Yesterday I spoke at a Planning Control Committee meeting. I was supporting the Parish Council, in the form of Cllr Roger Willcocks, in objecting to application, ‘17/02652/1 - 135A LONDON ROAD, KNEBWORTH, SG3 6EX’. This is the conversion of the old aggregates yard, part of Chas Lowe & Sons, into two 2-bed flats and two commercial (retail) units. The grounds on which we objected were principally to do with parking.

Although we did our best to convince the committee to refuse permission, only two members agreed with us. The minimum parking standards had not been met, but the committee accepted that the location justified relaxing the standard. The full argument, as well as the text of the Parish Council objection, can be read in the report of the Planning officer.

In a case like this, where the vote goes the ‘wrong’ way, my view is that the time has not been wasted as the committee’s attention is drawn to the desperately bad parking situation in the village, and may be less inclined to grant another similar application, having, perhaps, more appreciation of the severe cumulative impact of so many high-density developments going on in Knebworth.

Full details of the application can be read on the NHDC Planning Portal. Just search for the reference number on the application (in this case ‘17/02652/1’).

I decided to load up my regular columns for Knebworth Parish News onto this website. I occasionally post things here, but for anything I have to say that can be fitted into 280 characters, I tend to use Twitter.

This website does not use cookies, but even if it did you should not be worried about them.

I don’t keep any information about you, although I am registered with the ICO, just in case.

North Herts District Council

Tel: 01462-474000 Email: Twitter: @NorthHertsDC

Contact NHDC about all the following:

  • Vandalism
  • Noise
  • Bonfires and Construction Dust
  • Licensed Premises
  • Stray Dogs
  • Public Toilets (not in villages)
  • Abandoned or burned-out vehicles
  • Dog Fouling issues
  • Council Tax/Housing Benefit
  • NHDC Housing (for the following:)
    • Actual or threatened homelessness
    • Housing debt advice
    • Advice on any housing issue
    • Common Housing Register queries

NHDC are responsible for parks and gardens in the towns in the District, but for these, call the contractor directly:

NHDC Ground Maintenance Contractors

John O’Connor

  • Pest Control: 01462-436694
  • Urban Parks (not Knebworth)

NHDC subcontract waste and street cleaning. Contact Veolia directly for these matters:

NHDC Waste and Recycling and Street Cleaning

Veolia: Tel 0800 3286023

  • Street cleaning
  • Litter and graffiti
  • Missed bin collections
  • General waste and recycling queries
  • Fly tipping
  • Drugs paraphernalia such as discarded needles

Knebworth Parish Council

Tel: 01438-813795 Web:

The Parish Council is responsible for the recreation grounds and the village hall in Knebworth.

NHDC sold its council house stock in 2004 to NHH. Call them and not NHDC for matters to do with homes the own:

North Herts Homes

Tel: 01462-704100

If you live in a NHH property, then use the above to: * report repairs * report anti-social behaviour * discuss rent payments

The County Council is responsible for most other ‘Council’ functions in the District.

Hertfordshire County Council

Tel: 0300 1234047

  • Highways Fault Reporting (potholes, street lights, traffic lights, road signs, blocked storm drains)
  • Bus passes
  • Public transport information
  • Schools and childcare
  • Libraries
  • Social Care

The County Council have oversight of the Police and Fire Services:

Hertfordshire Police

In emergency, call 999 (or 112)
Non-emergency enquiries: 101.

Hertfordshire Fire & rescue


In emergency, call 112

Non-emergencies, call 0300-123-4046

Knebworth Links

My post on Knebworth Links (especially for the Neighbourhood Plan) has some further links on contacts for Knebworth.

Councillors to consider potential scheme to regenerate Hitchin’s Churchgate Centre

A new potential joint venture opportunity for the regeneration of the Churchgate Centre in Hitchin will be discussed at a meeting of North Hertfordshire District Council’s (NHDC) Full Council on 8 February. The potential joint venture between the Council and Shearer Property Group would see a ‘face-lift’ of the existing shopping centre, improving the quality of the units available and in turn making them more attractive to retailers. The scheme would also see improved public open space and investment in Hitchin’s historic market.

At the meeting Councillors will be asked to consider supporting the principle of a joint venture regeneration of the Churchgate Centre, with the Council as funder of the regeneration. In return the Council would receive the lion’s share of the ongoing revenue generated. The Shearer Property Group would provide their specialist expertise and knowledge, essential to making a scheme such as this a success. If the principle is supported further detailed work would then be undertaken to ensure the proposals were deliverable, before a final decision is made.

The Council has been seeking to regenerate this area of Hitchin for many years, however previous potential schemes have come up against a number of challenges, including the size of the scheme, the cost of buying, knocking down and rebuilding the shopping centre and finding a suitable location for the market. It is hoped that the proposal for a smaller regeneration, which does not propose knocking down the Churchgate centre will address many of the previous concerns.

Cllr Lynda Needham, Leader of the Council said:

We are pleased that the regeneration of Churchgate is back on the agenda. The proposals would improve the retail offer in Hitchin, bring much needed investment to Hitchin Market and make the surrounding area more attractive, as well as provide an investment opportunity for the Council.

We know that the people of Hitchin are keen to see a suitable proposal come forward for the area and we look forward to debating this potential joint venture opportunity on 8 February.

Station Pub

The long-awaited application for redevelopment of the Station Pub site (Planning Reference 17/01622/1) is likely to come before the NHDC Planning Control Committee this month, on the 15th February, probably in the Spirella Building in Letchworth. If you plan to attend, please check on the NHDC website for confirmation that the application is on the agenda. The start time of the meeting will be 7:30pm, but this application will be one of potentially many all of which will be decided at this meeting.

It has taken a long time for the application to come before the Committee. I do not know why this is, but a frequent reason is because the negotiations between the developer and the officers for Section 106 Contributions have been drawn out.

When an application comes before the Committee the members will have visited the site and read all the associated paperwork, including the objections and plans. Particular attention will be given to the responses from the statutory consultees, especially Herts Highways and Knebworth Parish Council. Committee members will rely on the report of the planning officer for guidance on which policies are relevant and to what extent the application complies with them. This is the job of the committee, to decide whether or not the officer has, in his professional capacity, missed any valid planning ground (i.e. breach of policy) on which the application might be refused.

In the meeting, the planning officer involved will introduce his report and summarize the main findings, including his recommendation. If this is to refuse the application, it is very unlikely the Committee will go against his recommendation. However, if the recommendation is to grant, it will need to have some fairly compelling reasons why. The objectors will have to provide these compelling reasons, all in a speech lasting no longer than five minutes.

As the local ward member I, or my fellow councillor, may speak in support of the objector for a further five minutes. The applicant is also allowed to speak for this amount of time, to rebut any of the arguments put forward by the objectors. After the speeches, the committee may ask of the speakers about their comments.

The committee will then debate the application until one of them proposes a motion to refuse the application or to grant it, possibly with additional conditions to those recommended in the report. If the motion is to grant, and the vote is passed, the applicant is free to proceed with construction. No appeal is possible in this event.

If the motion is to refuse, and it is passed, the applicant has up to six months to appeal to the Planning Inspector. Or he has the option to submit a new application, presumably somewhat amended to take account of the reason for refusal.

Members of the Planning Control Committee are not professional planners. They are elected District Council members. They are heavily dependent on guidance from planning professionals to make their decisions. Planning law is complex, and even the council’s own planning officers sometimes need to call in specialist advice.

For a high-stakes application such as this one, it is extremely risky to dispense with the use of a planning professional, ideally a barrister, to present the case to the Committee. The Committee, in order to refuse, need to be convinced that professional advice from the officers is mistaken. It is very hard for someone without professional planning expertise to make this case convincingly in my experience. Planning decisions are not about what is desirable, they are about what is compliant with planning policy, and planning case law.

s of the sessions. For Knebworth residents, possibly the most significant date will be the 26th February, where the site allocation around Knebworth will be examined. Getting to the centre early is advisable as parking is limited. Sessions start promptly at 9:00am. Hearings are scheduled to continue until 22nd March, after which the Inspector, Simon Berkeley BA MA MRTPI will prepare his report to the Secretary of State.