Local Plan 2011-2031 Proposed Submission Draft

Having considered the draft NHDC Local Plan in respect to Ickleford I wish to express my objection to the proposals on the grounds set out below.

Building on the North Herts Green Belt
Three sites are proposed that require building on the Green Belt: IC1, IC2 and IC3. The NHDC Local Plan is Not Sound as such building would conflict with the National Planning Policy Framework on building in the Green Belt and it conflicts with the stated NHDC Strategic Objectives for the Green Belt in the area.

For site IC2 the building on the Green Belt will have the impact of reducing the width of the separation of Ickleford to Hitchin to a mere token. The purpose of the Green Belt in this area is to prevent the absorption of the village into the town. Retaining the identity of the village is surely an objective that NHDC will have and which will be totally compromised by allowing this development. Therefore this site must be rejected.

In addition, for IC2, the closing of the Green Belt will impact on the wildlife corridor that runs between the village and the town alongside the Oughtonhead Local Nature Reserve - which at this point is only approx. 25m wide. The adjoining strip of Green Belt is therefore essential to support the objectives of the nature reserve and the wildlife that relies on it.

Flooding
Flooding is an issue within Ickleford as the infrastructure cannot meet the demands placed on it especially during heavy rain. This impacts on sites IC1 and IC3. In addition, the sloping site of IC2 currently causes surface water run off which saturates adjoining properties after rain storms or prolonged or heavy rainfall at any time of year. Development on this land will inevitably make this worse to the point where significant damage will be done.

Because of the additional flooding risks that will result from development the Local Plan is Not Sound as it conflicts with NHDC policies not to increase the risk of flooding from new developments.

Traffic
The A600 through the village is a very busy road with queuing traffic at peak times. Taking 30 minutes to get into Hitchin town centre at these times is common. The additional housing proposed at sites IC2, IC3 and LS1 would cause a significant rise in traffic volumes to the point where it would result in grid-lock around the village and the north of Hitchin. For IC2 the ability to join the A600 from the site at peak times will be extremely difficult due to the volume of traffic. Residents in the area report that it can already take some minutes to join the road. With so many additional houses the prospect of new residents queuing just to leave the site is very real.

The problem is compounded by large scale developments already sanctioned in Central Bedfordshire which will result in a large amount of additional traffic using the A600.

The Local Plan is Not Sound as it fails to account for increased traffic arising from IC2, IC3 and LS1 as well as that from Central Bedfordshire, and therefore this conflicts with NHDC policy on transport.

Air quality
The increase in traffic stated above will increase pollution and reduce air quality. Therefore the Local Plan is Not Sound as increased traffic pollution conflicts with NHDC policy on air quality.


Recognising that some additional houses do need to be built, a possible alternative to the plan is for a more limited developments to take place. The aim should be to minimise the need to build on Green Belt, to not further overburden the water and sewerage infrastructure and to lessen the surface water flooding risk. A more limited development would also minimise the contribution to the current traffic issues.

Both IC2 and IC3 have a built on area within the sites. Overall the footprint of the house, garden and outbuildings for each is relatively small compared to the size of area proposed in the Local Plan. A number of houses could be built on the footprints without compromising the open Green Belt areas and would have a lesser impact on traffic and air pollution in the area. A limited development such as this might be able to be regarded as more sustainable from a flooding and surface water risk given the issues stated above. However, any of these sites being even partially developed will still have a negative impact on the whole village.

A similar small, incremental development, could be made on the site of Ickleford Manor. Though not part of the Local Plan, it is available for development.

LS1 needs to be considered in respect to the integration of the site into plans for Lower Stondon and the works already being planned for that town. Whilst technically in Ickleford, in practical terms, any new residents of the site will inevitably look to Lower Stondon and Central Bedfordshire for facilities and services. Given the employment opportunities in North Herts the traffic impact of the developments in the whole Lower Stondon area are of significant concern to Ickleford residents. However, on balance site LS1 has fewer disadvantages that IC1 and IC2.

I trust that these comments will assist you in making a decision on the Local Plan for Ickleford.

Having considered the draft NHDC Local Plan in respect to Ickleford I wish to express my objection to the proposals on the grounds set out below.

Building on the North Herts Green Belt
Three sites are proposed that require building on the Green Belt: IC1, IC2 and IC3. The NHDC Local Plan is Not Sound as such building would conflict with the National Planning Policy Framework on building in the Green Belt and it conflicts with the stated NHDC Strategic Objectives for the Green Belt in the area.

For site IC2 the building on the Green Belt will have the impact of reducing the width of the separation of Ickleford to Hitchin to a mere token. The purpose of the Green Belt in this area is to prevent the absorption of the village into the town. Retaining the identity of the village is surely an objective that NHDC will have and which will be totally compromised by allowing this development. Therefore this site must be rejected.

In addition, for IC2, the closing of the Green Belt will impact on the wildlife corridor that runs between the village and the town alongside the Oughtonhead Local Nature Reserve - which at this point is only approx. 25m wide. The adjoining strip of Green Belt is therefore essential to support the objectives of the nature reserve and the wildlife that relies on it.

Flooding
Flooding is an issue within Ickleford as the infrastructure cannot meet the demands placed on it especially during heavy rain. This impacts on sites IC1 and IC3. In addition, the sloping site of IC2 currently causes surface water run off which saturates adjoining properties after rain storms or prolonged or heavy rainfall at any time of year. Development on this land will inevitably make this worse to the point where significant damage will be done.

Because of the additional flooding risks that will result from development the Local Plan is Not Sound as it conflicts with NHDC policies not to increase the risk of flooding from new developments.

Traffic
The A600 through the village is a very busy road with queuing traffic at peak times. Taking 30 minutes to get into Hitchin town centre at these times is common. The additional housing proposed at sites IC2, IC3 and LS1 would cause a significant rise in traffic volumes to the point where it would result in grid-lock around the village and the north of Hitchin. For IC2 the ability to join the A600 from the site at peak times will be extremely difficult due to the volume of traffic. Residents in the area report that it can already take some minutes to join the road. With so many additional houses the prospect of new residents queuing just to leave the site is very real.

The problem is compounded by large scale developments already sanctioned in Central Bedfordshire which will result in a large amount of additional traffic using the A600.

The Local Plan is Not Sound as it fails to account for increased traffic arising from IC2, IC3 and LS1 as well as that from Central Bedfordshire, and therefore this conflicts with NHDC policy on transport.

Air quality
The increase in traffic stated above will increase pollution and reduce air quality. Therefore the Local Plan is Not Sound as increased traffic pollution conflicts with NHDC policy on air quality.


Recognising that some additional houses do need to be built, a possible alternative to the plan is for a more limited developments to take place. The aim should be to minimise the need to build on Green Belt, to not further overburden the water and sewerage infrastructure and to lessen the surface water flooding risk. A more limited development would also minimise the contribution to the current traffic issues.

Both IC2 and IC3 have a built on area within the sites. Overall the footprint of the house, garden and outbuildings for each is relatively small compared to the size of area proposed in the Local Plan. A number of houses could be built on the footprints without compromising the open Green Belt areas and would have a lesser impact on traffic and air pollution in the area. A limited development such as this might be able to be regarded as more sustainable from a flooding and surface water risk given the issues stated above. However, any of these sites being even partially developed will still have a negative impact on the whole village.

A similar small, incremental development, could be made on the site of Ickleford Manor. Though not part of the Local Plan, it is available for development.

LS1 needs to be considered in respect to the integration of the site into plans for Lower Stondon and the works already being planned for that town. Whilst technically in Ickleford, in practical terms, any new residents of the site will inevitably look to Lower Stondon and Central Bedfordshire for facilities and services. Given the employment opportunities in North Herts the traffic impact of the developments in the whole Lower Stondon area are of significant concern to Ickleford residents. However, on balance site LS1 has fewer disadvantages that IC1 and IC2.

I trust that these comments will assist you in making a decision on the Local Plan for Ickleford.

Having considered the draft NHDC Local Plan in respect to Ickleford I wish to express my objection to the proposals on the grounds set out below.

Building on the North Herts Green Belt
Three sites are proposed that require building on the Green Belt: IC1, IC2 and IC3. The NHDC Local Plan is Not Sound as such building would conflict with the National Planning Policy Framework on building in the Green Belt and it conflicts with the stated NHDC Strategic Objectives for the Green Belt in the area.

For site IC2 the building on the Green Belt will have the impact of reducing the width of the separation of Ickleford to Hitchin to a mere token. The purpose of the Green Belt in this area is to prevent the absorption of the village into the town. Retaining the identity of the village is surely an objective that NHDC will have and which will be totally compromised by allowing this development. Therefore this site must be rejected.

In addition, for IC2, the closing of the Green Belt will impact on the wildlife corridor that runs between the village and the town alongside the Oughtonhead Local Nature Reserve - which at this point is only approx. 25m wide. The adjoining strip of Green Belt is therefore essential to support the objectives of the nature reserve and the wildlife that relies on it.

Flooding
Flooding is an issue within Ickleford as the infrastructure cannot meet the demands placed on it especially during heavy rain. This impacts on sites IC1 and IC3. In addition, the sloping site of IC2 currently causes surface water run off which saturates adjoining properties after rain storms or prolonged or heavy rainfall at any time of year. Development on this land will inevitably make this worse to the point where significant damage will be done.

Because of the additional flooding risks that will result from development the Local Plan is Not Sound as it conflicts with NHDC policies not to increase the risk of flooding from new developments.

Traffic
The A600 through the village is a very busy road with queuing traffic at peak times. Taking 30 minutes to get into Hitchin town centre at these times is common. The additional housing proposed at sites IC2, IC3 and LS1 would cause a significant rise in traffic volumes to the point where it would result in grid-lock around the village and the north of Hitchin. For IC2 the ability to join the A600 from the site at peak times will be extremely difficult due to the volume of traffic. Residents in the area report that it can already take some minutes to join the road. With so many additional houses the prospect of new residents queuing just to leave the site is very real.

The problem is compounded by large scale developments already sanctioned in Central Bedfordshire which will result in a large amount of additional traffic using the A600.

The Local Plan is Not Sound as it fails to account for increased traffic arising from IC2, IC3 and LS1 as well as that from Central Bedfordshire, and therefore this conflicts with NHDC policy on transport.

Air quality
The increase in traffic stated above will increase pollution and reduce air quality. Therefore the Local Plan is Not Sound as increased traffic pollution conflicts with NHDC policy on air quality.


Recognising that some additional houses do need to be built, a possible alternative to the plan is for a more limited developments to take place. The aim should be to minimise the need to build on Green Belt, to not further overburden the water and sewerage infrastructure and to lessen the surface water flooding risk. A more limited development would also minimise the contribution to the current traffic issues.

Both IC2 and IC3 have a built on area within the sites. Overall the footprint of the house, garden and outbuildings for each is relatively small compared to the size of area proposed in the Local Plan. A number of houses could be built on the footprints without compromising the open Green Belt areas and would have a lesser impact on traffic and air pollution in the area. A limited development such as this might be able to be regarded as more sustainable from a flooding and surface water risk given the issues stated above. However, any of these sites being even partially developed will still have a negative impact on the whole village.

A similar small, incremental development, could be made on the site of Ickleford Manor. Though not part of the Local Plan, it is available for development.

LS1 needs to be considered in respect to the integration of the site into plans for Lower Stondon and the works already being planned for that town. Whilst technically in Ickleford, in practical terms, any new residents of the site will inevitably look to Lower Stondon and Central Bedfordshire for facilities and services. Given the employment opportunities in North Herts the traffic impact of the developments in the whole Lower Stondon area are of significant concern to Ickleford residents. However, on balance site LS1 has fewer disadvantages that IC1 and IC2.

I trust that these comments will assist you in making a decision on the Local Plan for Ickleford.

Having considered the draft NHDC Local Plan in respect to Ickleford I wish to express my objection to the proposals on the grounds set out below.

Building on the North Herts Green Belt
Three sites are proposed that require building on the Green Belt: IC1, IC2 and IC3. The NHDC Local Plan is Not Sound as such building would conflict with the National Planning Policy Framework on building in the Green Belt and it conflicts with the stated NHDC Strategic Objectives for the Green Belt in the area.

For site IC2 the building on the Green Belt will have the impact of reducing the width of the separation of Ickleford to Hitchin to a mere token. The purpose of the Green Belt in this area is to prevent the absorption of the village into the town. Retaining the identity of the village is surely an objective that NHDC will have and which will be totally compromised by allowing this development. Therefore this site must be rejected.

In addition, for IC2, the closing of the Green Belt will impact on the wildlife corridor that runs between the village and the town alongside the Oughtonhead Local Nature Reserve - which at this point is only approx. 25m wide. The adjoining strip of Green Belt is therefore essential to support the objectives of the nature reserve and the wildlife that relies on it.

Flooding
Flooding is an issue within Ickleford as the infrastructure cannot meet the demands placed on it especially during heavy rain. This impacts on sites IC1 and IC3. In addition, the sloping site of IC2 currently causes surface water run off which saturates adjoining properties after rain storms or prolonged or heavy rainfall at any time of year. Development on this land will inevitably make this worse to the point where significant damage will be done.

Because of the additional flooding risks that will result from development the Local Plan is Not Sound as it conflicts with NHDC policies not to increase the risk of flooding from new developments.

Traffic
The A600 through the village is a very busy road with queuing traffic at peak times. Taking 30 minutes to get into Hitchin town centre at these times is common. The additional housing proposed at sites IC2, IC3 and LS1 would cause a significant rise in traffic volumes to the point where it would result in grid-lock around the village and the north of Hitchin. For IC2 the ability to join the A600 from the site at peak times will be extremely difficult due to the volume of traffic. Residents in the area report that it can already take some minutes to join the road. With so many additional houses the prospect of new residents queuing just to leave the site is very real.

The problem is compounded by large scale developments already sanctioned in Central Bedfordshire which will result in a large amount of additional traffic using the A600.

The Local Plan is Not Sound as it fails to account for increased traffic arising from IC2, IC3 and LS1 as well as that from Central Bedfordshire, and therefore this conflicts with NHDC policy on transport.

Air quality
The increase in traffic stated above will increase pollution and reduce air quality. Therefore the Local Plan is Not Sound as increased traffic pollution conflicts with NHDC policy on air quality.


Recognising that some additional houses do need to be built, a possible alternative to the plan is for a more limited developments to take place. The aim should be to minimise the need to build on Green Belt, to not further overburden the water and sewerage infrastructure and to lessen the surface water flooding risk. A more limited development would also minimise the contribution to the current traffic issues.

Both IC2 and IC3 have a built on area within the sites. Overall the footprint of the house, garden and outbuildings for each is relatively small compared to the size of area proposed in the Local Plan. A number of houses could be built on the footprints without compromising the open Green Belt areas and would have a lesser impact on traffic and air pollution in the area. A limited development such as this might be able to be regarded as more sustainable from a flooding and surface water risk given the issues stated above. However, any of these sites being even partially developed will still have a negative impact on the whole village.

A similar small, incremental development, could be made on the site of Ickleford Manor. Though not part of the Local Plan, it is available for development.

LS1 needs to be considered in respect to the integration of the site into plans for Lower Stondon and the works already being planned for that town. Whilst technically in Ickleford, in practical terms, any new residents of the site will inevitably look to Lower Stondon and Central Bedfordshire for facilities and services. Given the employment opportunities in North Herts the traffic impact of the developments in the whole Lower Stondon area are of significant concern to Ickleford residents. However, on balance site LS1 has fewer disadvantages that IC1 and IC2.

I trust that these comments will assist you in making a decision on the Local Plan for Ickleford.