. The land that is proposed is of productive agricultural use. With an ever expanding population that needs feeding - farming and feeding the nation is essential. Surely food is more valuable than homes?

Housing and development strategy (HDS): I recognise that some housing is required in Baldock however it is the overall size and disproportionate scale of the plan that does not mean soundness test 2) justifed and 4) consistent with national policy. The 2011 census reported that Baldock had 4491 dwellings and therefore the proposed increase of 2800 new houses at the Blackhorse farm site and a total of 3590 houses in Baldock overall will result in increasing the size of Baldock by 80%. If this same ratio was applied to neighbouring towns such as Letchworth and Hitchin it would result in approx 11,000 new homes instead of the 1000 - 2000 being proposed. It is unreasonable that Baldock town is to be increased by 80% where as other Hertfordshire towns are expanding by only 10 - 20%. Baldock is a historic market town - increasing the size of the town to this extent will destroy its character, individual identity, community feel and culture. Baldock is one of the smaller towns thus less able to cope with the size of development being suggested.

Inadequate local infrastructure to support existing needs: The plans do not adequately address improvements to infrastructrure that will be required to support a development of such a large scale. The number of houses allocated to Baldock will increase the population by 80% and there has been no attempt to seek to preserve the character and heritage of this historic market town by a sensitive and carefully planned development. The scale of development around Baldock is so far out of alignment with the current size of the town that it will inevitably place massive additional pressures on local amenities that are already overstretched. Schools, doctors' surgeries and other basic amenities such as the community centre, library and town centre parking are already at full capacity. Even water supplies are inadequate (Affinity Water describes our area as being under "serious water stress", and there have been a number of incidents where residents of Upper Bygrave have lost water supplies completely). During a discussion about the alternative option of a new garden city (as proposed by the local MP, Sir Oliver Heald) it was pointed out that a new city would at least start from a position of no amenities, but a massive development at Blackhorse Farm would be put into an area where the amenities are already in deficit. Furthermore, we can be certain that developers will build houses before building any amenities, so the situation will have to get considerably worse before any action is taken.

Traffic Congestion:
Baldock is currently gridlocked on a daily basis at the North Road traffic lights. Traffic access into Baldock is restricted by two major barriers: the railway line and the A1 (M). As a result, a very high proportion of traffic entering or leaving Baldock is forced to cross this particular road junction in the town centre. This junction is used by: Traffic entering Baldock from the north west on the A507; Traffic entering Baldock from the north on the A1;Traffic entering Baldock from the north from Bygrave, Ashwell, Steeple Morden, Guilden Morden and all the surrounding villages; Traffic entering Baldock from the north east on the A505; Traffic entering Baldock from the south east on the A507. All these major traffic flows pass through this single junction resulting in continuous conjection which during the rush hour can extend back almost as far as the Baldock services. This junction pre - dates the A1 and the railway and was never intended to carry anything like the current volume of traffic. The railway bridge surely constrains the road width at this point and the historical/listed buildings and pavements would surely prevent widening of roads in this area?
Air pollution levels in baldock and particularly between the railway bridge and the junction are high especially during rush hour and congestion. It was stated during public meetings on the draft Local Plan that Baldock has an existing air quality problem and that the "Baldock bowl" concentrates particulates from traffic exhausts.

Baldock station and rail capacity
The location of the Blackhorse Farm development so close to Baldock Station inevitably means that many of the houses will be sold to people who commute to London or Cambridge. The National Planning Policy Framework requires a Transport Assessment that emphasises "alternatives to the car such as walking, cycling and public transport". The railway is a major component of the public transport provision in Baldock and it does not have the spare capacity to carry the additional passengers as a result of this development. Baldock station is small and many travellers are already forced to stand all the way to London.
It has been estimated that the Local Plan will increase the number of rail journeys for Baldock from 330,000 to 600,000 per year and under the current plans announced by Govia Thameslink in their 2018 timetable consultation, Baldock is set to lose semifast services to and from London and they will be replacing the existing trains with newer models that provide air conditioning -but 30% fewer seats. Therefore there is no realistic expectation of any new capacity becoming available.

Proposed new road connecting A507 and A505:
Although the NHDC planners have not produced a Traffic Assessment for the Blackhorse Farm development, they have proposed a road linking the A507 north of Baldock to the A505 east of Baldock

The road would allow some traffic to avoid the north road crossroads already discussed but it is not explained how this link road will address the needs of the Blackhorse Farm development.
It is unlikely that people living on the new development will drive across to the other side of the railway line so they can enter Baldock via the same gridlocked junction from the east instead of from the north. For the residents of the new development and the existing residents of Lower Bygrave, the design of this road and the associated railway crossing is a critical issue.

Natural Environment (NE) The housing site is on a slope. Baldock town already has issues with flooding when there is heavy rain. Building on this site will reduce or possibly even remove the natural drainage that currently exists, resulting in increased risk of flood water and damage to the town centre. Many buildings within the centre are historic and/or listed buildings. There is no mention of how the developers plan to resolve the drainage issues caused by building on this site and it is often found in recent years that housing developments rarely provide sufficient drainage given the lack of green space, lack of gardens and high density of housing.

The proposed site for building is also the habitat for a number of endangered species (corn buntings and bats). The size of the development is likely to destroy their habitats and/or prevent co-existing, which will result in damage to the species.

Greenbelt development: The proposed site at Blackhorse Farm is on Greenbelt. The fundamental aim of Greenbelt is to stop ribbon development and urban sprawl by keeping land permanently open. Inappropriate development is by definition, harmful to the Green belt and should not be approved except in exceptional circumstances. How can a housing plan disproportionate to the size of the town and that will destroy farmland and peoples livelihoods be exceptional? In order for this suggested Local Plan to be accepted, the planners have removed Green Belt from around Baldock. This contravenes 3 of the 5 functions of the designation of the Green Belt; 1) To assist in safeguarding the countryside from encroachment, 2) To preserve the setting and special character of historic towns and 3) To assist in urban regeneration by encouraging the recycling of derelict and other urban land. There is a heightened interest in maintaining Green Belt across the UK. Any proposal for new housing should adhere to the latest policies including full investigation of Brown Field sites and respect for legislation governing Green Belt land. There is no evidence that this has been done. The land that is proposed is of productive agricultural use. With an ever expanding population that needs feeding - farming and feeding the nation is essential. Surely food is more valuable than homes?

Housing and development strategy (HDS): I recognise that some housing is required in Baldock however it is the overall size and disproportionate scale of the plan that does not mean soundness test 2) justifed and 4) consistent with national policy. The 2011 census reported that Baldock had 4491 dwellings and therefore the proposed increase of 2800 new houses at the Blackhorse farm site and a total of 3590 houses in Baldock overall will result in increasing the size of Baldock by 80%. If this same ratio was applied to neighbouring towns such as Letchworth and Hitchin it would result in approx 11,000 new homes instead of the 1000 - 2000 being proposed. It is unreasonable that Baldock town is to be increased by 80% where as other Hertfordshire towns are expanding by only 10 - 20%. Baldock is a historic market town - increasing the size of the town to this extent will destroy its character, individual identity, community feel and culture. Baldock is one of the smaller towns thus less able to cope with the size of development being suggested.

Inadequate local infrastructure to support existing needs: The plans do not adequately address improvements to infrastructrure that will be required to support a development of such a large scale. The number of houses allocated to Baldock will increase the population by 80% and there has been no attempt to seek to preserve the character and heritage of this historic market town by a sensitive and carefully planned development. The scale of development around Baldock is so far out of alignment with the current size of the town that it will inevitably place massive additional pressures on local amenities that are already overstretched. Schools, doctors' surgeries and other basic amenities such as the community centre, library and town centre parking are already at full capacity. Even water supplies are inadequate (Affinity Water describes our area as being under "serious water stress", and there have been a number of incidents where residents of Upper Bygrave have lost water supplies completely). During a discussion about the alternative option of a new garden city (as proposed by the local MP, Sir Oliver Heald) it was pointed out that a new city would at least start from a position of no amenities, but a massive development at Blackhorse Farm would be put into an area where the amenities are already in deficit. Furthermore, we can be certain that developers will build houses before building any amenities, so the situation will have to get considerably worse before any action is taken.

Traffic Congestion:
Baldock is currently gridlocked on a daily basis at the North Road traffic lights. Traffic access into Baldock is restricted by two major barriers: the railway line and the A1 (M). As a result, a very high proportion of traffic entering or leaving Baldock is forced to cross this particular road junction in the town centre. This junction is used by: Traffic entering Baldock from the north west on the A507; Traffic entering Baldock from the north on the A1;Traffic entering Baldock from the north from Bygrave, Ashwell, Steeple Morden, Guilden Morden and all the surrounding villages; Traffic entering Baldock from the north east on the A505; Traffic entering Baldock from the south east on the A507. All these major traffic flows pass through this single junction resulting in continuous conjection which during the rush hour can extend back almost as far as the Baldock services. This junction pre - dates the A1 and the railway and was never intended to carry anything like the current volume of traffic. The railway bridge surely constrains the road width at this point and the historical/listed buildings and pavements would surely prevent widening of roads in this area?
Air pollution levels in baldock and particularly between the railway bridge and the junction are high especially during rush hour and congestion. It was stated during public meetings on the draft Local Plan that Baldock has an existing air quality problem and that the "Baldock bowl" concentrates particulates from traffic exhausts.

Baldock station and rail capacity
The location of the Blackhorse Farm development so close to Baldock Station inevitably means that many of the houses will be sold to people who commute to London or Cambridge. The National Planning Policy Framework requires a Transport Assessment that emphasises "alternatives to the car such as walking, cycling and public transport". The railway is a major component of the public transport provision in Baldock and it does not have the spare capacity to carry the additional passengers as a result of this development. Baldock station is small and many travellers are already forced to stand all the way to London.
It has been estimated that the Local Plan will increase the number of rail journeys for Baldock from 330,000 to 600,000 per year and under the current plans announced by Govia Thameslink in their 2018 timetable consultation, Baldock is set to lose semifast services to and from London and they will be replacing the existing trains with newer models that provide air conditioning -but 30% fewer seats. Therefore there is no realistic expectation of any new capacity becoming available.

Proposed new road connecting A507 and A505:
Although the NHDC planners have not produced a Traffic Assessment for the Blackhorse Farm development, they have proposed a road linking the A507 north of Baldock to the A505 east of Baldock

The road would allow some traffic to avoid the north road crossroads already discussed but it is not explained how this link road will address the needs of the Blackhorse Farm development.
It is unlikely that people living on the new development will drive across to the other side of the railway line so they can enter Baldock via the same gridlocked junction from the east instead of from the north. For the residents of the new development and the existing residents of Lower Bygrave, the design of this road and the associated railway crossing is a critical issue.

Natural Environment (NE) The housing site is on a slope. Baldock town already has issues with flooding when there is heavy rain. Building on this site will reduce or possibly even remove the natural drainage that currently exists, resulting in increased risk of flood water and damage to the town centre. Many buildings within the centre are historic and/or listed buildings. There is no mention of how the developers plan to resolve the drainage issues caused by building on this site and it is often found in recent years that housing developments rarely provide sufficient drainage given the lack of green space, lack of gardens and high density of housing.

The proposed site for building is also the habitat for a number of endangered species (corn buntings and bats). The size of the development is likely to destroy their habitats and/or prevent co-existing, which will result in damage to the species.